HomeMy WebLinkAbout2012-11 - MND for Newport Beach Country ClubRESOLUTION NO. 2012 -11
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH ADOPTING MITIGATED NEGATIVE
DECLARATION NO. ND2010 -010 FOR THE NEWPORT BEACH
COUNTRY CLUB PROPERTY LOCATED AT 1600 EAST COAST
HIGHWAY (PA2008 -152)
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by The Newport Beach Country Club, Inc., with respect to
property located at 1600 East Coast Highway, and legally described as Parcels 1 and 3
of Parcel Map No. 79 -704 and a Portion of Back Bay Drive as Shown on Parcel Map No.
79 -704, requesting an approval to redevelop the existing golf clubhouse of the Newport
Beach Country Club. The following approvals are requested or required in order to
implement the project as proposed:
a. A General Plan Amendment to increase the allowable development limit in
Anomaly No. 74 in Statistical Area L1 (Newport Center /Fashion Island) of the
General Plan Land Use Element by 21,000 gross square feet, from 35,000 to
56,000 gross square feet.
b. A Planned Community Development Plan adoption to provide development
standards and design guidelines for the golf course and its ancillary uses,
pursuant to Chapter 20.35 of the Municipal Code.
C. A Site Development Review to allow the construction of 54,819 square -foot golf
clubhouse with the associate parking lot and maintenance facility, pursuant to
the Section 4.3 of the Newport Beach Country Planned Community
Development Plan.
d. A Limited Term Permit (Temporary Structure and Uses) for the temporary
use /structure during the clubhouse reconstruction, pursuant to Section
20.60.015 of the Municipal Code.
e. A Development Agreement pursuant to Section 15.45.020.A.2.c of the
Municipal Code which requires a development agreement as the project
includes amendments to the General Plan and Zoning Code and construction of
new non - residential development in Statistical Area L1 (Newport
Center /Fashion Island).
2. The Planning Commission held public hearings on August 4, 2011, October 20, 2011,
and November 17, 2011. At the November 17th hearing with a vote of 3 -2, the Planning
Commission adopted Resolution No. 1862, recommending the City Council to:
a. Adopt Mitigated Negative Declaration No. ND2010 -010 and the Mitigation
Monitoring and Reporting Program;
b. Approve General Plan Amendment No. GP2008 -005, Development Agreement
No. DA2010 -005, and Limited Term Permit No. XP2011 -005 as proposed by the
applicant;
C. Adopt an amendment to Planned Community Development Plan No. PC2005 -002
(staffs alternative Planned Community Development Plan) reflecting the increase
in intensity for the larger golf clubhouse of 56,000 gross square feet; and
d. Approve Site Development Review No. SD2011 -003 as proposed by the
applicant.
3. The City Council public hearing was held on January 24, 2012, in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place
and purpose of the meeting was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and considered by,
the City Council at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. An Initial Study and Mitigated Negative Declaration have been prepared in compliance
with the California Environmental Quality Act (CEQA), the State CEQA Guidelines,
and City Council Policy K -3.
2. The draft Mitigated Negative Declaration was circulated for a 30 -day comment period
beginning on October 7, 2010, and ending on November 8, 2010. The minor changes
to the site plan proposed by the applicant subsequent to the circulation of the Mitigated
Negative Declaration do not constitute "substantial revisions" that would warrant
recirculation of the MND pursuant to CEQA Guidelines Section 15073.5. The contents
of the environmental document and comments on the document were considered by
the City Council in its review of the proposed project.
3. On the basis of the entire environmental review record, the proposed project, with
mitigation measures, will have a less than significant impact upon the environment and
there are no known substantial adverse affects on human beings that would be
caused. Additionally, there are no long -term environmental goals that would be
compromised by the project, nor cumulative impacts anticipated in connection with the
project. The mitigation measures identified and incorporated in the Mitigation
Monitoring and Reporting Program are feasible and will reduce the potential
environmental impacts to a less than significant level.
4. The City Council finds that judicial challenges to the City's CEQA determinations and
approvals of land use projects are costly and time consuming. In addition, project
opponents often seek an award of attorneys' fees in such challenges. As project
applicants are the primary beneficiaries of such approvals, it is appropriate that such
applicants should bear the expense of defending against any such judicial challenge,
Tmplt: 03/08/11
and bear the responsibility for any costs, attorneys' fees, and damages which may be
awarded to a successful challenger.
SECTION 3. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The City Council of the City of Newport Beach does hereby find, on the basis of the
whole record, that there is no substantial evidence that the project will have a significant
effect on the environment and that the Mitigated Negative Declaration reflects the City
Council independent judgment and analysis. The City Council hereby adopts Mitigated
Negative Declaration, including the Mitigation Monitoring and Reporting Program
attached as Exhibit "A ". The document and all material, which constitute the record
upon which this decision was based, are on file with the Community Development
Department, City Hall, 3300 Newport Boulevard, Newport Beach, California.
This resolution shall take effect immediately upon adoption.
This approval was based on the particulars of the individual case and does not in and
of itself or in combination with other approvals in the vicinity or Citywide constitute a
precedent for future approvals or decisions.
This resolution was approved, passed and adopted at a regular meeting of the City Council of
the City of Newport Beach, held on the 24th day of January, 2012, by the following vote, to
wit:
ATTES
Leilani Brown, City Clerk
Tmplt 03108/11
EXHIBIT
MITIGATED NEGATIVE DECLARATION AND
MITIGATION MONITORING AND REPORTING ORTING lip ROGR L5.M
Tmplt: 03/08/11
?tiwP°er CITY OF NEWPORT BEACH
3300 Newport Boulevard
P.O. Box 1768
Newport Beach, CA 92658 -8915
(949) 644 -3200
CJo ce of htei)t
to Adopt a
Negadve Dec aI,:7tIofl
To:
From:
Office of Planning and Research
City of Newport Beach Planning Department
D State Clearinghouse
3300 Newport Boulevard
P.O. BOX 3044
P.O. Box 1768
Sacramento, CA 95812 -3044
Newport Beach, CA 92658 -8915
County Clerk, County of Orange
G7 Public Services Division
Date: 10/412010
Santa Ana, CA 92702
Public Review Period:
30 days (October 7, 2010 to November 8, 2010)
Project Name:
Newport.Beach Country Club Planned. Community.(PA 2008 -152) ..
Project Location:
1600 —1602 East Coast Highway, Newport Beach, CA 92660
Demolition of the existing golf course clubhouse and the construction of a new golf
Project Description:
clubhouse (51,213 square feet) and ancillary facilities (i.e., cart barn and bag
storage).
Finding: Pursuant to the provisions of City Council K -3 pertaining to procedures and guidelines to
implement the California Environmental Quality Act, the City of Newport Beach has evaluated the
proposed project and determined that the proposed project would not have a significant effect on the
environment.
A copy of the Initial Study containing the analysis supporting this finding is ❑X attached ❑ on file at
the Planning Department. The Initial Study may include mitigation measures that would eliminate or
reduce potential environmental impacts. This document will be considered by the decision - maker(s)
prior to final action on the proposed project. If a public hearing will be held to consider this project, a
notice of the time and location is attached.
Additional plans, studies and /or exhibits relating to the proposed project may be available for public
review. If you would like to examine these materials, you are invited to contact the undersigned.
If you wish to appeal the appropriateness or adequacy of this document, your comments should be
submitted in writing prior to the close of the public review period. Your comments should specifically
identify what environmental impacts you believe would result from the project, why they are significant,
and what changes or mitigation measures you believe should be adopted to eliminate or reduce these
impacts. There is no fee for this appeal. If a public hearing will be held, you are also invited to attend
and testify as to the appropriateness of this document.
If you have any questions or would like further information, please contact the undersigned.
Planner, Title
Contact No.
Email
Date
Rosalinh Un , Assoc. Planner
949 644 -3208
1 rungQnewportbeachca.gov
October 5, 2010
Updated 01 -12 -10
C: \Documents and Settings\My Files\KKC-0125.NB COUNTRY CLUB.IBC \Circulated IS- MND \NOI.City of NB.doc
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 1
CITY OF NEWPORT BEACH
ENVIRONMENTAL CHECKLIST FORM
1. Project Title: Newport Beach Country Club Planned Community (PA2008 -152)
2. Lead Agency Name and Address: City of Newport Beach
Planning Department
3300 Newport Boulevard,
Newport Beach, CA 92658 -8915
3. Contact Person and Phone Number: Rosalinh Ling, Planning Department
(949) 644 -3208
4. Project Location: 1600 East Coast Highway
Newport Beach, CA 92660
5. Project Sponsor's Name and Address: Perry Dickey (949) 644 -9550
Newport Beach Country Club
1600 East Coast Highway
Newport Beach, CA 92660
6. General Plan Designation: PR (Parks and Recreation)
Coastal Land Use Designation: OS (Open Space)
Zoning: Planned Community
8. Introduction:
The subject property is currently occupied by the Newport Beach Country Club (NBCC), which is located within a Planned
Community (PC) District that was adopted in 1997 by Ordinance No. 97 -10. The Planned Community (PC) designation
encompasses Newport Beach Country Club facilities, which total approximately 132 acres. The General Plan Land Use
Element designates the Country Club as Park and Recreation (PR), with a development limit of 35,000 square feet. The
PC district is intended to provide for the classification and development of parcels of land as coordinated, cohesive,
comprehensive large -scale planning projects as set forth in Chapter 20.35.010 of the Newport Beach Zoning Code. A PC
District Text was not adopted when the PC Distinct zoning designation was applied to the property in 1997. The applicant,
who holds a long -term lease over the property, is proposing a PC District text to implement the proposed project. The
subject lease expires on December 31, 2067.
9. Project Description:
Project Location
The subject property encompasses approximately 132 acres adjacent to Fashion Island in the City of Newport Beach. The
site is generally bordered by East Coast Highway on the south, Jamboree Road on the West, Santa Barbara Avenue and
Newport Center on the north, and Corporate Plaza West on the east and south.
Existing Improvements
The subject property currently supports the Newport Beach County Club, which encompasses a private golf club. The
existing golf course consists of a 6,587 -yard, championship 18 -hole golf course with returning nines and related practice
and golf club facilities. Existing golf accessory buildings on the site include a golf cart storage barn (6,050 square feet), a
greenskeeper (maintenance) building (2,010 square feet), men's and women's restroom facilities (630 square feet), a
snack bar (180 square feet), and a 140 - square foot starter shack. In addition, a clubhouse encompasses 23,460 square
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 2
feet that include a pro shop, locker rooms, offices, fine dining, a banquet facility, and employee facilities. The golf course
parking lot is located directly off East Coast Highway and encompasses 420 surface parking spaces, The Existing Site
Plan (refer to Exhibit 1) illustrates the relationship of the clubhouse and the ancillary structures that are proposed to be
replaced.
Project Description
The applicant is proposing several improvements to the existing development, including the demolition and reconstruction
of the existing golf course clubhouse at the Newport Beach Country Club in the area identified on Exhibit 2. In addition to
the same core facilities that currently exist in the clubhouse (e.g., pro shop, locker rooms, offices, etc.), the new clubhouse
will also include a fitness center for use by members. The proposed site plan is illustrated in Exhibit 3. The proposed
project will necessitate the approval of a General Plan Amendment and adoption of a PC Development Plan and District
Text that establishes land uses, development standards, and related procedures for the 132 -acre Planned Community.
Table 1 provides a development summary.
Table 1
Project Development Summary
Newport Beach Country Club
Existing Pro ect
Proposed Project
Clubhouse
Component -
Floor Areas . ft.
Component
Floor Area (s q: ft.
1� Floor Clubhouse
20,702
15 Floor Clubhouse
30,693
2 nd Floor Clubhouse
2,758
2" Floor
20;520
Total
23,460
Total
51,213
Cart Barn
6,050
Cart Barn
5,704
Bag Storage
3,606
Maintenance
2,010
Maintenance
8,565
Snack Bar
180
Snack Bar
180
Restroom Facilities
630
Restroom Facilities
630
Starter Shack
140
Starter Shack
140
Total
32,470
Total
70,038
Building Heights
Component
Hei ht ft.
Com onent
Height ft.
Clubhouse
23' -9"
Clubhouse
49' -6"
Cart Barn
12' -0"
Maintenance
16' -0"
Maintenance
21'0"
'Exempt from General Plan Development Limits — Ancillary to Golf Course.
20f this total, 54,819 square feet count toward development limit per the General Plan. The cart barn, maintenance
building, snack bar, restroom facilities, and starter shack are exempt from the General Plan development limit
calculation.
SOURCE: Lee & Sakahara Architects, AIA
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NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 6
The project has three main components, including: (1) the clubhouse; (2) a parking lot; and (3) a maintenance facility.
Each of these components is described below.
Clubhouse
The proposed project would replace the existing 23,460 square foot clubhouse with an approximately 51,213 square foot
clubhouse. The new clubhouse will have the same core amenities as the existing clubhouse, including pro shop, locker
rooms, offices, fine dining, a banquet facility and employee facilities. A new fitness center will be added to the clubhouse
for use by members. With the exception of the fitness center, expansions of existing amenities without consequent
intensification of use account for the increase in square footage. A cart storage facility has been incorporated into the new
clubhouse design as a tuck -under cart barn. Access to the new clubhouse will be provided at three separate locations.
The first access is located at the eastern side of the building and includes a circular driveway and a porte cochere that
would provide access to the reception area and members' lobby. The second entry point is provided on the southern side
of the building in the middle of the clubhouse. The entry point would be for golfers only, providing access to the locker
rooms, showers, and restroom facilities. The third entry point is locate don the southwestern side of the building and
would provide access to the banquet facilities.
The proposed clubhouse will be two stories and approximately 49'6" in height, measured from the existing /natural grade.
The new clubhouse facility would be located on an elevated pad to enhance views of the Pacific Ocean and of the golf
course. Additionally, the new clubhouse will be situated approximately 100 feet closer to East Coast Highway than the
current clubhouse. The variation of rooflines provides articulation and visual interest. All roof top appurtenances, including
HVAC equipment, will be screened from public view as required by the Municipal Code requirements. Building materials
will include natural stack stone, plaster, wood trellises, and glass, along with a copper, slate, or standing seam metal roof.
Parking Lot
The project also includes the reconstruction of the existing parking lot to provide approximately 348 parking spaces,
including 45 spaces at the entry level, 224 spaces in the lower lot, 74 spaces in the upper lot and 5 spaces in the service
yard. The upper lot will be used for regular member parking, with valet parking during special events. An entry driveway
provides access into the parking lot from Irvine Terrace. The entry driveway will be provided with a guardhouse, which will
. be in operation during special events held at the Newport Beach Country Club. All daily traffic will use this entry. An
existing access easement for the adjacent Armstrong Garden Center enters into the site from Irvine Terrace and extends
along the southern edge of the lower parking lot parallel to East Coast Highway and terminates at the eastern boundary of
Armstrong's. The easement is between private parties and does not involve the project applicant. The entry to the access
road will be moved approximately 85 feet to the north of where it currently intersects Irvine Terrace to improve the
operation of the traffic signal at Irvine Terrace and East Coast Highway. This access road will maintain access across the
site for the Armstrong Garden Center and will also provide access for regular deliveries, excluding 18 -wheel tractor -
trailers, to the Country Club. It will also be available as a secondary access to the parking lot during special events.
Maintenance Facility
The existing 2,010 square foot maintenance building located west of the clubhouse will be demolished and replaced with a
new freestanding golf course maintenance facility. The maintenance building is considered an ancillary use to the golf
course, and is not counted towards the square footage development limit. The building would be enclosed with an eight -
foot high masonry wall with plaster finish, and would include a repair shop, offices, and an employee lounge. Storage for
equipment, parts, and tools would be provided inside the building. The facility would include a maintenance yard, adjacent
to the building, and a freestanding chemical storage area. The existing aboveground fuel tanks will be relocated to a fuel
island within the fenced maintenance area, approximately 50 feet from the proposed maintenance building (refer to Exhibit
2).
Golf Course
The 18 -hole golf course is established in the Newport Beach Country Club Planned Community; no changes to the golf
course are currently proposed. Men's and women's restroom facilities of approximately 630 square feet, a 140 - square
foot starter shack, and a 180 - square foot snack bar will also be provided for the golfers, along the northern side of the
maintenance building. These facilities are not counted against the General Plan development limit.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 7
Temporary Facilities
Temporary facilities will be utilized to maintain operation of the Newport Beach Country club during reconstruction. The
temporary facilities will include lockers, a snack 'bar, pro shop, and a cart barn. The temporary facilities are shown on
Exhibit 4 (Temporary Facility Site Plan).
Discretionary Approvals
Implementation of the proposed project will require approval of the following discretionary approvals by the City of Newport
Beach:
• General Plan Amendment
Planned Community Text Adoption
Temporary Use Permit
Development Agreement
Approval -in- Concept for Coastal Development Permit
10. Surrounding Land Uses and Setting:
East Coast Highway abuts the site along a portion of the southern property boundary. In addition, the Armstrong Garden
Center and residential homes are also located along the southern property boundary. Residential development west of
Granville Drive and office buildings are located east and southeast of the site, respectively. The former Balboa Bay Tennis
Club property is located immediately adjacent to the clubhouse area on the east. A development proposal for this property
has been submitted to the City.agd Is currently undergoing development review. The applicant of that project is proposing
the replacement of the existing 3,725 square foot tennis clubhouse with a new 3,725 square foot tennis clubhouse and a
7,490 square foot spa. In addition, 17 of the 24 existing tennis courts will be eliminated. The project also proposes the
construction of 27 hotel units (i.e., golf and tennis "bungalows ") with a 2,170 square foot guest center and five semi -
custom single - family residential dwelling units. The Marriott Hotel is located further east of the golf course fairways.
Jamboree Road and residential development are located along the western property limits. The Newport Beach Chamber
of Commerce, Santa Barbara Drive, residential development and the Newport Beach Fire Department are located to the
north.
LOCATION
GENERAL PLAN
ZONING
CURRENT USE
NB Country Club, including golf
ON-SITE
PR
PC-47
course, clubhouse and ancillary
facilities
Newport Beach Chamber of
Commerce, Jamboree Road,
NORTH
I OS and RM
APF, GEIF
Santa Barbara Drive, residential
development and Newport Beach
Fire Department
Armstrong Garden Center,
SOUTH
RS -D and PR
PC -30, R -1
residential, office development
and East Coast Hi hwa
Marriott Hotel, office
EAST
CO -G, RM, CV, CO -R,
RIM CPR
PC -40, RD, APF, PC -54
development, tennis club, and
MU_
residential develo ment
Residential development and
WEST
OS, PF, CV, and RM
PC -21, PC -41
Jamboree Road
11. Other public agencies whose approval is required:
California Coastal Commission (CDP)
California Regional Water Quality Control Board (Section 401 Permit)
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INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 10
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INITIAL SiUDY.AND MITIGATED NEGATIVE DECLARATION
Page 11
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NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008-152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 12
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by
the checklist on the following pages.
❑ Aesthetics
❑ Agricultural Resources
❑ Air Quality
❑ Biological Resources
❑ Cultural Resources
❑ Geology & Soils
❑ Greenhouse Gas
DETERMINATION
❑ Hazards & Hazardous Materials
❑ Land Use & Planning
❑ Hydrology & Water Quality
❑ Mineral Resources
❑ Noise
❑ Population & Housing
On the basis of this initial evaluation:
❑ Public Services
❑ Recreation
❑ Transportation /Traffic
❑ Utilities & Service Systems
❑ Mandatory Findings of Significance
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared. ❑
.I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions
in.the project have been made by or agreed to by the project proponent.
A MITIGATED NEGATIVE DECLARATION will be prepared. H
1 find that the proposed.project MAY have a significant effect on the
environment, and ENVIRONMENTAL IMPACT REPORT is required. ❑
1 find that the proposed project MAY have a significant effect(s) on the
environment, but at least one effect 1) has been adequately analyzed in an
earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as
described on attached sheets, if the effect is a "potentially significant impact'
or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT
REPORT is required, but it must analyze only the effects that remain to be addressed. ❑
I find that although the proposed project could have a significant effect
on the environment, there WILL NOT be a significant effect in this case because
all potentially significant effects (a) have been analyzed adequately in an earlier
EIR or NEGATIVE DECLARATION pursuant to applicable standards and
(b) have been avoided or mitigated pursuant to that earlier EIR, including
revisions or mitigation measures that are imposed upon the proposed project, q
nothing further is required. ❑
Submitt d by: Rosalinh Ung, Ass4cI5WPIanner Date
Planning Department
/o•5•to
Prepared by: Keeton K. Kreitzer, Consultant Date
Keeton Kreitzer Consulting
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 13
CITY OF NEWPORT BEACH
ENVIRONMENTAL CHECKLIST
Potentially Less -Irian Less than No
Significant Significant Significant Impact
Impact With Mitigation Impact
Incorporated
I.
AESTHETICS. Would the project:
a)
Have a substantial adverse effect on a scenic vista?
❑
❑
IZ ❑
b)
Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings within
❑
❑
❑✓ ❑
a state scenic highway?
C)
Substantially degrade the existing visual character or quality of
❑
❑
Q ❑
the site and its surroundings?
d)
Create anew source of substantial light or glare which would
❑
❑
0 ❑
adversely affect day or nighttime views in the area?
II.
AGRICULTURE AND FOREST RESOURCES. Would the project:
a)
Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
❑
❑
❑ 21
Program of the California Resources Agency, to non - agricultural
use?
b)
Conflict with existing zoning for agricultural use, or a Williamson
❑
❑
❑
Act contract?
C)
Conflict with existing zoning for agricultural use, or cause the
rezoning of, forestland (as defined in Public Resources Code
Section 12220(g)), timberland (as defined by Public Resources
❑
❑
❑ 10
Code Section 4526), or timberland zoned Timberland
Production (as defined by Government Code Section
51104(g))?
d)
Result in the loss of forestland or conversion of forestland to
❑
❑
❑ Q
non - forest use)?
e)
Involve other changes in the existing environment which, due to
their location or nature, could result in conversion of Farmland,
❑
❑
❑ 2
to non - agricultural use or conversion of forestland to non - forest
use?
III. AIR QUALITY. Would the project:
a) Conflict with or obstruct implementation of the applicable air ❑ ❑ Q ❑
quality plan?
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 14
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidate,
sensitive, or special status species, in local or regional plans,
policies, or regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, regulations, or by the California Department of Fish and
Game or U.S. Fish and Wildlife Service?
C) Have a substantial adverse effect on federally protected wetlands
as defined by Section 404 of the Clean Water Act (including, but
not limited to, marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan?
❑ ❑ ❑ 0
❑ ❑ ❑ 0
❑ ❑ ❑
❑
❑
Potentially
Less Than
Less than
No
❑
0
Significant
Significant
Significant
Impact
Impact
With Mitigation
Impact
Incorporated
b)
Violate any air quality standard or contribute to an existing or
❑
❑
23
❑
projected air quality violation?
G)
Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non - attainment
under an applicable federal or state ambient air quality standard
❑
❑
0
❑
(including releasing emissions which exceed quantitative
thresholds for ozone precursors)?
d)
Expose sensitive receptors to substantial pollutant
❑
❑
0
❑
concentrations?
e)
Create objectionable odors affecting a substantial number of
❑
❑
❑
0
people?
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidate,
sensitive, or special status species, in local or regional plans,
policies, or regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, regulations, or by the California Department of Fish and
Game or U.S. Fish and Wildlife Service?
C) Have a substantial adverse effect on federally protected wetlands
as defined by Section 404 of the Clean Water Act (including, but
not limited to, marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan?
❑ ❑ ❑ 0
❑ ❑ ❑ 0
❑ ❑ ❑
❑
❑
❑
0
❑
❑
❑
0
❑
❑
❑
0
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of a 13 El El 0
historical resource as defined in §15064.5?
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 15
VIII. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
Potentially
Less Than
Less than
No
Significant.
Significant
Significant
Impact
Impact
With Mitigation
Impact
Incorporated
b)
Cause a substantial adverse change in the significance of an
❑
Q
❑
❑
archaeological resource pursuant to §15064.5?
C)
Directly or indirectly destroy a unique paleontological resource
❑
❑
Q
❑
or site or unique geologic feature?
d)
Disturb any human remains, including those interred outside of
❑
❑
❑
Q
formal cemeteries?
VI.
GEOLOGY AND SOILS. Would the project:
a)
Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist - Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on
❑
❑
Q
❑
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
❑ --
❑
Q -
❑
iii) Seismic - related ground failure, including liquefaction?
❑
❑
Q
❑
iv) Landslides?
❑
❑
❑
Q
b)
Result in substantial soil erosion or the loss of topsoil?
❑
Q
❑
❑
C)
Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project and potentially
❑
❑
Q
❑
result in on- or off -site landslide, lateral spreading, subsidence,
liquefaction or collapse?
d)
Be located on expansive soil, as defined in Table 18- 1 -B of the
Uniform Building Code (1994), creating substantial risks to life
❑
Q
❑
❑
or property?
e)
Have soils incapable of adequately supporting the use of septic
tanks or alternative waste water disposal systems where
❑
❑
❑
Q
sewers are not available for the disposal of waste water?
VII.
GREENHOUSE GAS EMISSIONS. Would the project:
a)
Generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the
❑
❑
Q
❑
environment?
b)
Conflict with an applicable plan, policy or regulation adopted for
❑
❑
Q
❑
the purpose of reducing the emissions of greenhouse gases?
VIII. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 16
uy
Significant Significant Significant Impact
Impact With Mitigation Impact
Incorporated
a)
Create a significant hazard to the public or the environment
through routine transport, use, or disposal of hazardous
❑ Q
❑ ❑
materials?
b)
Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
❑ ❑
Q ❑
involving the release of hazardous materials into the
environment?
G)
Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one - quarter
❑ Q
❑ ❑
mile of an existing or proposed school?
d)
Be located on a site which is included on a list of hazardous
materials sites which complied pursuant to Government Code
❑ ❑
❑ Q
Section 65962.5 and, as a result, would it create a significant
hazard to the public or the environment?
e)
For a project within an airport land use plan or, where such a
plan has not been adopted, within two miles of a.public airport ...
❑ _ ❑
Q ❑
or public use airport, would the project result in a safety hazard
for people residing or working in the project area?
f)
For a project within the vicinity of a private airstrip, would the
project result in a safety hazard for people residing or working in
❑ ❑
❑ Q
the project area?
g)
Impair implementation of or physically interfere with an adopted
❑ ❑
Q ❑
emergency response plan or emergency evacuation plan?
h)
Expose people or structures to a significant risk of loss, injury or
death involving wildland fires, including where wildlands are
❑ ❑
❑ Q
adjacent to urbanized areas or where residences are intermixed
with wildlands?
IX. HYDROLOGY AND WATER QUALITY. Would the project:
a) Violate any water quality standards or waste discharge ❑ ❑ Q ❑.
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would
be a net deficit in aquifer volume or a lowering of the local
groundwater table level (e.g., the production rate of pre- existing ❑ ❑ ❑ Q
nearby wells would drop to a level which would not support
existing land uses or planned uses for which permits have been
granted)?
C) Substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a stream ❑ Q ❑
or river, in a manner which would result in substantial erosion or
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 17
Significant Significant
Impact With Mitigation
Incorporated
d)
Substantially alter the existing drainage pattern of the site or
Impact
area, including through the alteration of a course of a stream or
❑
Q
river, or substantially increase the rate or amount of surface
Q
❑
runoff in a manner which would result in flooding on or off -site?
Q
e)
Create or contribute runoff water which would exceed the
❑
- -Q
capacity of existing or planned stormwater drainage systems or
❑
Q
provide substantial additional sources of polluted runoff?
Q
f)
Otherwise substantially degrade water quality?
❑
g)
Place housing within a 100 -year flood hazard area as mapped
Q
❑
on a federal Flood Hazard Boundary or Flood Insurance Rate
❑
Map or other flood hazard delineation map?
h)
Place within a 100 -year flood hazard area structures which
❑
would impede or redirect flood flows?
i)
Expose people or structures to -a significant risk of loss, injury or -
-
death involving flooding, including flooding as a result of the
❑
failure of a levee or dam?
j)
Inundation by seiche, tsunami, or mudflow?
❑
k)
Result in significant alteration of receiving water quality during or
El
construction?
1)
Result in a potential for discharge of stormwater pollutants from
areas of material storage, vehicle or equipment fueling, vehicle
or equipment maintenance (including washing), waste handling,
❑
hazardous materials handling or storage, delivery areas, loading
docks or other outdoor work areas?
IT)
Result in the potential for discharge of stormwater to affect the
El
uses of the receiving waters?
n)
Create the potential for significant changes in the flow velocity
❑
or volume of stormwater runoff to cause environmental harm?
o)
Create significant increases in erosion of the project site or
❑
surrounding areas?
X. LAND USE AND PLANNING. Would the proposal:
a) Physically divide an established community?
0
El
El
El
El
El
El
Significant
Impact
Impact
Q
❑
Q
❑
Q
❑
❑
Q
❑
Q
❑
- -Q
Q
❑
Q
❑
Q
❑
Q
❑
Q
❑
Q
❑
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 18
Potentially Less Than
Significant Significant
Impact With Mitigation
Incorporated
b) Conflict with any applicable land use plan, policy, or regulation
of an agency with jurisdiction over the project (including, but not
limited to the general plan, specific plan, local coastal program, ❑ ❑
or zoning ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
C) Conflict with any applicable habitat conservation plan or natural ❑ ❑
community conservation plan?
XI. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral resource that
would be of value to the region and the residents of the state?
b) Result in the loss of availability of a locally - important mineral
resource recovery site delineated on a local general plan,
specific plan, or other land use plan?
XII. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in excess
of standards established in the local general plan or noise
ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive ground
borne vibration or ground borne noise levels?
C) A substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without the project?
d) A substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing without the
project?
e) For a project located within an airport land use or, where such a
plan has not been adopted, within two miles of a public airport
or public use airport, would the project expose people residing
or working in the project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive noise levels?
Lessthan
No
Significant
Impact
Impact
❑
Q
❑
❑
Q
❑
❑
❑
Q
❑
❑
❑
Q
❑ ❑
❑ ❑
❑ ❑
❑ Q
❑ ❑
0
XIII. POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an area, either directly
(for example, by proposing new homes and businesses) or ❑
indirectly (for example, through extension of roads or other
infraefn ich irp1?
0
El
Q ❑
Q ❑
Q ❑
❑ ❑
Q ❑
0
LE
D
N
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 19
Potentially Less Than Less than NO
Significant Significant Significant Impact
Impact With Mitigation Impact
Incorporated
b)
Displace substantial numbers of existing housing, necessitating
❑ ❑ ❑ Q
the construction of replacement housing elsewhere?
G)
Displace substantial numbers of people, necessitating the
El ❑ ❑ 21
construction of replacement housing elsewhere?
XIV.
PUBLIC SERVICES
a)
Would the project result in substantial adverse physical impacts
associated with the provision of new or physically altered
government facilities, need for new or physically altered
government facilities, the construction of which could cause
significant environmental impacts, in order to maintain
acceptable service ratios, response times or other performance
objectives for any of the public services:
Fire protection?
Cl ❑ 21 ❑
Police protections ..__
❑ . _ ❑ Q El
Schools?
❑ ❑ Q ❑
Other public facilities?
❑ ❑ Q
XV.
RECREATION
a)
Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such that
❑ ❑ ❑
substantial physical deterioration of the facility would occur or
be accelerated?
b).
Does the project include recreational facilities or require the
construction of or expansion of recreational facilities which
❑ ❑ ❑ ❑
might have an adverse physical effect on the environment?
Opportunities?
XVI.
TRANSPORTATIONITRAFFIC Would the project:
a)
Conflict with an applicable plan, ordinance or policy establishing
measures of effectiveness for the performance of the circulation
system, taking into account all modes of transportation,
❑ Q ❑ ❑
including mass transit and non - motorized travel and relevant
components of the circulation system, including but not limited
to intersections, streets, highways and freeways, pedestrian and
bicycle paths, and mass transit?
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 20
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Mitigation Impact
Incorporated
b)
Conflict with an applicable congestion management program,
including, but not limited to level of service standard and travel
demand measures, or other standards established by the
❑
❑
❑ Q
county congestion management agency for designated roads or
highways?
G)
Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
❑
❑
❑ Q
substantial safety risks?
d)
Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible uses
❑
Q
❑ ❑
(e.g., farm equipment)?
e)
Result in inadequate emergency access?
❑
❑
Q ❑
f)
Conflict with adopted policies, plans, or programs supporting
❑
❑
Q ❑
alternative transportation (e.g., bus turnouts, bicycle racks)?
XVII.
UTILITIES & SERVICE SYSTEMS
Would the project:
a)
Exceed wastewater treatment requirements of the applicable
❑
❑
Q ❑
Regional Water Quality Control Board?
b)
Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the
❑
❑
❑ Q
construction of which could cause significant environmental
effects?
G)
Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
❑
❑
Q ❑
construction of which could cause significant environmental
effects?
d)
Have sufficient water supplies available to serve the project
from existing entitlements and resources, or are new or
❑
❑
Q ❑
expanded entitlements needed?
e)
Result in a determination by the wastewater treatment provider,
which serves or may serve the project that it has adequate
❑
❑
❑ Q
capacity to serve the project's projected demand in addition to
the provider's existing commitments?
f)
Be served by a landfill with sufficient permitted capacity to
❑
❑
Q ❑
accommodate the project's solid waste disposal needs?
g)
Comply with federal, state, and local statutes and regulations
related to solid waste?
❑
❑
171 ❑
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 21
Potentially
Significant
Impact
Less Than Lessthan No
Significant Significant Impact
With Mitigation Impact
Incorporated
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self -
sustaining levels, threaten to eliminate a plant or animal ❑ ❑ Q ❑
community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of
the major period of California history or prehistory?
b) Does the project have impacts that are individually limited, but
cumulatively considerable? ( "Cumulatively considerable"
means that the incremental effects of a project are considerable ❑ ❑ Q ❑
.when viewed in connection with the effects of past projects, the
effects of other current projects, and the effects of probable
future projects.)
C) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or ❑
XIX. ENVIRONMENTAL ANALYSIS
This section of the Initial Study evaluates the potential environmental impacts of the proposed project
and provides explanations of the responses to the Environmental Checklist. The environmental
analysis in this section is patterned after the questions in the Environmental Checklist. Under each
issue area, a general discussion of the existing conditions is provided according to the environmental
analysis of the proposed Project's impacts. To each question, there are four possible responses:
o No Impact. The proposed project will not have any measurable environmental impact on the
environment.
o Less Than Significant Impact. The proposed project will have the potential for impacting the
environment; although this impact will be below thresholds that may be considered significant.
a Less Than Significant With Mitigation Incorporated. The proposed project will have potentially
significant adverse impacts which may exceed established thresholds; however, mitigation measures
or changes to the proposed project's physical or operational characteristics will reduce these impacts
to levels that are less than significant. Those mitigation measures are specified in the following
sections. Each recommended mitigation measure has been agreed to by the applicant.
o Potentially Significant Impact. The proposed project will have impacts that are considered
potentially significant and additional analysis is required to identify mitigation measures that could
reduce these impacts to insignificant levels. When an impact is determined to be potentially
significant in the preliminary analysis, the environmental issue will be subject to detailed analysis in an
environmental impact report (EIR).
The references and sources used for the analysis are also identified with each response.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 22
I. AESTHETICS
a) Would the project have a substantial adverse effect on a scenic vista?
Less than Significant Impact. The proposed project encompasses approximately 132 acres adjacent to
Fashion Island and is located north of East Coast Highway. Newport Center Drive north of Farallon Drive
is designated as a Coastal View Road on Figure NR3 in the Natural Resources Element of the Newport
Beach General Plan, Although East Coast Highway is not designated as a Coastal View Road between
Jamboree Road and MacArthur Boulevard, a Public View Point is identified on Figure NR3 within Irvine
Terrace Park, which is located south of that arterial and the subject property in the Corona del Mar service
area. Views from this location are oriented to the west and not inland to the subject property. Policies NR
20.2 and 20.3 in the Natural Resources Element are intended to protect and enhance public view
corridors. Designation of the location as a Public View Point is intended to preserve views of the harbor
and ocean. Specifically, new development must restore and enhance the visual quality and protect and
restore public views. Similar policies in the Coastal Land Use Plan (CLUP) are also intended to ensure
that coastal views and development within the coastal zone are protected and enhanced (refer to the
analysis presented in Section Kb).
Based on the design of the proposed project, implementation of the proposed project will not result in a
substantial visual impact, and would not result in any significant changes to views from Newport Center
Drive north of Farallon, which is identified as a Coastal View Road. Although the proposed clubhouse will
be larger and taller than the existing structure, it will be designed to be compatible with the nearby
development. In particular, variable rooflines proposed for the clubhouse are intended to provide visual
relief for the larger structure. Views from_the Public View .Point in Irvine. Terrace Park are primarily
oriented to the south to the harbor and ocean; however, with the integration of the landscaping and
setbacks along Coast Highway, views from this vantage point to the subject property and into Fashion
Island and the adjacent areas would not be adversely affected: Significant visual impacts from the
segment of Newport Center Drive designated as a Coastal View Road would not occur because of
intervening heavy landscaping along that roadway as well as adequate landscape materials, setbacks,
and building heights that have been integrated into the project design to enhance and protect views as
intended by the applicable Natural Resource Element policies. In addition, mechanical and trash
enclosures will be screened by walls and /or landscaping. Therefore, no significant impacts are anticipated
and no mitigation measures are required.
b) Would the project substantially damage scenic resources, including, but not limited to,
trees, rock outcroppings, and historic buildings with a state scenic highway?
Less than Significant Impact. The subject property is currently developed with a private 18 -hole golf
course and clubhouse. As a result, the site has been substantially altered in order to accommodate the
existing land uses. The site is generally devoid of significant natural features such as rock outcroppings
and /or native or important habitat. The existing trees and vegetation that are located on the site are
introduced landscape species; no historic buildings exist on the site and the site is not located adjacent to
a state scenic highway. A landscape plan has been developed that includes screening of the parking lot
along East Coast Highway with a variety of trees and shrubs. Therefore, project implementation will not
adversely affect existing scenic resources. No significant impacts are anticipated and no mitigation
measures are required.
C) Would the project substantially degrade the existing visual character or quality of the site
and its surroundings?
Less than Significant Impact. Project implementation includes the demolition of several existing
structures (e.g., golf course clubhouse and ancillary structures) and the construction of a new golf course
clubhouse and related facilities (i.e., cart barn and bag storage and maintenance buildings) for the
Newport Beach Country Club. As indicated previously, the subject property is not designated as an
important visual resource.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 23
In order to maintain the integrity of the visual character of the area, the proposed Planned Community
(PC) Development Plan Regulations include development standards related to the limits of development,
building heights and setbacks, landscaping, lighting, and signs. As indicated in the PC Development Plan
regulations, the maximum building height is established at 50 feet for the clubhouse and ancillary
structures. In addition, landscaping will be provided in the surface parking lot at a ratio of one tree for
every five parking spaces. Landscape materials, including trees, shrubs and groundcover are also
proposed around the site perimeter to soften the development edges between adjacent existing
commercial development and proposed private recreation development (i.e., hotel units or tennis and golf
"bungalows ") and single - family residential (i.e., five semi - custom single - family residential dwelling units).
The preliminary landscape plan includes a variety of drought - tolerant accent/specimen trees (i.e., coast
live oak, California fan palm, and African Sumac) to supplement the existing trees on the site (e.g., Hong
Kong Orchid, Indian Laurel, etc), and a variety of background shrubs (e.g., California lilac, purple hopseed
bush, toyon, etc.) and ground cover to ensure that the landscape complements the existing golf course
and surrounding development areas. Species have been selected that complement the existing and
proposed landscape character of the golf course and surrounding development. The Preliminary
Landscape Plan is illustrated in Exhibit 5.
Elevations of the proposed project are illustrated in Exhibit 6 (South and North Elevations) and Exhibit 7
(East and West Elevations). Sections through the proposed clubhouse site are presented in Exhibits 8
and 9, which illustrate the relationship of the proposed structure to the parking lot and areas adjacent to
the site, including East Coast Highway. As indicated in those sections, the proposed finished grade of the
clubhouse will be up to 12 feet higher than the finished grade of the existing site in order to enhance views
from the clubhouse to the golf course as well as to the ocean. However, views to or through the site,
including those from the bungalow'units and semi- custom single- family lots proposed on the adjacent
tennis club property, would not be significantly affected from any important public viewpoint or public
corridor (refer to the discussion presented in Section I.e). Views from the Newport Center Drive segment
that is designated as a Coastal View Road are effectively screened by the heavy landscaping that exists
along that roadway; views of the site do not exist from this designated view corridor.
The proposed clubhouse will be approximately 49' -6" high, measured from the existing grade
(approximately 25 feet taller than the existing clubhouse) and situated on a building pad that would be up
to 12 feet higher than the present finished grade of the existing clubhouse. The reconstructed clubhouse
will be 30 feet higher than the existing clubhouse as a result of the raised building pad. The elevated
building pad would allow for enhanced views to the south and the ocean as well as views over the golf
course. The roof is characterized by several elements that vary in height to provide articulation. All of the
mechanical equipment proposed to be located on the roof would be screened from view. Building
materials for the proposed clubhouse include natural stack stone, plaster, wood trellises, and glass, in
addition, copper, slate, or standing seam metal roof elements are also proposed to enhance the aesthetic
character of the new building. Building elevations are iltustrated in Exhibits 6 and 7. Site cross sections
are provided in Exhibits 8 and 9 to illustrate the re_ lationship of the proposed clubhouse to the existing golf
course and East Coast Highway.
As previously indicated, the golf course clubhouse property abuts an existing private tennis club on the
east that is proposed to be redeveloped. That project includes development of the site with a new tennis
clubhouse and spa, 27 hotel units (i.e., golf and tennis "bungalows ") and five semi - custom single - family
residential dwelling units. The bungalows proposed will be situated adjacent to the upper parking lot of the
proposed golf course clubhouse. The golf course parking lot elevation is approximately four feet lower
than the pad elevation for the bungalows. As a result, light and glare from the headlights of the cars
parked in the lot would not shine directly into the bungalows. Noise from the parking lot activities would
also be reduced as a result of the difference in grade and the landscaping that will be provided to buffer
the two uses. Finally, views from the bungalows, which would be direct over and beyond the parking lot,
would not be adversely affected. In addition, the proposed golf course landscape plan (refer to Exhibit 5)
incorporates a four -foot high screening hedge along the interface between the two properties, which would
effectively eliminate any potential aesthetic impacts of the parking lot from the future bungalows. The
parking lot has been designed so that spaces are not heavily concentrated along the edge of the lot
adjacent to the units. The landscaping will be low to provide a buffer, but not block views. Therefore, no
significant aesthetic impacts would occur and no mitigation measures are required.
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NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 29
d) Would the project create a new source of substantial light or glare which would adversely
affect day or nighttime views in the area?
Less than Significant Impact. The existing development is characterized by lighting that illuminates the
surface parking lot that serves the existing golf course clubhouse and ancillary structures. Lighting will
also be provided for the same purpose as that which currently exists (i.e., security and parking lot
illumination). Lighting required to illuminate the proposed parking lots for the golf course clubhouse will
comply with standards established by the Newport Beach Municipal Code. Proposed lighting will not spill
onto adjacent properties. Lighting will be energy efficient and will also be shielded or recessed so that
direct glare and reflections are contained within the boundaries of the property, as required by the PC
Development Plan. Therefore, no significant impacts are anticipated and no mitigation measures are
required.
Mitigation Measures
SC -1 Prior to the issuance of building permits, the applicant shall prepare a photometric study in
conjunction with a final lighting plan for approval by the Planning Department. The site shall not
be excessively illuminated based on the luminance recommendations of the Illuminating
Engineering Society of North America, or, if in the opinion of the Planning Director, the illumination
creates an unacceptable negative impact on surrounding land uses or environmental resources.
The Planning Director may order the dimming of light sources or other remediation upon finding
that the site is excessively illuminated.
IL AGRICULTURE AND FOREST RESOURCES
a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance as shown on the maps prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency, to non - agricultural use?
No Impact. No Prime Farmland, Farmland of State or Local Importance, or Unique Farmland occurs
within or in the vicinity of the site. The site and adjacent areas are designated as "Urban and Built -up
Land" and "Other Land" on the Orange County Important Farmland Map. Furthermore, neither the site nor
the adjacent areas are designated as prime, unique or important farmlands by the State Resources
Agency or by the Newport Beach General Plan. Therefore, no impact on significant farmlands would
occur with the proposed project and no mitigation measures are required.
b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act
contract?
No Impact. The Newport Beach General Plan, Land Use Element designates the site as `Parks and
Recreation" (PR) and the zoning designation for the site is "Planned Community." The existing use of the
site is consistent with the adopted long -range land use plans (i.e., General Plan and zoning) adopted by
the City for the subject property. Although the proposed project requires a General Plan Amendment and
revisions to the PC Text, the proposed use will be consistent with the existing Golf Course Clubhouse use.
Therefore, there is no conflict with zoning for agricultural use, and the property and surrounding properties
are not under a Williamson Act contract. No significant impacts are anticipated and no mitigation
measures are required.
C) Would the project conflict with existing zoning for, or cause rezoning of, forest land (as
defined in Public Resources Code Section 12220(g)), timberland (as defined by Public
Resources Code Section 4526), or timberland zoned Timberland Production (as defined by
Government Code Section 51104(g))?
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 30
No Impact. The project site is neither zoned nor designated as forest land. The site is currently
developed as a golf course and tennis club. Project implementation would not result in the conversion of
any forest land subject to the Public Resources Code. No significant impacts are anticipated and no
mitigation measures are required.
d) Result in the loss of forest land or conversion of forest land to non - forest use?
No Impact. As indicated above, the site is currently developed and is devoid of forest resources. Project
implementation will not result in the site's conversion of forest land to non - forest uses.
e. Would the project involve other changes in the existing environment which, due to their
location or nature, could result in conversion of Farmland, to non - agricultural use or
conversion of forest land to non - forest use?
No Impact. The site is not being used for agricultural purposes and, as indicated previously, is not
designated as agricultural land. The subject property and the area surrounding the site are developed
with a variety of residential, professional office, retail, public facilities, and recreational uses. Therefore,
no agricultural uses on the site or within the site's vicinity would be converted to non- agricultural use. No
significant impacts are anticipated and no mitigation measures are required.
Mitigation Measures
No significant impacts are anticipated and no mitigation measures are required.
III. AIR QUALITY
a) Would the project conflict with or obstruct implementation of the applicable air quality
plan?
Less than Significant Impact. The 2007 Air Quality Management Plan (AQMP) was adopted by the
South Coast Air Quality Management District in June, 2007, after extensive public review. The 2007
AQMP recognizes the interaction between photochemical processes that create both ozone and the
smallest airborne particulates (PM2,5). The 2007 AQMP is therefore a coordinated plan for both pollutants.
Key emissions reductions strategies in the updated air quality plan include:
Ultra -low emissions standards for both new and existing sources (including on- and -off-
road heavy trucks, industrial and service equipment, locomotives, ships and aircraft).
Accelerated fleet turnover to achieve benefits of cleaner engines.
Reformulation of consumer products.
Modernization and technology advancements from stationary sources (refineries, power
plants, etc.)
The proposed Newport Beach Country Club Golf Club House replacement project does not directly relate
to the AQMP in that there are no specific air quality programs or regulations governing "general"
development. Conformity with adopted plans, forecasts and programs relative to population, housing,
employment and land use is the primary yardstick by which impact significance of master planned growth
is determined. If a given project incorporates any available transportation control measures that can be
implemented on a project- specific basis, and if the scope and phasing of a project are consistent with
adopted forecasts as shown in the Regional Comprehensive Plan (RCP), then the regional air quality
impact of project growth would not be significant because of planning inconsistency. The South Coast Air
Quality Management District (SCAQMD), however, while acknowledging that the AQMP is a growth -
accommodating document, does not favor designating regional impacts as less- than - significant just
because the proposed development is consistent with regional growth projections. Air quality impact
significance for the proposed project has therefore been analyzed on a project- specific basis.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 31
A consistency determination plays an important role in local agency project review by linking local planning
and individual projects to the AQMP. It fulfills the CEQA goal of informing decision makers of the
environmental efforts of the project under consideration at an early enough stage to ensure that air quality
concerns are fully addressed. It also provides the local agency with ongoing information as to whether they
are contributing to clean air goals contained in the AQMP. To accurately assess the environmental
impacts of new or renovated development, environmental pollution and population growth are projected
for future scenarios. There are two key indicators of consistency:
Indicator 1 Whether the project would result in an increase in the frequency or severity of
existing air quality violations, cause or contribute to new violations, or delay timely
attainment of the Ambient Air Quality Standards (AAQS) or interim emission
reductions in the AQMP.
The South Coast Air Basin (SCAB) is designated by the state and United States Environmental
Protection Agency (USEPA) as non - attainment for 03, PM10, and PM2,5. SCAQMD developed
regional emissions thresholds to determine whether or not a project would contribute to air
pollutant violations. If a project exceeds the regional air pollutant thresholds, then the project
would substantially contribute to air quality violations in the South Coast Air Basin (SCAB). In
addition, the project would also contribute to air pollutant violations if localized emissions result in
an exceedance of the AAQS. Neither short-term nor long -term emissions generated by the
project exceed the SCAQMD thresholds for regional emissions and would therefore not contribute
to an increase in frequency or severity of air quality violations and delay attainment of the AAQS
or interim emission reductions in the AQMP (refer to Table 1). Consequently, the project would be
consistent with the AQMP under the first indicator.
Indicator Whether the project would exceed the assumptions in the AQMP. The AQMP
strategy is, in part, based on projections from local general plans.
The proposed new clubhouse would replace the existing clubhouse. Golf club operations
potentially impact air quality primarily through traffic generation. Minor additional impact potential
derives from combustion engine maintenance equipment (mowers, etc.) and on -site energy
consumption. The proposed project will not create any increase in trip generation, or in golf
course operational emissions. Future project - related emissions will be almost identical to those
incorporated into the current AQMP: Consequently, implementation of the project would not
conflict with the AQMP under the second indicator.
b) Would the project violate any air quality standard or contribute substantially to an existing
or projected air quality violation?
Less Than Significant Impact. The Project will be consistent with the relevant policies and requirements
established by the Land Use Element. Approval of the proposed project would not result in any land use
conflicts with existing, surrounding development. As indicated in Ill.c, below, neither construction nor
operational air emissions would exceed significance thresholds established by the SCAQMD. These
thresholds were developed to provide a method of assessing a project's individual impact significance,
and also to determine whether the project's impacts could be cumulatively considerable. The proposed
project would not, therefore, result in a cumulatively considerable net increase of any criteria pollutant.
Since the SCAB is in non - attainment with respect to ozone and PM10, and the construction emissions
would add to the regional burden of these pollutants, compliance with a vigorous set of air pollution control
measures, including Rule 403) identified below that are mandated by the SCAQMD in the AQMP related
to dust control, paint emissions, etc. to ensure that projects do not contribute directly to an air quality
violation. As a result, no significant impacts would occur and no mitigation measures are required.
However, the following air pollution control measures will be implemented to reduce potential impacts.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 32
Air Pollution Control Measures
Dust Control Measures
Apply soil stabilizers to inactive areas.
Prepare a high wind dust control plan and implement plan elements and terminate soil
disturbance when winds exceed 25 mph.
Stabilize previously disturbed areas if subsequent construction is delayed.
Water exposed surfaces 3 times /day.
Cover all stockpiles with tarps.
Replace ground cover in disturbed areas as soon as feasible.
Exhaust Emission Measures
Require 90 -day low -NOx tune -ups for off -road equipment.
Limit allowable idling to 5 minutes for trucks and heavy equipment.
Utilize equipment whose engines are equipped with diesel oxidation catalysts if available.
Utilize diesel particulate filter on heavy equipment where feasible.
Painting and Coating Measures
Use low VOC coatings and high pressure -low volume
C) - Would the project result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is non - attainment under an applicable federal or
state ambient air quality standard (including releasing emissions which exceed
quantitative thresholds for ozone precursors)?
Less Than Significant Impact. Project implementation will result in the demolition of the existing golf
course clubhouse and related development, including asphalt parking lots, etc., in order to accommodate
the proposed use. Potential construction - related air quality impacts are discussed below.
Short-Term (Construction) Emissions
Construction activities will result in short -term pollutant emissions that are summarized in Table 1, below
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 33
Table 1
Construction - Related Pollutant Emissions (pounds /day)
Newport Beach Country Club Golf Clubhouse Replacement
Activit
ROG
IVOx
CO
SOz
PM107
PM7,$,.
C9z•
Demolition of Structure
No Mitigation
3.1
24.7
13.6
0.0
5.9
2.3
2,760.5
Mitigation
3.1
21.7
13.6
0.0
4.8
1.3
2,760.5
Fine Grading*
No Mitigation
3.8
35.5
17.6
0.0
48.3
11.3
3,850.9
Miti anon
3.8
31.7
17.6
0.0
5.0
1,5
3,850.9
Construction
No Mitigation
1:5
9.5
1 5.8
0.0
0.6
0.6
994.7
Mitigation
1.5
8.0
5.8
0.0
1 0.11
0.1
9947
Construction and Painting and Paving
No Mitigation
3.6
20.9
14.3
0.0
1.6
1.5
2,203.4
Mitigation
3.5
17.8.
14.3
_0,0
0.3
0.2
2,203.4
SCAQMD Threshold
75
100
550
150
150
55
Exceeds Threshold?
No
No
No
No
No
No
NOTE: Analysis Includes import of 39,055 cubic yards and on site maneuvering of 42,288 cubic yards.
'No significance threshold has been adopted.
SOURCE: Giroux & Associates (September 2009
With or without the use of mitigation, peak daily construction activity emissions will not exceed SCAQMD
CEQA thresholds and will be further reduced by recommended mitigation. The recommended emissions
standard conditions are detailed in the "Mitigation" section of this report.
Construction equipment exhaust contains carcinogenic compounds within the diesel exhaust particulates.
The toxicity of diesel exhaust is evaluated relative to a 24 -hour per day, 365 days per year, 70 -year
lifetime exposure, Public exposure to heavy equipment emissions will be an extremely small fraction of
the above dosage assumption. Diesel equipment is also becoming progressively "cleaner" in response to
air quality rules on new off -road equipment. Any public health risk associated with project - related heavy
equipment operations exhaust is therefore not quantifiable, but small.
Construction activity air quality impacts occur mainly in close proximity to the surface disturbance area.
There may, however, be some "spill- over" into the surrounding community. That spillover may be physical
as vehicles drop or carry out dirt or silt is washed into public streets. Passing non- project vehicles then
pulverize the dirt to create off -site dust impacts. "Spillover' may also occur via congestion effects.
Construction may entail roadway encroachment, detours, lane closures and competition between
construction vehicles (trucks and contractor employee commuting) and ambient traffic for available
roadway capacity. Emissions controls require good housekeeping procedures and a construction traffic
management plan that will maintain such "spill- over" effects at a less- than - significant level.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 34
Local Significance Thresholds
The SCAQMD has also developed analysis parameters to evaluate ambient air quality on a local level in
addition to the more regional emissions -based thresholds of significance. These analysis elements are
called Local Significance Thresholds (LSTs). LSTs were developed in response to Governing Board's
Environmental Justice Enhancement Initiative 1 -4 and the LST methodology was provisionally adopted in
October 2003 and formally approved by SCAQMD's Mobile Source Committee in February 2005.
Use of an LST analysis for a project is optional because they were derived for economically or socially
disadvantaged communities. For recreational development such as a clubhouse replacement, the only
source of LST impact would be during construction. LSTs are only applicable to the following criteria
pollutants: oxides of nitrogen (NOx), carbon monoxide (CO), and particulate matter (PM, and PM2.5)•
LSTs represent the maximum emissions from a project that are not expected to cause or contribute to an
exceedance of the most stringent applicable federal or state ambient air quality standard, and are
developed based on the ambient concentrations of that pollutant for each source receptor area and
distance to the nearest sensitive receptor.
The URBEMIS model estimates that the daily construction disturbance "footprint' will be 0.5 acres. LST
pollutant concentration data is currently published for 1, 2 and 5 acre sites. Utilizing data for a 1 -acre site
and a source receptor distance of 50 meters, the LST thresholds are presented in Table 2. As indicated in
the table, mitigated project - related construction emissions would not exceed the relevant LSTs.
Table 2
Local Significance Thresholds (pounds /day)
Newport Beach Country Club
North Coastal Orange county
CO I
NOx
PM10
PM2.5
LST Threshold
528
163
13
5
Propose d Pro'ect
Unmitigated
6 —18
10 -35
1::_48 48
1 - 11
Mitigated
6-18
8 -32
1— 5
1— 2
SOURCE: Giroux & Associates (September 2009
Long -Term (Operational) Emissions
Possible project - related air quality concerns typically derive from the mobile source emissions generated
from the recreational uses proposed for the project site. However, the proposed Clubhouse Replacement
project replaces an existing facility and the proposed project will not result in an increase in trips to and
from the site. Since the project would generate the same number of daily trips (643 per day) no study of
operational emissions is necessary, but to quantify the results, an analysis was conducted.
Operational emissions for proposed project - related traffic were calculated using a computerized procedure
developed by the California Air Resources Board (GARB) for urban growth mobile source emissions. The
URBEMIS2007 model utilizing the trip generation factors obtained from the traffic consultant for this
project was used to calculate area source emissions. The resulting vehicular operational emissions for
uses in 2011 are shown in Table 3.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 35
Table 3
Project - Related Emissions Burden (pounds /day)
Newport Beach Country Club
As indicated in Table 3, project- related operational emissions will be less than significant; no mitigation
measures are required.
d) Expose sensitive receptors to substantial pollutant concentrations?
Less than Significant Impact. The area in which the subject property is located is dominated by non-
residential development, including professional office. Some residential development exists north of the
existing tennis club property and a senior housing development is located west of the proposed project
site near Jamboree Road between Back Bay Road and Coast Highway; however, there are no hospitals,
schools or other sensitive receptors located near the proposed project site. Moreover, as discussed in the
preceding assessment of potential air quality impacts, the proposed project would not generate pollutant
emissions that would exceed established SCAQMD thresholds, either during the temporary construction
phases or over the long -term operating life of the proposed facilities and residences when occupied. As
previously indicated (refer to Section lll.b), although no significant air quality impacts are anticipated,
several minimization measures are mandated by the SCAQMD to further reduce dust and construction
equipment exhaust emissions during the construction phase. Implementation of those measures will
minimize construction - related emissions. No significant impacts are anticipated and no mitigation
measures are required.
e) Create objectionable odors affecting a substantial number of people?
No Impact. A variety of odors would be associated with construction equipment exhaust emissions and
application of paints and other architectural coatings. The odors would be minor and temporary in nature
and would not significantly affect people residing or occupying areas beyond the immediate construction
zones. Subsequent to the completion of construction activities, development of the site with the proposed
golf course clubhouse and ancillary buildings would not result in any significant change in the kinds of
odors that could be experienced in the immediate project environs, which is composed primarily of non-
residential development. Occasional, less than significant odors may occur in conjunction with trash pick
up and outdoor food preparation (e.g., barbeques), and possibly with outdoor maintenance activities.
Trash containers would be equipped with lids and would be stored away from any nearby existing or future
residential dwelling units in the vicinity of the project site. The proposed project will not generate unusual
or large quantities of solid waste materials, or utilize chemicals (except for landscape maintenance
purposes), food products, or other materials that emit strong odors that would adversely affect the ambient
air quality in the project environs. Therefore, the project does not have the potential to create
objectionable odors; and no mitigation measures are required.
ROG
lox
CO;
SOz'
PM10.
PM2,5
CO2
Proposed Project 2010
Area Sources
0.1
0.0
1.5
0.0
0.0
0.0
2.8
Mobile Sources
3.9
5.3
52.0
0.1
9.9
1.9
5,843.0
Total
4.0
5.3
53.5
0.1
9.9
1.9
5,845.8
SCAQMD Threshold
55
55
550
150
150
55
Exceeds Threshold?
No
No
No
No
No
No
'No significance threshold has been adopted.
SOURCE: Giroux & Associates (September 2009
As indicated in Table 3, project- related operational emissions will be less than significant; no mitigation
measures are required.
d) Expose sensitive receptors to substantial pollutant concentrations?
Less than Significant Impact. The area in which the subject property is located is dominated by non-
residential development, including professional office. Some residential development exists north of the
existing tennis club property and a senior housing development is located west of the proposed project
site near Jamboree Road between Back Bay Road and Coast Highway; however, there are no hospitals,
schools or other sensitive receptors located near the proposed project site. Moreover, as discussed in the
preceding assessment of potential air quality impacts, the proposed project would not generate pollutant
emissions that would exceed established SCAQMD thresholds, either during the temporary construction
phases or over the long -term operating life of the proposed facilities and residences when occupied. As
previously indicated (refer to Section lll.b), although no significant air quality impacts are anticipated,
several minimization measures are mandated by the SCAQMD to further reduce dust and construction
equipment exhaust emissions during the construction phase. Implementation of those measures will
minimize construction - related emissions. No significant impacts are anticipated and no mitigation
measures are required.
e) Create objectionable odors affecting a substantial number of people?
No Impact. A variety of odors would be associated with construction equipment exhaust emissions and
application of paints and other architectural coatings. The odors would be minor and temporary in nature
and would not significantly affect people residing or occupying areas beyond the immediate construction
zones. Subsequent to the completion of construction activities, development of the site with the proposed
golf course clubhouse and ancillary buildings would not result in any significant change in the kinds of
odors that could be experienced in the immediate project environs, which is composed primarily of non-
residential development. Occasional, less than significant odors may occur in conjunction with trash pick
up and outdoor food preparation (e.g., barbeques), and possibly with outdoor maintenance activities.
Trash containers would be equipped with lids and would be stored away from any nearby existing or future
residential dwelling units in the vicinity of the project site. The proposed project will not generate unusual
or large quantities of solid waste materials, or utilize chemicals (except for landscape maintenance
purposes), food products, or other materials that emit strong odors that would adversely affect the ambient
air quality in the project environs. Therefore, the project does not have the potential to create
objectionable odors; and no mitigation measures are required.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 36
Mitigation Measures
Although no significant short-term (i.e., construction) or long -term (operational) air quality impacts will
occur as a result of the proposed project, the following standard conditions are required by the South
Coast AQMD to further reduce construction emissions:
SC -2 Adherence to SCAQMD Rule 402, which prohibits air contaminants or other materials that cause
injury, detriment, nuisance or annoyance to any considerable number of persons or to the public,
or which endanger the comfort, repose, health, or safety of any such persons or the public, or
which cause, or have a natural tendency to cause injury or damage to business or property to be
emitted within the SoCAB.
SC -3 Adherence to SCAQMD Rule 403, which sets requirements for dust control associated with
grading and construction activities.
SC -4 Adherence to SCAQMD Rules 431.1 and 431.2, which require the use of low sulfur fuel for
stationary construction equipment.
SC -5 Adherence to SCAQMD Rule 1108, which sets limitations on ROG content in asphalt.
SC -6 Adherence to SCAQMD Rule 1113, which sets limitations on ROG content in architectural
coatings.
SC -7 Adherence to Title 24 energy- efficient design requirements as well as the provision of window
glazing, wall insulation, and efficient ventilation methods in accordance with the requirements of
the California Building Code.
IV. BIOLOGICAL RESOURCES
a) Would the project have a substantial adverse effect, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or special status species
in local or regional plans, policies, or regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
No Impact. The subject property has been extensively altered as a result of site development. No
important biological resources are identified in the Natural Resources Element of the Newport Beach
General Plan (refer to Figure NR1) and no environmental study areas exist on the site (refer to Figure
NR2) in that Element. As previously indicated, the site is developed with an 18 -hole golf course,
clubhouse, ancillary structures, and parking lot. Virtually all of the vegetation existing within the limits of
the site is introduced landscape species. Furthermore, the site is entirely surrounded by residential and
commercial development as well as a hotel and roadways. No sensitive habitat and /or sensitive plant or
animal species exist on the subject property. The proposed project will result in the demolition of some
existing structures, including the golf course clubhouse, cart barn, and maintenance building in order to
accommodate a new clubhouse, cart barn /storage, and maintenance building totaling 70,038 square feet
on 9 acres of the PC Development Plan Area. Project implementation will not result in any modifications
to sensitive habitat and /or sensitive species of plans or animals. Alteration of the site as proposed will not
result in any potentially significant direct or indirect impacts to sensitive habitat and /or species. No
significant impacts are anticipated and no mitigation measures are required.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 37
b) Would the project have a substantial adverse effect on any riparian habitat or other
sensitive natural community identified in local or regional plans, policies, regulations, or
by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
No Impact. With the exception of two man -made lakes that are part of the existing golf course, no
riparian features exist within the limits of the site. The two lakes are not included within the project limits
and, therefore, will not be directly affected by the proposed development, which will include the
construction of a new golf course club house and ancillary structures.. Grading and site development
proposed by the applicant will not result in any impacts to riparian habitat or other sensitive natural
community identified either in the City's General Plan or Coastal Land Use Plan.
C) Would the project have a substantial adverse effect on federally protected wetlands as
defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other
means?
No Impact. As indicated above, no riparian habitat exists on the subject property and no wetlands as
defined by Section 404 of the Clean Water Act occur on the site. Project implementation will not result in
any potential adverse affects to either wetlands or riparian species.
d) Would the project interfere substantially with the movement of any native resident or
migratory fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
No Impact. The subject property and the surrounding areas are developed. No migratory wildlife
corridors occur on site or in the immediate vicinity of the project site that would be affected by
development of the subject property, based on the Natural Resources Element of the City's General Plan.
As a result, the proposed project will not interfere with resident, migratory or wildlife species. No
significant impacts are anticipated and no.mitigation measures are required.
e) Would the project conflict with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or ordinance?
No Impact. The site is devoid of natural habitat and /or species, including heritage trees. Due to the
nature and extent of development on the site and in the surrounding areas, project implementation will not
result in any conflicts with adopted policies or ordinances intended to protect biological resources. No
significant impacts are anticipated and no mitigation measures are required.
f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or other approved local, regional, or state habitat
conservation plan?
No Impact. There are no local, regional or state habitat conservation plans that would regulate or guide
development of the project site. The subject property, which has been developed as private recreation
(i.e., golf course) does not support native habitat and/or species and is not included in either a Habitat
Conservation Plan or a Natural Community Conservation Plan. No significant direct or indirect impacts to
an existing HCP and /or NCCP will occur as a result of project implementation; no mitigation measures are
required.
Mitigation Measures
No significant impacts to biological resources will occur and no mitigation measures are required.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 38
V. CULTURAL RESOURCES
a) Would the project cause a substantial adverse change in the significance of a historical
resource as defined §15604.5?
No Impact. The project property is currently developed with an 18 -hole golf course, clubhouse and
ancillary facilities. Figure HR1 in the City's Historical Resources Element indicates that no historical
resources are located on the site. Although no historic sites are located on the subject property, the
California Point of Historical Interest (2009) of the Office of Historic Preservation, Department of Parks
and Recreation, lists one property within a one -half mile radius of the subject property. ORA -009, the site
of the 1953 National Boy Scout Jamboree (Le., present location of Newport Center) is near the site. This
site is also listed on the California Historic Resources Inventory. No historic resources and/or properties
within one -half mile of the site are identified by the California Historical Landmarks (2009) of the Office of
Historic Preservation, Department of Parks and Recreation, or the National Register of Historic Places.
Implementation of the proposed project would not result in any direct or indirect impacts to the existing
historic site (ORA -009). Furthermore, the site is not identified by the City as possessing potentially
important historic resources. Therefore, project implementation will not result in potentially significant
impacts to historic resources; no mitigation measures are required.
b) Would the project cause a substantial adverse change in the significance of an
archaeological resource pursuant to §15604.5?
Less than Significant with Mitigation. Thirty -eight (38) cultural resources surveys have been
conducted within a one -half mile radius of the subject property. Of those surveys, none occurred within
the project site. In addition, 19 investigations also occurred on the Newport Beach, Laguna Beach and
Tustin 7.5- minute U.S.G.S. quadrangle maps that are also potentially within one -half mile of the site.
Although no site specific surveys have been conducted on the subject property, the site has been
substantially altered in order to accommodate the existing golf course and clubhouse amenities. The new
golf course clubhouse is proposed to be located in the same general area as the existing clubhouse,
although it will be relocated approximately 100 feet closer to East Coast Highway. Any grading and site
alteration that is anticipated would affect the same areas that have previously been altered in order to
accommodate the existing clubhouse and related facilities. As a result, project implementation will not
adversely affect archaeological /cultural resources that may exist on the site. Although no significant
impacts are anticipated, a Native American representative indicated that the subject property is located in
an area where several cultural resources sites have been discovered.' Therefore, the City will require that
a qualified archaeologist/paleontologist be present during grading and site alteration to monitor grading
and landform alteration (refer to MM -1). Implementation of this measure is consistent with applicable
Policy No. HR 2.2 of the Historic Resources Element of the Newport Beach General Plan.
Because project implementation would require the approval of a General Plan Amendment, the City of
Newport Beach complied with the requirements of SB 18 by submitting a request to the Native American
Heritage Commission (NAHC). In addition, the City also sent a tribal consultation request to the Native
American representative, Mr. David Belardes (Chairperson, Juaneno Band of Mission Indians Acjachemen
Nation) on September 8, 2005 in compliance with both SB18 and Policy No. HR 2.3 that requires notification
of cultural organizations. The City did not receive a response to the SB18 consultation request. Subsequent
to that letter, a follow -up request was sent to Mr. Belardes on May 15, 2009 to apprise the Native American
representative of changes to the project and request consultation with the Native Americans. To date, the
City was contacted by Mr. Alfred Cruz of the Juaneno Band of Mission Indians who identified a potential for
encountering Native American artifacts due to the location of the site within proximity to several previously
discovered cultural resource sites in the area. Although the site has been previously excavated and
developed, an additional mitigation measure has been included that provides for the opportunity to have a
Native American representative monitor excavation activities.
r Telephone conversation with Mr. Alfred Cruz (Native American representing the Juaneno Band of Mission Indians); August 24,
2009.
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c) Would the project directly or indirectly destroy a unique paleontological resource or site or
unique geologic feature?
Less Than Significant Impact. As indicated above, the project area is located within an urbanized area
of the City of .Newport Beach and has been previously graded and developed. Any near - surface
paleontological resources that may have existed at one time have likely been disturbed and /or destroyed
by prior development activities. Therefore, no potentially significant impacts are anticipated and no
mitigation measures are required. It is not likely that implementation of the project will result in any
potentially significant impacts to paleontological resources because of the prior development activities that
have taken place on the site. Nonetheless, as identified in MM -1, monitoring of the grading activities by a
qualified paleontologist will be required in the event that fossils or other important paleontological
resources are encountered, to ensure that appropriate measures can be taken to avoid adverse impacts
to those resources.
d) Would the project disturb human remains, including those interred outside of formal
cemeteries?
No Impact. The project site and surrounding areas are highly disturbed due to past urban development
and there is no evidence of human remains or sites of Native American burials. Based on the degree of
disturbance that has already occurred on the site (i.e., golf course, clubhouse, and surface parking lot)
and in the vicinity of the project site (i.e., Newport Center), it is anticipated that project implementation
would not result in potentially significant impacts to human remains; however, as indicated in Section V.b,
a Native American representative has indicated that because the site is located in an area where cultural
resources have been discovered, a qualified archaeological /paleontological monitor will be contacted if,
during grading, human remains are encountered, appropriate measures will be implemented in
accordance with State law regarding human remains.
Mitigation Measures
SC -8 A qualified archaeological /paleontological monitor shall be retained by the project applicant who
will be available during the grading and landform alteration phase and shall be contacted if cultural
resources are encountered. In the event cultural resources and /or fossils are encountered during
construction activities, ground- disturbing excavations in the vicinity of the discovery shall be
redirected or halted by the monitor until the find has been salvaged. Any artifacts and /or fossils
discovered during project construction shall be prepared to a point of identification and stabilized
for long -term storage. Any discovery, along with supporting documentation and an itemized
catalogue, shall be accessioned into the collections of a suitable repository. Curation costs to
accession any collections shall be the responsibility of the project applicant.
MM -1 During project grading, the City shall provide an opportunity for a Native American representative to
monitor excavation activities. The representative shall be determined by the City based on input
from concerned Native American tribes (i.e., Gabrielino, Juaneno, and Tongvas).
VI. GEOLOGY AND SOILS
a) Would the project expose people or structures to potential substantial adverse effects,
including the risk of loss, injury, or death involving:
Rupture of a known earthquake fault, as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or
based on other substantial evidence of a known fault?
Less than Significant Impact. The site is located in the Newport Center area of the City, which is near
the intersection of the Southwestern Block and the Central Block of the Los Angeles Basin. The
Southwestern Block is the westerly seaward portion of the Los Angeles Basin, which includes Palos
Verdes Peninsula and Long Beach, and is bounded on the east by the Newport- Inglewood Fault Zone
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(NIFZ). The landward part of the NIFZ is a northwesterly- trending zone that extends from Beverly Hills on
the north to Newport Bay on the south, where it continues offshore to the south; however, it eventually
returns ashore again near La Jolla, where it is expressed by the Rose Canyon Fault. The NIFZ within the
project environs is not included on the State - published Alquist - Priolo Special Studies zonation map.
The subject property is located within a seismically active area. There are no known local or regional
active earthquake faults on the site, and the site is not within an Alquist - Priolo Zone. However, the site is
located within close proximity of several surface faults that are presently zoned as active or potentially
active by the California Geological Survey. The site is located approximately 3.7 kilometers (km) east of
the Newport- Inglewood fault zone. The site may also be located within in 1 km of the San Joaquin Hills
Blind Thrust, an inferred, low -angle fault system (e.g., blind thrust). These faults normally do not break the
ground surface during sizeable earthquakes. Another active fault that could generate seismic activity that
affects the subject property and surrounding area is the Elsinore Fault. The Newport- Inglewood and
Elsinore Fault Zones could produce earthquakes of magnitude 6 - 7 on the Richter Scale, with local
strong ground motion equivalent to at least VIII - IX on the modified Mercali Scale. Although episodes
on those faults could cause ground shaking at the project site, it is highly unlikely that the site would
experience surface rupture given the distance to those faults. Potential impacts would be less than
significant with the incorporation of design features prescribed by the most current edition of the California
Building Code. No significant ground rupture impacts would occur as a result of project implementation.
ii) Strong seismic ground shaking?
Less than Significant Impact. See response to Vl.a (i) above. As indicated above, the subject property
is located.in, the seismically active. southern California region; several active faults are responsible for
generating moderate to strong earthquakes throughout the region. Due to the proximity of the site to the
San Joaquin Hills Blind Thrust and the Newport- Inglewood Fault zone, the subject property has a
moderate to high probability to be subjected to strong ground shaking. A probabilistic seismic hazard
analysis of horizontal ground shaking was performed to evaluate the likelihood of future earthquake
ground motions occurring at the site. The maximum earthquake magnitudes of 23 faults within an 80 km
radius of the site are presented in Table 4.
Table 4
Seismic Source Model
Newport Beach Country Club
Fault
Distance
(km)
Se smology Parameters
Maximum
M,
FaultType '
Slip Rate
mmf Y
San Joaquin Hills Blind Thrust
<1.0
6.6
bt
0.5
Newport Inglewood Offshore
3.7
7.1
rl -ss
1.5
Newport-Inglewood L.A. Basin
4.1
7.1
rl -ss
1.0
Palos Verdes
22.9
7.3
rl -ss
3.0
Chino - Central Avenue
30.7
6.7
rl -r -o
1.0
Whittier
33.7
6.8
rl -ss
2.5
Elsinore -Glen Ivy
35.2
6.8
rl -ss
5.0
Puente Hill Thrust
35.2
7.1
bt
0.4
Coronado Bank
38.3
7.6
rl -ss
3.0
San Jose
47.7
6.4
[I-r -o
0.5
Elsinore- Temecula
49.4
6.8
rl -ss
5.0
Elysian Park Thrust (upper)
54.8
6.4
r
1.3
Sierra Madre
58.2
7.2
r
2.0
Cucamonga
58.9
6.9
r
5.0
Raymond
60.6
6.5
11 -r -o
1.5
Verdu o
63.2
6.9
r
0.5
Clamshell -Saw it
64.0
6.5
r
0.5
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Fault
Distance
(km)
Sei mology Parameters
Maximum
Mw
Fault T e'
Slip;Rate'
mml r'
Hollywood
652
6.4
11 -r -o
1.0
Rose Canyon
68.8
7.2
rl -ss
1.5
Santa Monica
707
6.6
Il -r -o
1.0
San Jacinto -San Bernardino
74.1
6.7
rl -ss
12.0
San Jacinto -San Jacinto Valley
75.0
6.9
rl -ss
12.0
Malibu Coast
76.4
6.7
11 -r -o
0.3
'r1— right - lateral; II — left lateral; ss — strike -slip; r — reverse; o — oblique; bt — blind thrust
SOURCE: GMU Geotechnical, Inc. (May 2, 2008
The maximum earthquake on the NIFZ is estimated to be 7.1 on the Richter Scale. Similarly, the
maximum earthquake on the San Joaquin Hills Blind Thrust is 6.6. Other faults capable of producing
seismic activity that could affect the subject property include the San Jacinto Fault and the Whittier Fault,
which is a northern branch of the Elsinore Fault. Even though the project site and surrounding areas
could be subject to strong ground movements, incorporation of the recommendations included in the
preliminary geotechnical report, adherence to current building standards of the City of Newport Beach, and
compliance with current California Building Code standards would reduce the potential adverse effects of
ground movement hazards to a less than significant level.
iii) Seismic - related ground failure, including liquefaction?
Less than Significant Impact. Based on the geologic exploration undertaken on the subject property,
the site is underlain by sedimentary rocks of the Monterey Formation. These rocks do not have the
potential for liquefaction. Furthermore, no groundwater is present to the depths and no loose sands or
coarse silt is present. Therefore, the potential for liquefaction is negligible and less than significant.
Proper design of the proposed structures will ensure that ground failure, including that associated with
liquefaction, will not pose a significant hazard to the development.
iv) Landslides?
No Impact. The site is generally devoid of slopes and no significant slopes are planned within the
property. Potential effects associated with slope stability are, therefore not anticipated to have an adverse
impact on the proposed project. No significant impacts are anticipated and no mitigation measures are
required.
b) Would the project result in soil erosion or the loss of topsoil?
Less than Significant with Mitigation Incorporated. Implementation of the proposed project will
necessitate grading and excavation necessary to accommodate the proposed golf course clubhouse that
will temporarily expose on -site soils to potential erosion. In that interim period, it is possible that some
erosion may occur, resulting in some sedimentation; however, in order to ensure that erosion and
sedimentation are minimized, the applicant will be required to prepare and submit an adequate drainage
and erosion control plan, which complies with current City standards. Although it is possible that potential
erosion could occur without the incorporation of appropriate measures, implementation of the mandatory
appropriate erosion controls will avoid potential erosion impacts associated with site grading and
development. Further, the proposed site will be engineered to ensure that surface /subsurface drainage
does not contribute to erosion or adversely affect the stability of project improvements. Other Best
Management Practices (BMPs) required to ensure that potential erosion is minimized include slope
protection devices, plastic sheeting, inspection for signs of surface erosion, and corrective measures to
maintain, repair or add structures required for effective erosion and sediment movement from the site. As
a result, potential impacts occurring from project implementation, including those anticipated during
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grading and after development of the site, will be avoided or reduced to a less than significant level with
the implementation of MM -4.
C) Would the project be located on a geologic unit or soil that is unstable, or that would
become unstable as a result of the project and potentially result in on- or off -site landslide,
lateral spreading, subsidence, liquefaction or collapse?
Less than Significant Impact. Refer to Section VI.a.iv, above. As previously indicated, potential slope
failureilandslide potential is not anticipated because no slopes are proposed and no significant slopes
exist on the subject property. Therefore, site preparation and design of the proposed structures in
accordance with the recommendations contained in the preliminary geotechnical report and compliance
with the California Building Code will ensure that potential impacts will be avoided or reduced to a less
than significant level.
Project implementation includes the importation of earth materials that will be placed on the site to raise
the finished grade of the proposed clubhouse. The finished grade of the building pad will be up to 12 feet
above the existing grade of the clubhouse. Post - grading settlement of the shallow -depth fills is anticipated
to be minor as most of the grading related to settlement (i.e., due to fill self weight) should be complete at
the conclusion of grading. Secondary compression is, not anticipated due to: (1) the low plasticity of
anticipated fill soils; (2) the low fill thickness; and (3) the over - consolidated nature of the underlying terrace
deposits and bedrock. Hydro- compression of the fill soils should also be minor due to the fact that the fills
will be placed above optimum moisture content.
Significant post- grading settlement.of the underlying bedrock due to loading from the proposed fills is not
anticipated. Similarly, hydro - collapse of the bedrock materials will be negligible due to the existing high
density and over - consolidated nature of the materials. For these reasons, post - grading settlements
related to grading are not anticipated to have a significant effect on structures and improvements. As
required by the City of Newport Beach, the applicant will be required to prepare a detailed sails
engineering report, which will be submitted to the City prior to issuance of a grading permit. The proposed
golf course clubhouse and ancillary structures will be designed to comply with the CBC as well as the soils
engineering report that will be prepared for the proposed project. Design of the proposed structures to
comply with applicable design standards will ensure that potential soil and geotechnical construction will
be minimized or avoided.
d) Would the project be located on expansive soil, as defined in Table 18 -1 -B of the California
Building Code (2007)), creating substantial risks to life or property?
Less than Significant with Mitigation Incorporated. Based on an analysis of the subject property
(GMU, April and May 2008), the on -site surface materials have a very low to low expansion index and a
negligible sulfate content. However, because testing results were in the upper limit of the "low" expansion
classification; it is anticipated that medium expansion potential may exist. The subject site is underlain by
artificial fill, colluvium, and.terrace deposits overlying bedrock assigned to the Monterey Formation. The
subsequent soils engineering report that will be conducted for the proposed project will prescribe
appropriate measures to address the existing on -site soils conditions, including expansive soils. With the
incorporation of these recommendations, potential impacts will be less than significant.
e) Would the project have soils incapable of adequately supporting the use of septic tanks or
alternative waste water disposal systems where sewers are not available for the disposal
of waste water?
No Impact. The project will be connected to existing sewer lines. No septic tanks or alternative waste
water disposal systems are proposed. Therefore, no significant impacts related to the implementation of
an alternative waste disposal system are anticipated and no mitigation measures are required.
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Mitigation Measures
MM -3 Prior to issuance of the grading permit, an erosion control plan shall be submitted to and approved
by the City's Chief Building Official.
MM -4 Prior to issuance of a grading permit, the applicant shall submit a soils engineering report and final
geotechnical report to the City's Chief Building Office for approval. The project shall be designed
to incorporate the recommendations included in those reports that address site grading, site
clearing, compaction, bearing capacity and settlement, lateral pressures, footing design, seismic
design, slabs on grade, retaining wall design, subdrain design, concrete, surface drainage,
landscape maintenance, etc.
VII. GREENHOUSE GAS EMISSIONS
Background
The earth's natural warming process is known as the "greenhouse effect" The greenhouse effect keeps
the earth warm and habitable, raising the temperature of the earth's surface by about sixty degrees
Fahrenheit. With the natural greenhouse effect, the average temperature of the earth is about 45 degrees
Fahrenheit. It is normal for the earth's temperature to fluctuate over extended periods of time. For
example, the climate of the Northern Hemisphere varied from a relatively warm period between the
eleventh and fifteenth centuries to a period of cooler temperatures between the seventeenth century and
the middle of the. nineteenth century.2 Viewed in historic terms, global climate change. is -a natural
phenomenon.
Over the past one hundred years, the earth's average global temperature has generally increased by one
degree Fahrenheit. In some regions of the world, the increase has been as much as four degrees
Fahrenheit.3 Many scientists studying the particularly rapid rise in global temperatures duriniiiI the late
twentieth century say that natural variability does not alone account for what is happening now. Rather,
they say, human activity spawned by the industrial revolution has resulted in increased emissions of
carbon dioxide and other forms of "greenhouse gas" (GHG), primarily from the burning of fossil fuels
(during motorized transport, electricity generation, consumption of natural gas, industrial activity,
manufacturing, etc.) and deforestation, as well as agricultural activity and the decomposition of solid
waste. These scientists refer to the global warming context of the past century as the "enhanced
greenhouse effect" to distinguish it from the natural greenhouse effect.' While the increase in
temperature is known as "global warming," the resulting change in weather patterns is known as "global
climate change," Global climate change is evidenced in wind patterns, storms, precipitation, and air
temperature.
The human - produced GHGs believed to be responsible for the enhanced greenhouse effect and their
relative influence on the global warming process (i.e., their relative ability to trap heat in the atmosphere)
are estimated to be: carbon dioxide (CO2) (53 percent); methane (CH4) (17 percent); near - surface ozone
(03) (13 percent); nitrous oxide (N20) (12 percent); and chlorofluorocarbons (CFCs) (5 percent). The
most common GHG is CO2, which constitutes approximately 84 percent of all GHG emissions in California
(California Energy Commission, 2006). Worldwide, the State of California ranks as the 12th to 16" largest
emitter of CO2 (the most prevalent GHG) and is responsible for approximately 2 percent of the world's
CO2 emissions (CEC 2006).
2Id.
3Brohan, P., J.J. Kennedy, I. Haris, at al., Uncertainty estimates in regional and global observed temperature changes: a new
dataset from 1850. Journal of Geophysical Research, 2006. 111: p. D12106, doi:10.1029/2003JA009974.
°Intergovernmental Panel on Climate Change. 2001. "Comparison between modeled and observations of temperature rise since
the year 1860" In Climate Change 2001: Synthesis Report, Contribution of Working Groups I, II, and III to the Third Assessment
Report. Robert T. Watson and the Core Writing Team, ads. Cambridge University Press, Cambridge, UK.
'Climate Change 101: Understanding and Responding to Global Climate Change, published by the Pew Center on Global Climate
Change and the Pew Center on the States.
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The warming pattern of the last 100 years, however, does not present a steady and consistent rise in the
earth's temperature. Scientists have noted significant warming between 1910 and 1940, moderate coaling
from 1940 to 1975, and a large warming again starting in 1975.6 Additionally, there remains debate over
the precise extent to which the enhanced greenhouse effect differs from the natural greenhouse effect, as
well as the amount of the change in temperature and climate which can be attributed to human activity, as
opposed to natural cycles. There is, however, general agreement within the scientific community that
increasing emissions of GHGs have significantly contributed to a trend of increasing the Earth's average
temperature and that human activity plays a significant role in those emissions. It also is generally agreed
that the warming of the earth produces changes in the Earth's climate.
Methodology has been evolving over the past several years relative to the evaluation under CEQA of the
potential impacts of GHG emissions upon global climate change and, in turn, the impacts of global climate
change upon the environment. The evaluation contained in this MND reflects the City's thorough
investigation and analysis of the proposed Project's incremental contribution to greenhouse gas emissions
and the potential impacts those emissions may have on the environment. This evaluation has been
shaped by (i) the provisions of CEQA and its Guidelines (and, specifically, newly effective CEQA
Guidelines addressing the evaluation of GHG emissions) which dictate the required scope and extent of
impact analysis, and (it) the City's recently employed methodology for the evaluation of GHG emissions
which supplements CEQA's requirements. Additional background is as follows:
AB 32 and Amended CEQA Guidelines
In adopting the California Global Warming Solutions Act of 2006 (commonly known as "AB 32 "), the State
Legislature declared that "[g]lobal warming poses a serious threat. to the economic well- being, public
health, natural resources, and the environment of California." Further, the Legislature determined that
"the potential adverse impacts of global warming include the exacerbation of air quality problems, a
reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea levels
resulting in the displacement of thousands of coastal businesses and residences, damage to marine
ecosystems and the natural environment, and an increase in the incidences of infectious disease, asthma,
and other human health- related problems" The Legislature added that "[g]lobal warming will have
detrimental effects on some of California's largest industries" and will "increase the strain on electricity
supplies necessary to meet the demand for summer air - conditioning in the hottest parts of the state."
AB 32, however, did not amend CEQA or establish regulatory standards to be applied to new development
or environmental review of projects within the State. Rather, AB 32 initiated a long -term program for "the
development of [GHG] emissions reduction measures" Quoting from a public notice prepared by the staff
of the California Air Resources Board ( "CARB ") in connection with a meeting on October 25, 2007, to
consider "early discrete actions,' AB 32 "creates a comprehensive, multi -year program to reduce
greenhouse gas (GHG) emissions in California, with the overall goal of restoring emissions to 1990 levels
by the year 2020:' The Act recognizes that such an ambitious effort requires careful planning and a well
thought out set of strategies.
Despite some perceptions to the contrary, neither AB 32 nor subsequent actions taken to date by either
the Legislature, the Governor, the California Air Resources Board (CARB), or the Governor's Office of
Planning and Research (OPR) have established either (i) specific new regulatory standards as part of a
statewide or regional plan to curb global warming impacts, or (ii) thresholds of significance for the
evaluation of either direct or cumulative impacts under CEQA.
Certain milestones were, however, established by the Act, including an important milestone for the
adoption of amended CEQA Guidelines intended to address the methodology for evaluating GHG impacts
(the "Amended Guidelines "). Those Amended Guidelines have been adopted and became effective on
March 18, 2010. However, while the Amended Guidelines provide guidance to public agencies in their
analysis under CEQA of GHG emissions and call for a "good -faith effort, based to the extent possible on
scientific and factual data, to describe, calculate or estimate the amount of greenhouse gas emissions
6 Id.
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resulting from a project" (CEQA Guidelines Section 15064.4), they do not establish any specific thresholds
to be used by agencies in evaluating the significance of potential GHG impacts.
Therefore, this MND evaluates potential GHG impacts by following the guidance of the Guidelines in the
context of the overall directives of CEQA for impact evaluation. To supplement that CEQA analysis, this
MND also evaluates potential GHG impacts using a separate threshold recently employed by the City for
the evaluation of GHG emissions.
Global Climate Change in the CEQA Context
The evaluation of a project's impacts on global climate change begins with an analysis of the project's
GHG emissions. Greenhouse gases include CO, CH4, N20, and CFCs. CO2 is the GHG most focused
upon, because it exists in greatest volume in the atmosphere. Currently CO2 levels are approximately 380
ppm (parts per million). Prior to the industrial era (which began in the late 1800s), CO2 levels in the
atmosphere had not exceeded 280 ppm, for the last million years. Due to human activities after the onset
of the industrial era, GHGs, including CO2, have risen at exponential levels. It is well documented that
human activities are a direct cause of increases in GHG concentrations in the atmosphere over this time
period.
A particular challenge to global climate change analysis under CEQA, however, is that while the evaluation
of a project's direct impacts may start with the simple question of whether the project contributes to an
environmental effect such as global climate change, it does not end there. Rather, CEQA requires a
legitimate determination as to whether the project contributes to a level that makes that contribution
significant.. CEQA defines a "significant effect an the environment" as a substantial; or potentially
substantial, adverse change in the environment. Exactly what contribution to an impact is required for an
impact to be "significant" is evaluated through the establishment of a "threshold of significance "' A
threshold of significance cannot be an arbitrary measure. With respect to global climate change and
absent an adopted regulatory standard, the establishment of a feasible and practical significance
threshold which meets the requirements of CEQA and the United States Constitution has proved
challenging.
Because GHGs are well mixed in the atmosphere and remain in the atmosphere for periods ranging from
decades to centuries, GHG emissions from each single worldwide source commingle with emissions from
all other worldwide sources in a matter of days to . influence climate change on a global, rather than local or
regional, basis.a California GHG emissions, for example, do not specifically produce global climate
change impacts in California, but rather quickly commingle with GHG emissions from around the world to
influence global climate change patterns throughout the world. This "commingled" nature of GHG
emissions makes it infeasible to assess the relative contribution of any one project's GHG emissions to
worldwide GHG emissions without undue speculation.
So, while certain emissions may contribute to both air quality and global climate change impacts, air
quality impacts represent an entirely different phenomenon than global climate change impacts.
Therefore, the analysis of the impact of GHG emissions on global climate change requires different
methodology than does the analysis. of the impact of the emission of air pollutants on air quality conditions.
CEQA does not authorize the imposition of mitigation measures that do not comply with the doctrines of
"nexus" and "rough proportionality' (see CEQA Guidelines §15126.4(a)(4)(A and B). These doctrines have
been articulated by the United States Supreme Court and provide, in essence, that before mitigation may
be imposed upon a proposed project, (i) there must be a direct relationship (i.e., "nexus ") between the
impacts of the project and the mitigation imposed and (ii) the mitigation required must be "roughly
proportional" to the project's contribution to the impact relative to existing conditions and other projects.
° CEQA Guideline §15064.7 defines a "threshold of significance" as "an idenflfiable . quantitative, qualitative or performance level of
a particular environmental effect, non - compliance with which means the effect will normally be determined to be significant by the
agency and compliance with which means the effect normally will be determined to be less than significant"
8Pew Center for Global Climate Change (2003). Designing a Mandatory Greenhouse Gas Emissions Reduction for the U.S.,
retrieved March 12, 2007, from http� / /www pewciimate .oro /docUt)loadslUSGas °/ 2E.pdf.
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Thus, even if it were feasible to evaluate the impacts of a small project on global climate change,
mitigation of that project's contribution to global climate change may be required only if (i) the proposed
project's impact can be determined based upon an appropriate threshold of significance, (ii) feasible
mitigation can be identified which has a nexus to the impact, and (iii) the mitigation is roughly proportional
to the proposed project's relative contribution to the impact. These criteria also are infeasible, if not
impossible, to apply without speculation.
CEQA also allows a project to be evaluated for consistency with "applicable general plans and regional
plans" (see CEQA Guidelines §15125(e)). Such plans would include, for example, "the applicable air
quality attainment or maintenance plan." These plans involve legislative or regulatory programs applicable
to all projects within the region. They establish standards which are independent of the impact analysis
described in the CEQA Guidelines (see provisions beginning with Section 15126). Therefore, the
"measuring stick" of a regional plan does not require a typical CEQA impact analysis in order to ensure
compliance with that plan. While the program for GHG emissions reductions and maintenance which
ultimately is intended to result from AB 32 will likely constitute such a regional plan once it is adopted, that
AB 32 program does not yet exist and may not be in place for several years. No other program
establishing such regulatory standards has yet been adopted. Therefore, there is not yet a regional or
statewide plan regulating global warming by which the Proposed Project can be measured.
Each of these considerations bears on this MND's evaluation of the potential impacts of GHG emissions
on global climate change.
Threshold for Determining Significance
There is general scientific acceptance that global warming is occurring and that human activity is a
significant contributor to the process, suggesting to some that the emission of even a minute amount of
GHG contributes to the warming process. However, under CEQA, such a conclusion would result in an
improper threshold. The reasons are straightforward.
First, because regulatory programs establishing specific GHG emission standards have not been adopted,
the CEQA analysis of global climate change, must focus only on the "relative" —as opposed to "absolute"
— effects of a project, using existing environmental conditions as a baseline. That means that the
evaluation of a proposed project's potential GHG impacts must determine whether the proposed project's
contribution to global climate change is significant when compared to the conditions existing when
preparation of the MND began.
Second, of precise relevance to any argument that even small amounts of GHG emissions are intended to
be prohibited by AB 32, AB 32 explicitly established the State's policy that "de minimis" emissions shall not
be subject to regulation. Specifically, AB 32 requires that CARB "recommend a de minimis threshold of
greenhouse gas emissions below which emission reduction requirements will not apply."
Direct Impacts
Given the scope and magnitude of global GHG emissions, there is little, if any, support in the scientific and
environmental communities for the proposition that an isolated project's relatively miniscule contribution of
GHG standing alone (i.e., a direct, as opposed to cumulative, project impact) would significantly alter the
course of global climate change. In its April 13, 2009, letter to the Secretary for Natural Resources
accompanying the proposed Amended Guidelines, CPR stated that the "impact resulting from greenhouse
gas emissions are cumulative in nature" In a 2008 Technical Advisory, CPR noted that "climate change is
ultimately a cumulative impact" Essentially, with the theoretically possible exception of an extremely large
project emitting extreme amounts of GHG, a project's "net "" contribution to GHG emissions relative to
existing conditions is subject to evaluation, if at all, only on a cumulative basis.
"Net" refers to the relative, rather than absolute, contribution of a proposed project when compared to the
existing environmental conditions.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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Cumulative Impacts
With respect to cumulative impacts, CEQA establishes specific criteria for impact evaluation when
assessing whether an EIR must be prepared. (CEQA Guidelines §15064(h). The Initial Study and /or MND
must determine if the proposed project's effects would be "cumulatively considerable," meaning "that the
incremental effects of an individual project are significant when viewed in connection with the effects of
past projects, the effects of current projects, and the effects of probable future projects." (CEQA
Guidelines §15065(h)(1)).
Section 15064(h)(3) of the Guidelines provides that a "lead agency may determine that a project's
incremental contribution to a cumulative effect is not considerable if the project will comply with the
requirements in a previously approved plan or mitigation program which provides specific requirements
that will avoid or substantially lessen the cumulative problem." As noted above, no such plan or program
yet exists.
Section 15130 of the Guidelines sets forth the methodology by which an EIR must assess the significance
of cumulative impacts. Because the MND criteria set forth in Section 15064(h)(1) and 15064(h)(3) are
essentially the same as those set forth in the more detailed Section 15130, this MIND utilizes that more
detailed description as guidance in its evaluation of whether the Proposed Project's potential cumulative
impacts related to global climate change are significant and cumulatively considerable. Section 15130(b)
states that the "following elements are necessary (emphasis added) to an adequate discussion of
significant cumulative impacts:
"(1) Either:
(A) A list of past, present, and probable future projects producing related or cumulative
impacts, including, if necessary, those projects outside the control of the agency, or
(B) A summary of projections contained in an adopted general plan or related planning
document, or in a prior environmental document which has been adopted or certified,
which described or evaluated regional or area wide conditions contributing to the
cumulative impact. Any such planning document shall be referenced and made available
to the public at a location specified by the Lead Agency."
Obviously, absent gross speculation, a list of past, current, and reasonably foreseeable future projects
throughout the world which potentially contribute to global warming is not feasible to assemble. And, as
discussed above, there is not yet an adopted or certified planning document which contains a summary of
projections based on known or likely worldwide projects. Therefore, this MND cannot feasibly evaluate
potential cumulative project global climate change impacts in the standard manner currently required by
CEQA.
With this extensive background, the analysis of the potential effects of the Proposed Project is as follows:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a
significant impact on the environment?
Less than Significant Impact. Implementation of the proposed project would contribute to long -term
increases in greenhouse gases (GHGs) as a result of traffic increases (mobile sources) and minor
secondary fuel combustion emissions from space heating, etc. Development occurring as a result of the
proposed project would also result in secondary operational increases in GHG emissions as a result of
electricity generation to meet project - related increases in energy demand. Electricity generation in
California is mainly from natural gas -fired power plants. However, since California imports about 20 to 25
percent of its total electricity (mainly from the northwestern and southwestern states), GHG emissions
associated with electricity generation could also occur outside of California. Space or water heating,
water delivery, wastewater processing and solid waste disposal also generate GHG emissions. Short-
term GHG emissions will also derive from construction activities.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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The General Reporting Protocol (GRP) in the California Climate Action Registry (CCAR) divides project -
related operational GHG emissions into three categories. These three sources include the following:
Source 1 — On -site combustion of fossil fuels (space and water heating, fireplaces, landscape
utility equipment, etc.)
Source 2 — Consumption of purchased energy (electricity)
Source 3 — Indirect emissions (transportation, solid waste disposal, fresh -and wastewater
conveyance and treatment)
For general development projects such as that proposed, Source 3 is typically a much larger contributor to
the GHG burden than Sources 1 and 2. Project - related GHG emissions were aggregated into
transportation and non - transportation sources. The transportation component is calculated and reported in
the URBEMIS2007 computer model summarized in Table 1.
Construction Emissions
During project construction, the URBEMIS2007 computer model predicts that a peak activity day in the
single "worst case" year of construction (2011 during demolition and grading) will generate 2,760
pounds /day of CO2for demolition and 3,851 pounds /dayof CO2 during grading (refer to Table 1).
Equipment exhaust also contains small amounts of methane and nitric oxides, which are also GHGs.
Non -0O2 GHG emissions represent approximately a three percent increase in CO2.equivalent (CO2e)
emissions from diesel equipment exhaust. For purposes of analysis, it was assumed that the non -0O2
GHG emissions from construction equipment are negligible, and that the total project construction GHG
burden can be characterized by 40 peak activity days fog demolition and 100 peak days for grading. The
estimated annual GHG impact is estimated to be 70 metric tons (MT) /year, if all the above activities were
to occur in a single year. For screening purposes, the temporary construction activity GHG emissions
were compared to the chronic operational emissions in the SCAQMD's interim thresholds. The screening
level operational threshold is 3,000 metric tons (MT) of CO2- equivalent (CO2(e)) per year. Grading
activities generating 70 MT are well below this threshold.
Operational Emissions
Assuming that maximum daily trips - generation occurs 365 days per year, the Clubhouse Replacement
project daily operational CO2 emissions will be the same as existing emissions, 1,066 MT of CO2 per year.
This is also less than the GHG significance screening criteria. Nonetheless, the landscape concept plan
proposes fast - growing, low water use plant materials, which will enhance carbon sequestration and water
usage, which will minimize greenhouse gas emissions associated with the proposed project. In addition,
the project will comply with the current California Building Code (CBC) and other regulatory requirements
related to energy conservation as well as compliance with solid waste reduction requirements prescribed
in the City's Source Reduction and Recycling Element (SRRE) to further reduce energy demands.
Annual GHG emissions, from non - transportation sources associated with the clubhouse replacement are
shown in Table 5. Because the project generates the same number of trips as existing uses, the
transportation component is shown as zero.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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Table 5
Project - Related GHG Emissions
Newport Beach Country Club
Use
Unit
(KSF )
Electricity
(Tons /MWHR
Natural Gas
Tons /108 cu. ft.)
Solid Waste
TonslTon
Water
TonsIRNG
Clubhouse
69.09
687.4
4.0
62.9
7.9
Conversion Factor
0.363
54.6
0.46
4.62
CO2e Tons/Year
249.5
218.4
28.9
36.4
SOURCE: Giroux & Associates (September 2009)
As indicated in Table 5, the proposed project - related non - transportation sources would generate 533.2
tons /year (484.7 MT /year) of CO2e as a result of project implementation. It is anticipated this amount
would be approximately the same as that generated by the existing clubhouse facility. Even when
combined with the transportation- related CO2e emissions (1,066 MT /year), the total operational emissions
would remain below the 3,000 MT /year screening level and the 1,600 MT /year threshold employed by the
City. Therefore, no significant climate change impacts are anticipated, either individually or cumulatively,
and no mitigation measures are required.
Although new GHG emissions will be well below the screening threshold, all GHG emissions are
considered to have a cumulative global contribution. Implementation of reasonably available control
measures is recommended. GHG reduction options on a project -level basis are similar to those
measures designed to reduce criteria air pollutants (those with ambient air quality standards). Measures
that reduce trip generation or trip lengths, measures that optimize the transportation efficiency of a region,
and measures that promote energy conservation within a development will reduce GHG emissions.
Additionally, carbon sequestering can be achieved through urban forestry measures.
Reductions in the vehicular contribution are critical in achieving the goals of statewide /national GHG
minimization programs. However, substantial mobile source tripNMT reduction or increases in vehicular
fuel efficiency are not achievable on a project- specific basis. State or national programs are in place to
significantly upgrade fuel efficiencies. Most project - specific discretionary actions for GHG reduction must
focus on energy conversation. Recommended GHG reduction measures include: (1) construction of the
new clubhouse to meet LEED specification; (2) incorporation of solid waste minimization and recycling
programs; and (3) incorporation of fast - growing, low water use landscape to enhance carbon
sequestration and reduce water use. These measures will reduce the generation of GHG emissions
resulting from project implementation.
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing
the emissions of greenhouse gases?
Less than Significant Impact. The incremental increase in potential greenhouse gases associated with
the proposed project would not be significant in the context of the contribution of worldwide GHG impacts
and would not interfere with the State's mandatory requirements under AB 32 to reduce statewide GHG
emissions to 1990 levels by 2020. In its draft interim guidance on establishing thresholds for GHG -
emission- related impacts, the California Air Resources Board has set forth that small residential and
commercial projects, emitting 1,600 metric tons of CO2e per year or less, would clearly not interfere with
achieving the States emission reduction objectives in AB 32 (and EO S- 03 -05) and thus may be deemed
categorically exempt from CEQA because the impacts would clearly not be significant.1e Construction
"California State of, 2008. California Air Resources Board (GARB). Preliminary Draft Staff Proposal: Recommended Approaches
for Setting Interim Thresholds for Greenhouse Gases Under the California Environmental Quality Act. October 24. Based on that
same guidance,. the City has applied in other EIRs an interim threshold for residential and commercial projects that emit in excess
of 1,600 tonnes /year of CO2e. Until further guidance is provided by the State or other appropriate expert agencies, the City has
considered projects to have significant impacts because they would interfere with the State's mandatory requirements under AB 32
to reduce statewide GHG. emissions to 1990 levels by 2020 if they either (1) are not substantially consistent with policies and
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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activities would result in the generation of approximately 70 MT /year of CO2e; operational COze emissions
are estimated to be less than 1,066 MT /year. These emissions are below 1,600 tons /year of COZe and
thus would clearly not interfere with achieving the State's emission reduction objectives in AB 32 (and EO
S- 03 -05) and would clearly not be result in a significant GHG- related impact.
Speculation and Guidelines Section 15145
Finally, it must also be noted that Section 15145 of the CEQA Guidelines provides that "[i]f, after thorough
investigation, a lead agency finds that a particular impact is too speculative for evaluation, the agency
should note its conclusion and terminate discussion of the impact." Beyond the analysis contained in this
MIND, which, standing alone, complies with CEQA's analysis requirements, technical data does not yet
exist that would allow the City to determine without the use of undue speculation how a project of this size
would, relative to other proposed projects throughout the world, contribute to global climate change.
Evaluation using speculative "per capita" or other projections of worldwide GHG emissions based upon
projections of population growth over many decades may provide valuable information, but would not
constitute an analysis of the "incremental effects" of the project in either of the contexts identified in
Section 15130(b) of the CEQA Guidelines which are discussed above. Therefore, because (i) CEQA
prohibits speculative analysis and (ii) the Proposed Project's projected GHG emissions will not exceed
those generated under existing environmental conditions, further analysis is not required.
Mitigation Measures
Because there are no impacts related to global climate change, no mitigation measures are required.
However, it should be noted that the following standard conditions and project design features have been
incorporated into the Proposed Project and will contribute to the Proposed Project's net long term
reduction of GHG emissions.
SC -9 All new buildings shall meet Title 24 requirements
SCA 0 Water conservation design features shall be incorporated into building and landscape designs
VIII. HAZARDS AND HAZARDOUS MATERIALS
Ninyo & Moore prepared a Phase I Environmental Site Assessment (ESA) for the proposed project
(December 5, 2005). The findings and recommendations presented in the Phase I ESA are summarized
in the following analysis; the document is on file and available for review at the City of Newport Beach
Planning Department.
a) Would the project create a significant hazard to the public or the environment through
routine transport, use, or disposal of hazardous materials?
Less than Significant with Mitigation Incorporated. Construction activities associated with the
proposed project would include oil, gas, tar, construction materials and adhesives, cleaning solvents and
paint and other similar construction- related materials. Transport of these materials to the site and use on
the site would only create a localized hazard in the event of an accident or spills. Hazardous materials
use, transport, storage and handling would be subject to federal, state and local regulations to reduce the
risk of accidents. Equipment maintenance and disposal of vehicular fluids is subject to existing
regulations, including the National Pollutant Discharge Elimination System (NPDES). Given the nature of
the project in terms of scope and size (i.e., redevelopment of an existing golf course clubhouse and
related facilities), it is anticipated that normal storage, use and transport of hazardous materials will not
result in undue risk to construction workers on the site or to persons on surrounding areas. The use and
disposal of any hazardous materials on the site and in conjunction with the project will be in accordance
with existing regulations. With the exception of quantities of pesticides, fertilizers, cleaning solvents,
standards set out in federal, state, and local plans designed to reduce greenhouse gas emissions or (2) would emit more than
6,000 tonnes/year of CO2e.
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paints, etc., that are typically used to maintain the golf course located on the property, on -going operation
of the Newport Beach Country Club uses will not result in the storage or use of significant quantities of
hazardous materials beyond that currently used. As a result, no significant impacts are anticipated related
to the use, disposal and /or storage of hazardous materials in association with the proposed uses. As
indicated below, in Section Vlll.c, remediation of the asbestos containing materials (ACM) and lead based
paint (LBP) in accordance with regulatory requirements would avoid any potential impacts previously.
identified. No additional mitigation measures are required.
b) Would the project 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?
Less than Significant Impact. According to historical sources and regulatory database information, the
subject property (1600 East Coast Highway) was previously equipped with a 550 - gallon underground
gasoline storage (UST) tank that was installed in the southwestern corner of the property in 1965 and
removed in 1987. A Summary of Remedial Operations Report was prepared (1987), which revealed that
the tank had a dime -sized hole in the bottom. Subsequent sampling and laboratory analysis were
undertaken that indicated elevated levels of hydrocarbon, including aromatic constituents' benzene, were
present in the subsurface soil below the excavation pit. Excavation and sampling of the soils were
conducted, which indicated that the constituents analyzed were non - detect" and closure was granted by
the Orange County Health Authority (sic). Based on the results of the previous investigation and
regulatory closure, the former 550 - gallon UST in the southwestern portion of the subject property is not
expected to represent a significant environmental concern.
In addition, two 55- gallon drums of waste oil within the maintenance area of the golf course were observed
during the field investigation conducted during the Phase I ESA. The drums were used to store waste oil
during golf cart repair activities and were stored over secondary containment. No spills, leaks or drains
were observed near the vicinity of the drains. Based on the good housekeeping practices and lack of
direct conduit to the subsurface of the subject property near the waste oil drums, these drums are not
expected to represent a significant environmental concern. No changes in these operations or activities
are anticipated as a result of project implementation. Continued compliance with regulatory requirements
will ensure that no potentially significant impact would occur. No mitigation measures are required.
Two ponds are located within the boundaries of the golf course. No violations were noted during the
research and information search. No hazardous materials were noted near the vicinity of the ponds,
which are located throughout the golf course. Based on the lack of documented releases and evidence of
hazardous materials near the ponds, they are not expected to pose a significant environmental concern or
hazard.
Finally, three (3) pole- mounted transformers were observed on the subject property. The transformers are
not labeled indicating PCB content. No staining or leakage was observed in the vicinity of the
transformers. Based on the good condition of the equipment, the transformers are not expected to
represent a significant environmental concern. The transformers appear to be owned by Southern
California Edison (SCE), which would be responsible for maintenance of these facilities. Additionally, no
other potential PCB - containing equipment (e.g., interior transformers, oil- filled switches, hoists, lifts; dock
levelers, hydraulic elevators, etc.) was observed on the subject property during the site reconnaissance.
The proposed project's demolition and construction do not involve any activities and /or uses that would
utilize hazardous materials or other substances that would, if released into the environment, create a
safety or health hazard, other than those which are part of the existing environmental conditions because
they are currently used to maintain the golf course and related facilities. The nature of the existing golf
course use involves the application, storage, and mixing of pesticides and herbicides on the property. The
chemicals are utilized to service the golf course greens and fairways. The chemicals, fertilizers and other
hazardous materials will continue to be maintained on the premises in accordance with existing and future
It Partner Engineering and Science, Inc.; Addendum Letter dated March 29, 2010.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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regulatory storage and use requirements. As a result, no significant impacts are anticipated and no
mitigation measures are required.
C) Would the project emit hazardous emissions or handle hazardous or acutely hazardous
material, substances, or waste within one - quarter mile of an existing or proposed school?
Less than Significant with Mitigation Incorporated. Visual asbestos surveys were conducted by Con -
Test in 1992 and also during a Phase I ESA by prepared by Law /Crandall, Inc., in 1994. During that latter
visual survey, several areas within the Newport Beach Country Club facilities were observed to have
asbestos containing materials (ACM), including:
Floor tile located in the back office of the first floor of the clubhouse.
Vinyl flooring located on the second floor next to the ballroom of the clubhouse.
Floor tile located on the first floor in the women's restroom near the office area of the
clubhouse.
• Vinyl flooring located on the first floor in the restaurant waiter's room of the clubhouse.
• Spray- applied acoustical ceiling located in the manager /receptionist offices, professional
shop, dressing room, and women's locker room of the clubhouse.
• Exterior plaster located outside the professional shop of the clubhouse.
Air cell pipe insulation located in the restroom hallway of the kitchen, janitor storage room,
and the roof attic mechanical area of the clubhouse.
Air cell duct insulation located in the roof attic mechanical area.
• Pipe elbow insulation located in the roof attic mechanical area of the clubhouse.
• Roof penetration sealant located at the perimeter flashings and penetrations of the low
and high roof of the clubhouse.
The visual asbestos survey conducted by Law /Crandall, Inc., also concluded that the ACM reported in a
prior survey conducted in 1992 by Con -Test was still present at the site. The Law /Crandall asbestos
survey recommended that the ACM be maintained in place by instituting an operations and maintenance
(O &M) program (i.e., repair damaged asbestos, clean up of contaminated areas, notification and training
of employees, routine inspections of ACM, etc.), which should continue until the ACM is removed.
A limited visual evaluation of accessible areas was also conducted during the preparation of the most
recent Phase I ESA prepared by Partner Engineering and Science, Inc., for the presence of suspect ACM.
Based on that limited survey, suspect ACMs were noted in the acoustic ceiling tiles, vinyl floor tiles, and
drywall systems within the buildings located on the subject property. All of the ACM and PACM (presumed
asbestos - containing materials) were noted to be in good condition. Demolition of the existing Golf
Clubhouse and other structures, which were constructed in 1964, is proposed by the applicant. Without
proper remediation, it is possible that ACM could be released into the environment; however, according to
the Environmental Protection Agency (EPA), ACM and PACM that are intact and in good condition can, in
general, be managed safely in -place under an Operations and Maintenance (O &M) program until removal
is dictated by renovation, demolition, or deteriorating material conditions. As indicated above, an O &M
program was recommended in 1994 following completion of the Law /Crandall asbestos survey.
In addition to ACM, it is also possible that lead -based paint (LBP) may also exist within the structures;
however, due to the commercial nature of the current use of the property, LBP was not considered within
the scope of the Phase I ESA. Because the structures were built in 1964, it is also possible that LBP may
exist within the structures. Similar to ACM, the release of LBP into the environmental could pose a
potential health risk, given the proximity of the residential uses in the project environs. Therefore, prior to
any disturbance of the structures and construction materials within the project site, a comprehensive ACM
and LBP survey shall be conducted and appropriate measures prescribed to ensure that no release of
either ACM or LBP occurs, including during remediation and transport and disposal of those materials.
Remediation shall comply with all applicable regulatory requirements. Air emissions of asbestos fibers
and leaded dust would be reduced to below a level of significance through compliance with existing
federal, state, and local regulatory requirements.
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d) Would the project be located on a site which is included on a list of hazardous materials
sites which complied pursuant to Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the environment?
No Impact. Information from standard federal, state, county, and city environmental record sources
provided by Track Info, LLC in a database search on November 18, 2008. This information revealed that
with the exception of the UST previously discussed (refer to Section Vlll.b), the subject property is not
included on any lists of hazardous materials sites compiled pursuant to Government Code Section
65962.5. Table 6 summarizes the results of the data base records searches, which revealed that no
environmental concerns were identified on the site or within the requisite distances.
Table 6
Summary of Environmental Database Search
Newport Beach Country Club
Radius
Database
Searched
Results
Federal National Priorities List NPL
1 Mile
No sites
Federal Delisted NPL
/3 Mile
No sites
Federal Comprehensive Environmental Response,
Compensation and Liability Information System
Y2 Mile
No sites
CERCLIS
Federal CERCLIS — No further Remedial Action
yz Mile
No sites
Planned NFRAP
Federal Resource Conservation and Recovery Act
1 Mile
No sites
RCRA Corrective Action CORRACTS Facilities
Federal RCRA Treatment, Storage and Disposal
/2 Mile
No sites
TSD List
Site and
Federal RCRA Generator List
Adjoining
No sites
Properties
Federal Institutional Controls /Engineering Controls
Site
Site not listed
IC /EC
Federal Emergency Notification Systems ERNS
Site
Site not listed
State Calsites Database (CALSITES) or State -
/z Mile
No sites
Equivalent CERCLIS
Solid Waste Landfill Facilities SWLF
/2 Mile
No sites
State /Leaking Underground Storage Tanks (LUST)
/2 Mile
Site' and 2 other sites
Lists
Site and
State UST and AST Registration List
Adjoining
Site
Properties
State Brownfield List and State Institutional
/2 Mile
No sites
Control/Engineering Control/Engineering Control Registries
State Voluntary Cleanup Programs (VCPS)
/2 Mile
No sites
Indian Reservations
1 Mile
No sites
Tribal-Equivalent NPL
1 Mile
No sites
Tribal Equivalent CERCLIS
1 Mile
No sites
Tribal Landfill and /or Solid Waste Disposal Sites
1 Mile
No sites
Tribal LUST List
1 Mile
No sites
Site and
Tribal UST and AST Registration List
Adjoining
No sites
Pro erties
Tribal Institutional Control/Engineering Control/Engineering Control
Site
Site not Listed
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Based on the database search conducted for the proposed project and included in the Phase I ESA,
neither the subject property nor other properties identified within one mile of the site would expose the site
and /or future users to an environmental concern or hazard. No significant impacts are anticipated and no
mitigation measures are required.
Radon has been identified as a potentially hazardous element. The 'U.S. Environmental Protection
Agency (EPA) has developed a map to assist National, State, and local organizations to target their
resources and to implement radon - resistant building codes. The EPA has identified a limit of 4.0
picoCuries per Liter (pCi /L) as the "Action Limit" for Radon. Radon sampling was not conducted as.part of
the Phase I ESA. However, review of the EPA Map of the Radon Zones places the subject property in
Zone 3, where average predicted radon levels are less than 2.0 pCi /L. Therefore, potential impacts are
anticipated to be less than significant.
As indicated above, no recognized environmental conditions (REC)' were identified during the on -site
investigation and /or database search conducted for the proposed project and discussed in the Phase I
ESA. As a result, no potentially significant health hazards or environmental hazards are anticipated and
no mitigation measures are required.
e) For a project 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?
Less than Significant Impact. The project site is located approximately 4.0 miles south of John Wayne
Airport (JWA). A portion of the 132 -acre property is located within for the Airport Environs Land Use Plan
( AELUP) Notification Area (i.e., FAR Part 77) for JWA. Although operations at JWA would not pose a
safety hazard for the golf course and related facilities or future occupants and/or visitors at the site due to
the proximity of the project to the airport, the City is required to submit the General Plan Amendment and
PC Text Adoption to the Airport Land Use Commission (ALUC) for a determination of consistency in
accordance with Section 4.3 of the AELUP prior to adoption by the City. Therefore, no significant impacts
are anticipated and no mitigation measures are required.
'The presence or likely presence of any hazardous substance or petroleum product on a property under conditions that indicate an
existing release, a past release, or a material threat of a. release of any hazardous substances or petroleum products into structures
on the property or into the ground, groundwater, or surface v ater of the property.
Radius
Database
Searched.
Results
Registries
Tribal VCPS
1 Mile
No sites
Tribal Brownfield List
1 Mile
No sites
Other
N/A
Site
'Release of gasoline was discovered in 1965. The regulatory status of the site was "case closed" by
1987. The report indicated that "site not tested for methyl tert -butyl ether (MBTE). Includes unknown
and not analyzed" This listing is assumed to be associated with the earlier UST located on the
northern boundary of the maintenance facility.
2The site is listed on this database twice for USTs, which were removed in early 2003
3The description of the listing indicates "gasoline" and that the site was closed on September 1, 1987.
No other information was listed.
SOURCE: Nino & Moore December 5, 2008
Based on the database search conducted for the proposed project and included in the Phase I ESA,
neither the subject property nor other properties identified within one mile of the site would expose the site
and /or future users to an environmental concern or hazard. No significant impacts are anticipated and no
mitigation measures are required.
Radon has been identified as a potentially hazardous element. The 'U.S. Environmental Protection
Agency (EPA) has developed a map to assist National, State, and local organizations to target their
resources and to implement radon - resistant building codes. The EPA has identified a limit of 4.0
picoCuries per Liter (pCi /L) as the "Action Limit" for Radon. Radon sampling was not conducted as.part of
the Phase I ESA. However, review of the EPA Map of the Radon Zones places the subject property in
Zone 3, where average predicted radon levels are less than 2.0 pCi /L. Therefore, potential impacts are
anticipated to be less than significant.
As indicated above, no recognized environmental conditions (REC)' were identified during the on -site
investigation and /or database search conducted for the proposed project and discussed in the Phase I
ESA. As a result, no potentially significant health hazards or environmental hazards are anticipated and
no mitigation measures are required.
e) For a project 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?
Less than Significant Impact. The project site is located approximately 4.0 miles south of John Wayne
Airport (JWA). A portion of the 132 -acre property is located within for the Airport Environs Land Use Plan
( AELUP) Notification Area (i.e., FAR Part 77) for JWA. Although operations at JWA would not pose a
safety hazard for the golf course and related facilities or future occupants and/or visitors at the site due to
the proximity of the project to the airport, the City is required to submit the General Plan Amendment and
PC Text Adoption to the Airport Land Use Commission (ALUC) for a determination of consistency in
accordance with Section 4.3 of the AELUP prior to adoption by the City. Therefore, no significant impacts
are anticipated and no mitigation measures are required.
'The presence or likely presence of any hazardous substance or petroleum product on a property under conditions that indicate an
existing release, a past release, or a material threat of a. release of any hazardous substances or petroleum products into structures
on the property or into the ground, groundwater, or surface v ater of the property.
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f) 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?
No Impact. The subject property is not located within proximity to a private airstrip. Development of the
site as proposed will not result in potential adverse impacts, including safety hazards from a private
airport, to people utilizing the golf clubhouse amenities proposed or others residing or working in the
project area. Therefore, no significant impacts will occur as a result of project implementation and no
mitigation measures are necessary.
g) Would the project impair implementation of or physically "interfere with an adopted
emergency response plan or emergency evacuation plan?
Less than Significant Impact. The City of Newport Beach has prepared an Emergency Operations Plan
that designates procedures to be followed in case of a major emergency. Coast Highway is designated as
an evacuation route in the City. The project site is not designated for emergency use within the
Emergency Operations Plan. The primary concern of the Public Safety Element and the City of Newport
Beach is in terms of risks to persons and personal property. Although the site is subject to seismic
shaking, development pursuant to building and fire code requirements will ensure that the potential
impacts are minimized or reduced to an acceptable level. The site is not located within a flood hazard
area or subject to such potential disasters. Development of the subject property as proposed will not
adversely affect either the evacuation routes or the adopted emergency operations planning program(s)
being implemented by the City of Newport Beach. Potential circulation impacts associated with
construction will be temporary in nature and will be addressed through the Construction Staging Plan that
will be implemented (refer to Section XVI.d). In addition, any construction vehicles within the public right
of way are prohibited from completely blocking vehicular and emergency access by the Vehicle Code. As
a result, potential short-term circulation impacts associated with construction would not be significant.
h) Would the project 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?
No Impact. Neither the project site nor the surrounding areas are located within a 'Potential Fire Hazard
Area" as identified by the Newport General Plan Public Safety Element. The subject property is located
within an urbanized area of the City of Newport Beach. No significant areas of natural vegetation and /or
habitat exist on the site and the proposed project would not be directly affected by the potential for
wildland fires. There are no major urban or wildland fire hazards that pose a significant threat to the
development. Therefore, the site is not subject to a potential risk of wildland fires. No significant impacts
as a result of wildland fires will occur if the project is implemented and no mitigation measures are
necessary.
Mitigation Measures
SC -11 Prior to any disturbance of the construction materials within the Golf Clubhouse and maintenance
building, a comprehensive ACM and LBP survey shall be conducted. Any repairs, renovations,
removal or demolition activities that will impact the ACM and /or LBP or inaccessible ACM shall be
performed by a licensed asbestos contractor. Inaccessible suspect ACM shall be tested prior to
demolition or renovation. Proper safety procedures for the handling of suspect ACM and LBP
shall be followed in accordance with federal, state and local regulatory requirements federal and
California Occupation Safety and Health Administration (OSHA), and Air Quality Management
District (AQMD) Rule 1403, which sets forth specific procedures and requirements related to
demolition activities involving asbestos containing materials and SCAQMD Regulation X - National
Emission Standards For Hazardous Air Pollutants, Subpart M - National Emission Standards For
Asbestos, which include demolition activities involving asbestos.
SC -12 During demolition, grading, and excavation, workers shall comply with the requirements of Title 8
of the California Code of Regulations Section 1532.1, which provides for exposure limits,
exposure monitoring, respiratory protection, and good working practice by workers exposed to
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lead. Lead - contaminated debris and other wastes shall be managed and disposed of in
accordance with the applicable provision of the California Health and Safety Code.
IX. HYDROLOGY AND WATER QUALITY
a) Would the project violate any water quality standards or waste discharge requirements?
Less than Significant impact. The proposed project would result in the demolition of the existing golf
course clubhouse and the reconstruction of a larger clubhouse facility in the same general area (i.e.,
approximately 100 feet to the south) on the subject property. Therefore, the raw sewage that would be
generated by the proposed project would be similar in nature to that generated by the adjacent properties
and would not significantly affect wastewater treatment. Waste discharges associated with this project
that could affect water quality would be limited to non -point source discharges, including potential storm
water runoff of construction materials and wastes and storm water runoff from the developed site. This
project would not generate any point sources of water pollution; all wastewater generated by the proposed
project would discharge directly to the City's sanitary sewer system, which would not affect the present
permit to operate the affected wastewater treatment plant.
Potentially adverse water quality impacts during the construction phases would be avoided through
compliance with existing regulatory programs administered by the City of Newport Beach and the Santa
Ana Regional Water Quality Control Board (RWQCB). While it is impossible to anticipate all potential
environmental issues that could arise on a daily basis during the course of the project, the site will be
designed to address sediment and erosion control for both temporary (Le., construction) and long -term
(i.e., operational) activities occurring on the subject property. The water quality features incorporated into
the project will be selected to address the main pollutants of concern for a project of this type, and for the
impacted water body, i.e. Newport Bay. Newport Bay, which is located approximately 0.5 mile from the
site, is listed as an "impaired" water body under Section 303(d) of the Clean Water Act, with respect to
copper, nutrients, pathogens, pesticides (e.g., chlordane, DDT, PCBs, etc.), and sediment toxicity. There
are no pre- existing water quality issues identified for the site, nor has there been any indication of past soil
contamination since the site was developed.
The pollutants of concern associated with the proposed project include sediment, nutrients, pathogens
(i.e., bacteria /viruses), and pesticides. However, implementation of the water quality features prescribed
in the Conceptual Water Quality Management Plan (WQMP) prepared for the project, which would be
finalized prior to issuance of the grading permit, will ensure that this project does not violate any water
quality standards during construction. Two options of addressing water quality are identified in the
WQMP. Option 1 provides for the implementation of water quality features in the individual subdrainage
areas on the site, while Option 2 would propose to treat stormwater generated on the subject property at a
downstream location. In either case, the primary treatment mechanism under either option would include
media filtration, and both options would provide a similar level of treatment for pollutants of concern.
Project - related stormwater would be adequately treated in accordance with City and Water Quality Control
Board requirements prescribed as part of the NPDES review process. As a result, no significant impacts
are anticipated and no additional mitigation measures are required.
In accordance with the Conceptual Water Quality Management Plan that will be prepared for the project,
appropriate BMPs will be incorporated to ensure that water quality impact are minimized. Such BMPs
include the incorporation of landscaping into the parking lot, driveways, and around the proposed
clubhouse to maximize permeable area, porous pavement materials, construction of minimum width drive
aisles, etc. It is important to note that no water quality features exist within the limits of the project site. As
a result, surface runoff currently emanating on the site and entering Newport Harbor is not treated.
However, project implementation will incorporate BMPs that will treat the surface runoff associated with
the existing and proposed development and will discharge treated water that will meet discharge
requirements prescribed for Newport Harbor. Tables 9 (General Plan Policy Analysis) and 12 in Section
IX (Land Use and Planning) provide a discussion of the project's consistency with relevant General Plan
and Coastal Land. Use Plan policies related to water quality. As indicated in that discussion, the proposed
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project is consistent with meeting the intent of minimizing potential water quality impacts. Therefore, no
long -term water quality impacts are anticipated as a result of project implementation.
b) Would the project substantially deplete groundwater supplies or interfere substantially
with groundwater recharge such that there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the production rate of pre- existing
nearby wells would drop to a level which would not support existing land uses or planned
uses for which permits have been granted)?
No Impact. This project would not result in a significant increase in water demand and the project's
potable and non - potable water demands would be met through a connection to the City's domestic water
system. The demand for water would be similar to that currently generated by the existing clubhouse.
Although the facility would be larger than the existing clubhouse, the use would be the same and would
not create a significant increase in the demand for domestic water. No water wells are proposed or
required to meet the water demands of this project. There are no water wells located on or near the site,
and since this project would not affect any existing wells or require any new water wells, the project will not
result in the lowering of the water table. No significant impacts to groundwater recharge are anticipated
and no mitigation measures are required.
C) Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, in a manner which
would result in substantial erosion or siltation on- or off -site?
Less Than Significant Impact. No stream or river exists on site, which is developed with a golf course, "
clubhouse and related ancillary facilities. The portion of the property that is the subject of the proposed
improvements encompasses less than 10 acres within seven sub - drainage areas. Under existing
conditions, the project site generally sheet flows in a southwesterly direction to curb and gutter through the
existing parking lot and drains to an existing catch basin at the south corner of the site, which ties into a
24 -inch reinforced concrete pipe (RCP) storm drain maintained by the City that extends in a southeasterly
direction along East Coast Highway. A small portion of the project site along Irvine Terrace, the Club's
entrance, drains along curb and gutter to the existing catch basins that discharge to the 24 -inch RCP
through a 18 -inch RCP. There is no storm drain piping on -site in the existing condition. On -site runoff is
conveyed on the subsurface to the nearby public storm drain system. Surface flows ultimately discharge
into Newport Harbor west of the site. Although on -site soils would be exposed during grading of the
property, a variety of Best Management Practices (BMPs) would be implemented both during construction
and during the long -term operation of the proposed project. Furthermore, compliance with applicable
building, grading and water quality codes and policies, which are performed during the plan check stage,
will ensure that surface flows can be accommodated and water quality protected, including potential
erosion. As a result, no significant impacts are anticipated and no mitigation measures are required.
d) Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of a course of a stream or river, or substantially increase
the rate or amount of surface runoff in a manner which would result in flooding on or off -
site?
Less than Significant Impact. Under the post - development conditions, the existing outlet locations and
the receiving public storm drain system will remain the same but the on -site drainage pattern will be
modified by adding a private storm drainpipe system, which will convey the majority of the on -site
drainage. The overall on -site tributary area will be almost identical to the existing conditions.
As indicated above, project implementation will alter the existing drainage conditions on the site. At the
present time, the development area (i.e., less than 10 acres) is divided into seven drainage areas.
Drainage Areas A -1 through A -7 B comprise the existing golf course clubhouse and parking lot.
Stormwater runoff occurring in Drainage Areas A -1 through A,6 (6.39 acres) occurs as sheet flow in a
southeasterly direction towards a curb and gutter that empties into a catch basin in the southerly corner of
the parking lot. As indicated in Table 7, the 25 -year storm flow (Q25) at this location is 19.1 cubic feet per
second (cfs). The catch basin is connected to an 18 -inch RCP pipe, which connects to an existing 24 -inch
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RCP that runs parallel to Coast Highway. Area A -7, comprised of 1.0 acre that encompasses Irvine
Terrace, sheet flows towards Irvine Terrace Road and into a cross gutter, where it is directed to two catch
basins on Irvine Terrace Road. This flow ultimately connects to the same 24 -inch RCP pipe identified for
Drainage Areas A -1 through A -6. The Q26 storm flow at this juncture is 21.7 cfs. The combined flow
conveyed in the 24 -inch RCP enters an existing 69 -inch RCP storm drain, which conveys the runoff to
Newport Bay where it is discharged.
Table 7
Existing Runoff
Newport Beach Country Club
Sub -Area
Area
In Acres
Flow (Q2s)
cfs
A -1
0.22
0.9
A -2
0.77
16
A -3
1.24
7.0
A -4
1.30
10.9
A -5
1.06
13.9
A -6
1.80
19.1
A -7
1.00
21.7
Total
7.39
24.6
sbUCE Fuscoe Engineering Ma 2009
The proposed development area is also divided into eight drainage areas encompassing 7.62 acres. A
storm drain system is proposed that would collect the stormwater generated on -site and convey it to the
existing 18- and 24 -inch storm drains previously identified that parallel East Coast Highway. Table 8
reflects the post - development storm flows anticipated to occur as a result of project implementation.
Table 8
Post - Development Runoff
Newport Beach Country Club
Sub- Area-
Area
(In Acres
Flow (Q25)
cfs
A -1
0.27
1.2
A -2
0.86
4.3
A -3
1.08
7.8
A -4
0.53
9.3
A -5
1.67
15.0
A -6
1.01
18.0
A -7
1.71
23.4
-8
0.49
24.6
Total
PA
7.62
SOUCE: Fuscoe Engineering Ma 2009
Based on the hydrology study prepared for the proposed project by Fuscoe Engineering, the proposed
development will result in a slightly increased storm runoff at the project outlet. This is due to shortened
time of concentration as a result of generally steeper gradient along the proposed curb and gutter. In the
existing condition, the parking lot sheet flows perpendicular to curb and gutter along the southwesterly
project boundary then turns southeast and runs at a fairly flat grade to the existing catch basin. Increase
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in peak flow discharge at the project outlet is 2.9 cfs fora Q25 storm event. The site will be graded and
designed to facilitate post - development storm flows. In addition, the existing outlet locations and the
receiving public storm drain system will remain the same but the on -site drainage pattern will be modified
by adding a private storm drain pipe system, which will convey the majority of the on -site drainage to the
existing facility. Therefore, no significant impacts are anticipated and no mitigation measures are
required.
e) Would the project create or contribute runoff water which would exceed the capacity of
existing or planned stormwater drainage systems or provide substantial additional
sources of polluted runoff?
Less than Significant Impact. As indicated above, additional surface runoff would be generated (refer to
the previous discussion in Section IX.d). The existing storm drainage collection and conveyance facilities
within the project area (i.e., 18- and 24 -inch pipes previously described) will continue to convey stormwater
generated on -site to Newport Harbor where it will be discharged. No significant impacts are anticipated
and no mitigation measures are required.
f) Would the project otherwise substantially degrade water quality?
Less than Significant Impact. As indicated previously, Newport Bay is listed as an "impaired" water
body under Section 303(d) of the Clean Water Act, with respect to metals, pesticides and priority organics.
Changes in surface runoff are anticipated as a result of the development of the subject property as
proposed that could result in potential impacts to water quality. However, the project will be designed to
comply with all relevant building, grading and water quality codes and policies to ensure that there will not
be an adverse effect on water quality, either during construction or during the operational life of the
project. As previously indicated, the applicant will be required to prepare an Stormwater Pollution
Prevention Plan (SWPPP), which will identify both structural and non - structural features intended to
minimize erosion and sedimentation as well as other water quality impacts that would occur during the
construction phase. In addition, a Conceptual WQMP identifies several measures that would minimize
potential water quality impacts that will also be implemented, depending on the option selected by the City
and applicant to achieve the pollutant reduction (i.e., on -site or off -site features) as illustrated in Exhibits 5
and 6.
For example, Option 1 (i.e., individual drainage area treatment) treatment facilities may include the
following measures to address water quality associated with the proposed elements:
Maintenance Yard, Clubhouse Building and Main parking Lot — StormFilter
• Valet parking and Clubhouse Entry Parking — Porous Pavement Media Filter
• Driveway and Guard House — Filterra Bioretention Unit
Whereas Option 1 specifies individual treatment control BMPs for each subdrainage area for the project,
Option 2 provides a treatment alternative that treats the entire project drainage area at one downstream
location for ease of maintenance and cost. Under this option, one larger StormFilter unit is proposed, to
be located at the southern corner of the main parking lot within the main storm drain line. In addition to
the StormFilter unit, due to the activities in the maintenance yard, a catch basin insert is also proposed to
pre -treat runoff from the maintenance yard.
In addition to those post - development BMPs, final plan check will include the requirement for the
preparation of an adequate drainage and erosion control plan that must be found to meet applicable
standards. Therefore, no significant impacts are anticipated and no mitigation measures are required.
g) Would the project place housing within a 100 -year flood hazard area as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard
delineation map?
No Impact. The subject property is not located within the 100 -year flood plain as delineated on the Flood
Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA) for the City of
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Newport Beach. The site is located in Zone X (Other Areas), which is classified by FEMA as "Areas
determined to be outside the 0.2 percent annual chance floodplain:' During a 100 -year storm, the site
would be protected from flooding, as the water surface for all street flows would remain within the gutter
and street; average depth of flow for the entire site is less than one foot. Secondary overflow for the site is
provided by outletting through the site's interior streets to the exit on East Coast Highway. No residential
development is proposed. Therefore, neither homes nor other structures would be placed within the 100 -
year flood plain and no significant impacts would occur.
h) Would the project place within a 100 -year flood hazard area structures which would
impede or redirect flood flows?
No Impact. No structures are proposed to be located within the 100 -year flood zone. Refer to the
response to Section IX.g.
Would the project expose people or structures to a significant risk of loss, injury or death
involving flooding, including flooding as a result of the failure of a levee or dam?
No Impact. As indicated above, the project site is not located within a flood hazard area or within an area
subject to flooding due to dam or levee failure, Figure S3 (Flood Hazards) in the Newport Beach Safety
Element indicates that in the event of failure of either the San Joaquin Reservoir or the Big Canyon
Reservoir, the site would not be subject to flooding. Therefore, project implementation will not result in a
potentially significant impact; no mitigation measures are required.
j) Would the project be subject to inundation by seiche, tsunami, ormudflow?
Less than Significant Impact. The subject property is located inland of East Coast Highway and is not
within the area of influence of Newport Harbor area. Tsunamis (i.e., seismic sea waves) are generated on
offshore faults by movement that is primarily vertical in nature. The subject property is not within a
Tsunami Hazard Zone illustrated on Figure S1 (Coastal Hazards) in the City's Safety Element. According
to that figure, in the event of a tsunami, surge waves would threaten the lower elevations along the
Newport Beach coastline and in Newport Bay; however, the site is not subject to the effects of a tsunami.
No significant impacts are anticipated and no mitigation measures are required.
Seiche is defined as a standing wave oscillation effect generated in a closed or semi - closed body of water
caused by wind, tidal current, and earthquake. Seiche potential is highest in large, deep, steep -sided
reservoirs or water bodies. The nearest such water bodies include San Joaquin Reservoir, which is
located approximately two miles northeast of the site and Big Canyon Reservoir, located approximately
one mile east - northeast of the subject property. The subject property is located well beyond the area that
could potentially be inundated as a result of a seiche. In addition, Newport Bay, which is located
approximately one -half mile east of the project area, lacks significant potential for damaging seiche
because it is very shallow. As a result, no significant impacts are anticipated and no mitigation measures
are required.
k) Would the project result in significant alteration of receiving water quality during or
following construction?
Less than Significant Impact. Refer to responses to Section IX.a and Section IX.f.
Would the project result in potential for discharge of stormwater pollutants from areas of
material storage, vehicle or equipment fueling, vehicle or equipment maintenance
(including washing), waste handling, hazardous materials handling or storage, delivery
areas, loading docks or other outdoor work areas?
Less than Significant Impact. As indicated previously, stormwater discharges from the site will be
slightly greater than the stormwater currently generated on the site with the existing clubhouse, parking lot
and ancillary structures. Although some temporary impacts associated with construction of the proposed
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structures may occur (refer to Sections IX.a through IX.f), no new long -term outdoor storage,
maintenance, fueling or work areas are proposed. The golf cart storage and maintenance areas are
currently located above grade and are partially open on one side. These facilities are proposed to be fully
enclosed in the lower level of the new clubhouse. Project implementation will result in improvements to
the stormwater discharges associated with site development. The project will be designed to comply with
all requisite codes and policies prescribed by the City of Newport Beach to ensure that stormwater
impacts during or after construction are minimized or eliminated to the maximum extent possible. For
example, the City's standard practice is to require street sweeping as a construction control measure,
rather than washing down the street surface, to avoid runoff of construction wastes, sediment and debris
into the storm drain system or the bay. Other construction BMPs would include those that address
sediment control and waste management and materials pollution control. Little or no pollution control
measures exist within the property, which was developed before the more stringent regulatory controls
were enacted. As a result, with the implementation of such structural and non - structural BMPs as well as
the project's compliance with the requirements imposed by the City, no significant impacts are anticipated
and no additional mitigation measures are required.
M) Would the project result in the potential for discharge of stormwater to affect the beneficial
uses of the receiving waters?
Less than Significant Impact. Refer to responses to Section IX.a and Section IX.f.
n) Would the project create the potential for significant changes in the flow velocity or
volume of stormwater runoff to cause environmental harm?
Less than Significant Impact. Project implementation will result in a small increase in stormwater
generated on the subject property. However, the site would be graded in order to ensure that post -
development runoff is minimized and, further, is directed to a proposed on -site collection and conveyance
system and would be directed to the existing storm drain facilities that have adequate capacity to
accommodate the increase flows. As a result, this project would not result in adverse impacts due to
changes in the flow velocity or volume of storm water runoff.
o) Would the project create significant increases in erosion of the project site or surrounding
areas?
Less than Significant Impact. See responses to IX.a through IX.f. As previously indicated, the
proposed project will be required to identify BMPs, which will be included in the SWPPP that will be
prepared and approved prior to issuance of the grading permit. In addition, structural and non - structural
BMPs have also been identified in the Conceptual WQMP prepared for the project. Finally, as part of the
final plan check review, the applicant is required to prepare an adequate drainage and erosion control plan
that must be found to meet applicable City standards. Implementation of this plan will ensure that
potentially significant increases in erosion resulting from the proposed project will not occur. No mitigation
measures are required.
Mitigation Measures
The applicant has prepared a Conceptual WQMP that identifies a range of BMPs and related water quality
features to ensure that water quality impacts associated with the proposed project are reduced to an
acceptable level. In addition, implementation of BMPs that will be included in the SWPPP will ensure that
construction impacts are minimized. Similarly, BMPs will also be refined and incorporated into the project
design to avoid post- construction impacts to water quality. Therefore, no significant impacts are
anticipated and no mitigation measures are required.
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X. LAND USE AND PLANNING
a) Would the project divide an established community?
Less than Significant Impact. The 132 -acre site is developed with a golf course, clubhouse and
ancillary facilities. The proposed project includes the construction of a larger golf course clubhouse and
modifications to the existing parking lot that serves the golf course. As indicated previously, the area
surrounding the subject property is entirely developed with mixed -use development, including private
recreation (i.e., private tennis complex), residential, professional office, and commercial land uses. As
previously indicated, a development plan has been submitted on the private tennis complex site adjacent
to the subject property that proposes the redevelopment of that site with a tennis clubhouse /spa, 27 hotel
units, and five semi- custom single - family residential dwelling units. Development of the project site as
proposed would not directly affect the majority of the adjacent properties because it is consistent with the
applicable development standards and requirements for site development as prescribed in the proposed
Planned Community District development regulations. In, particular, project implementation does not
include features that would physically divide or otherwise adversely affect or change an established
community (e.g., roadways, flood control channels, etc.). In order to ensure that the proposed
development is compatible with the potential future development of the adjacent tennis complex site,
landscaping buffers have been integrated into the development plan to avoid potential land use conflicts.
In addition, the golf course parking lot elevation is approximately four feet lower than the pad elevation for
the bungalows. As a result, light and glare from the headlights of the cars parked in the lot would not
shine directly into the proposed bungalows. Noise from the parking lot activities would also be reduced as
a result of the difference in grade and the landscaping that will be provided to buffer the two uses. Finally,
views from the.bungalows, which would be direct over and beyond the parking-lot, would not be adversely -- -
affected.
The proposed golf course clubhouse and ancillary buildings exceed the maximum development intensity
allowable under the Land Use Element for the subject site. The applicant is proposing a maximum
development intensity of 56,000 square feet for the Planned Community, which is 21,000 square feet
more than the 35,000 square feet allocated for the property. Although the project is in keeping with the
character of development in the area, a General Plan Amendment is required (refer to Section X.b). With
the exception of the fitness center, expansion of the existing amenities without a consequent
intensification of use account for the increase in square footage. A discussion of the relationship of the
proposed project to the relevant General Plan and Coastal Land Use Plan (CLOP) policies is presented in
Section X.b (refer to Tables 9 and 12, respectively). As indicated in that analysis, the proposed project is
consistent with those policies. The City Council will determine if the increase in intensity proposed by the
applicant meets the intent of the long -range goals and policies of the General Plan.
b) Would the project conflict with any land use plan, policy; or regulation of an agency and
.jurisdiction over the project (including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
Less than Significant Impact. Project implementation will necessitate the approval of a General Plan
Amendment, which would allow an increase in the development intensity on the project site, which is
currently 35,000 square feet. The applicant is proposing to increase the maximum permitted floor area to
56,000 square feet. The Newport Beach General Plan, the Coastal Land Use Plan and the Newport
Beach Zoning Code contain land use plans, policies and regulations of concern with respect to avoiding or
mitigating an environmental effect. Consistency of the proposed project with applicable provisions and /or
policies of the relevant Elements of the General Plan are addressed in Table 9.
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Table 9
General Plan Policy Consistency
Newport Beach Country Club
Policy
No.
General Plan Policy'
Consistent Anal sis
Land Use Element
The proposed project includes an adoption of the PC
District regulations, which will guide development
occurring within the 132 -acre Newport Beach Country
Maintain and enhance the beneficial and unique
Club site. The development standards address
character of the different neighborhoods, business
development limits, permitted uses, building height,
LU 1.1
districts, and harbor that together identify Newport
setbacks, landscaping, lighting, signage, and parking and
Beach. Locate and design development to reflect
are intended to ensure that development within the PC is
Newport Beach's topography, architectural diversity,
consistent and compatible with the existing development
and view sheds.
in the project environs. The proposed project complies
with the development standards prescribed by the City for
the site and is compatible with the existing land uses in
the project environs.
The area in which the site is located is characterized by a
variety of residents], commercial, recreation, and public
land uses that reflect a range of densities and a variety of
architectural styles, which contribute to the unique
While recognizing the qualities that uniquely define its
character of the City. The intensity of the proposed
neighborhoods and districts, promote the identity of the
project (i.e., larger golf course clubhouse) and
LU 1.2 ..
- entire City tbafdifferentiates it as a special place within
t differentiates
architectural character are compatible with -the variety of
the Southern region.
densities and styles within the Newport Beach Fashion
Island area. The architectural character of the proposed
clubhouse, which incorporates variable rooflines,
landscaping, and building elevations that are consistent
with the City's desire to differentiate Newport Beach from
other coastal cities.
Enhance existing neighborhoods, districts, and
The character of the proposed clubhouse is compatible
corridors, allowing for reuse and inflll with uses that are
with the existing land uses and development intensities in
complementary in type, form, scale, and character.
the project area. The project has been designed to be
Changes in use and /or densitylintensity should be
compatible with the existing residential, commercial, and
considered only in those areas that are economically
open space /recreation that exist in the vicinity of the
under performing, are necessary to accommodate
project site. This analysis does not appear to be
Newport Beach's share of projected regional
consistent with the corresponding General Plan Policy
LU 3.2
population growth, improve the relationship and reduce
commuting distance between home and jabs, or
The area in which the project is located is adequately
enhance the values that distinguish Newport Beach as
served by existing infrastructure, including circulation,
a special place to live for its residents. The scale of
sewer, water, and storm drainage systems. As a result,
growth and new development shall be coordinated with
project implementation will not adversely affect those
the provision of adequate infrastructure and public
systems or the provision of adequate service to nearby
services, including standards for acceptable traffic
development.
level of service.
The uses proposed by the applicant are consistent with
the General Plan Land Use Element (i.e., land use
designation). The project applicant is requesting an
LU 4.1
Accommodate land use development consistent with
increase in development intensity permitted in Anomaly
the Land Use Plan.
No. 74 (Statistical Area L1) from 35,000 square feet to a
maximum of 56,000 square feet (i.e., 21,000 square feet).
The proposed clubhouse is otherwise consistent with the
land use designation.
Although the site is not located adjacent to lower density
residential development (e.g.,- single- family detached), the
project has been designed with respect to the proximity of
Require that the height of development in
proposed development on the adjacent tennis complex
nonresidential and higher density residential areas
site. No portion of the proposed golf course clubhouse
LU 5.1 .2
transition as it nears lower density residential areas to
and related features would encroach into the area
minimize conflicts at the interface between the different
proposed for single - family detached residential
types of development.
development on the adjacent site. A portion of the upper
parking lot would be located in close proximity to the
future bungalow units proposed on the adjacent tennis
complex property; however, adequate
landscaping/screening has been provided to ensure that
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2OO8 -162)
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Page 64
Policy
No.
General Plan: Policy.
consistency Mal is
privacy issues are adequately addressed. In addition, the
proposed project complies with the maximum building
heights, setback requirements, etc., for future
development within the 132 -acre property to ensure land
use compatibility is not compromised. The subject .
property is located within the 32150 height limits based on
the current zoning. The proposed PC District regulations
propose a maximum building height of 50 feet, which is
permissible in the 32/50 height limit area with the adoption
of the Planned Community, The height of the proposed
..
golf course clubhouse is approximately 49' 6" and does
not exceed the maximum height prescribed for that use
with the adoption of the PC District Regulations.
Housing Element
Support all reasonable efforts to preserve, maintain,
The project site does not support any existing housing and
and improve availability and quality of existing housing
is not designated for residential use. No residential
H 1.1
and residential neighborhoods, and ensure full
development is proposed within the 132 -acre Planned
utilization of existing City housing resources for as long
Community.
into the future as physically and economicallyossible.
Historical Resources Element
Although archaeological and /or paleontological resources
are not anticipated to be encountered during grading
Require that, in accordance with CEQA, new
and /or construction due to landform alteration that has
development protect and preserve paleontological and
occurred in the past, a Native American representative
--
archaeological resources from destruction, and avoid
has indlr ted.that the site is located in an area of the City
that has numerous cultural resources sites.
and mitigate impacts to such resources. Through
yielded
Therefore, the City requires that a certified
HR 2.1
planning policies and permit conditions, ensure the
archaeological, monitor contacted if,
preservation of significant archaeological and
such resources un
during grading, such resources are encountered. Grading
paleontological resources and require that the impact
activities can be diverted in order to evaluate the
caused by any development be mitigated in
resources and recommend appropriate measures to
accordance with CEQA.
protect and /or preserve them. In addition, a Native
American representative will have the opportunity to
monitor excavation activities.
Circulation Element
The proposed project has been designed to meet the
minimum parking requirements established in the
proposed PC Development Plan. Based on the proposed
parking requirements in the PC Development Plan for the
Require that new development provide adequate,
proposed project, a total of 334 parking spaces is
CE 7. 1.1
convenient parking for residents, guest, business
required. The project is proposing a total of 348 parking
patrons, and visitors.
spaces, including 74 spaces in the upper lot that will be
available for valet parking during special events that may
be hosted on at the Newport Beach Country Club. The
proposed project provides a surplus of 14 parking spaces
on -site.
As indicated above, the on -site parking provided includes
348 parking spaces for the golf course clubhouse (334
required). By comparison, applying the Institute of
Transportation Engineers (ITE) peak parking requirement
would result in a requirement for 186 parking spaces, or
152 fewer parking spaces than proposed by the applicant
Site and design new development to avoid use of
for the proposed project The parking includes valet
CE 7.1.8
parking configurations or management programs that
parking for special events as well as general parking. The
are difficult to maintain and enforce.
PC Development Plan requires approval by the City Traffic
Engineer for valet parking and satellite parking with shuttle
service that involves use of the public right -of -way. The
parking lots and drive aisles have been reviewed and
approved by the City Traffic Engineer. In addition, eight
handicapped parking spaces are also provided, which
complies with ADA requirements.
Recreation Element
No applicable policies.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2OO8 -152)
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Page 65
Policy
No.
General Alan Pollt
'Consistent Analysis
Natural Resources Element
Require all development to comply with the regulations
The project applicant will be required to comply with the
under the City's municipal separate storm drain system
NPDES requirements established by the City, including
NR 3.4
permit under the National Pollutant Discharge
the preparation of a Storm Water Pollution Prevention
Elimination System ( NPDES).
Plan (SWPPP) to address construction activities and a
WQMP for long-term operations of the project.
As indicated above, the proposed project will implement
NR 3.5
Require that development does not degrade natural
BMPs to improve the quality of both construction - related
water bodies.
and long -term runoff emanating from the site prior to their
discharge into Newport Harbor.
Require new development applications to include a
NR 3.9
Water Quality Management Plan (WQMP) to minimize
Refer to Response to Policy No. NR 3.4.
runoff from rainfall events during construction and
post-construction.
The proposed project complies with the requirement to
prepare a SWPPP and WQMP to address both
Include site design and source control BMPs in all
construction and post - development water quality impacts.
developments. When the combination of site design
Both site design and structural BMPs will be incorporated
NR 3.11
and source control BMPs are not sufficient to protect
into the project as required by the City of Newport Beach
water quality as required by the NPDES, structural
to ensure that surface flows emanating from the subject
treatment BMPs will be implemented along with site
property are treated prior to their discharge into Newport
design and source control measures.
Harbor. The SWPPP and WQMP will be sufficient to
protect water quality as prescribed by the NPDES
requirements of the City.
As required by the NPDES permit, a SWPPP will be
_. _ ..
prepared and will establish both structural and non- structural.:
BMPs in order to reduce sedimentation and erosion during
the construction phase. These measures will be
incorporated in the grading /erosion control plans submitted
to the City of Newport Beach. In addition, the applicant has
prepared a ' Conceptual WQMP to address post -
development water quality impacts. The conceptual plan
identifies two options for the treatment of storm water runoff.
Require grading /erosion control plans with structural
Option 1 involves individual treatment control BMPs for each
NR 4.4
BMPs that prevent or minimize erosion during and
of the sub - drainage areas within the project site and Option
after construction for development on steep slopes,
2 involves treatment of runoff from the entire site at one
graded, or disturbed area.
downstream location.
In accordance with the Countywide Model WQMP, the
treatment BMPs will be sized to treat either the Stonnwater
Quality Design Flow or volume and would include storm
filters, porous pavement or other features in the various sub -
drainage areas identified in the plan for Option 1. For
Option 2, a single large storm filter would be incorporated
downstream to treat the stormwater runoff generated by the
proposed project pror to its discharge into Newport Harbor.
The applicant is proposing to demolish an existing golf
course clubhouse and ancillary structures that encompass
31,520 square feet and replace these facilities structures
Reinforce the original design concept for Newport
that would more than double the floor area to 69,088
Center by concentrating the greatest building mass
square feet. In addition, the proposed clubhouse would
and height in the northeasterly section along San
increase in height to 46 feet (maximum) compared to the
LU 6.14.4
Joaquin Hills Road, where the natural topography is
existing 23' -9" clubhouse. Although this represents an
highest and progressively scaling down building mass
increase in both development intensity and height, the
and height to follow the lower elevations toward the
proposed clubhouse and ancillary facilities are consistent
southwesterly edge along East Coast Highway. -
with the development intensity and building heights in the
surrounding area, including the residential development to
the northeast and commercial development to the east.
The site will not be over built given the size of the golf
course and the new building is within the permitted height.
The proposed project has been designed to Incorporate a
Encourage that pedestrian access and connections
sidewalk along the north side of the entry road west of
among uses within the district be improved with
Irvine Terrace to accommodate safe pedestrian access to
LU 6.14.6
additional walkways and streetscape amenities
the clubhouse and other features. In addition, sidewalks
concurrent with the development of expanded and new
are also proposed to be extended from the subject
uses.
property into the proposed tennis facility to the east,
consistent with the City's desire to encourage edest lan
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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Page 66
Policy
.,-
No:
General. Plan Polfcyt.
ConsistencX Analysis
access and connections between land uses.
Require developers to use and operate construction
The proposed project will comply with all South Coast
NR 8.1
equipment, use building materials and paints, and
AQMD rules and requisite local, state and federal
control dust created by construction activities to
requirements to reduce air pollutant emissions during
minimize air pollutants.
construction.
Require new development to protect and preserve
paleontological and archaeological resources from
destruction, and avoid and minimize impacts to such
resources in accordance with the requirements of
NR 18.1
CEQA. Through planning policies and permit
Refer to Response to Policy No. HR 2.1.
conditions, ensure the preservation of significant
archaeological and paleontological resources and
require that the impact caused by any development be
mitigated in accordance with CEQA.
Because implementation of the proposed project requires
the approval of an amendment to the Land Use Element
of the Newport General Plan, it is subject to the provisions
of SB 18, which requires consultation with Native
Notify cultural organizations, including Native American
American representatives before adopting or amending a
organizations, of proposed development that have the
general plan. The City has complied with the
NR 18.3
potential to adversely impact cultural resources. Allow
requirements of SB 18 by submitting a request to the
qualified representative of such groups to monitor
Native American Heritage Commission (NAHC). In
grading and /or excavation of development sites.
addition, the City also sent letters to the Native American
representatives, informing each of the proposed project.
However, no response was received by the City from any
of the Native American representations requesting
consultation within the 90-day statutory period.
Reguire'new development, where on site preservation
and avoidance are not feasible, to donate scientifically
NR 18.4
valuable paleontological or archaeological materials to
Refer to Response to Policy No. HR 2.1.
a responsible public or private institution with a suitable
repository, located within Newport Beach or Orange
county, whenever possible.
Project implementation will not result in any significant
visual impacts to the segment of Newport Center Drive
north of Farallon, which is designated as a Coastal View
-
Protect and, where feasible, enhance significant scenic
Road, or to the Public View Point identified in Irvine
and visual resources that include open space,
Terrace Park located south of East Coast Highway. Views
NR 20.1
mountains, canyons, ridges, ocean, and harbor from
from vantage points along Newport Center Drive will not
public vantage points, as shown in Figure NR3.
be significantly altered as a result of project
implementation. The development would not be visible
from this Coastal View Road because of the landscaping .
and development that exists along the roadway, which
blocks and /or filters views to the subject property.
Protect and enhance public view corridors from the
NR 20.3
following roadway segments (shown in Figure NR3),
Refer to Response to Policy No. NR 20.1.
and other locations may be identified in the future
(Newport Center Drive)-
The building mass and architectural character of the
proposed project will be regulated through the PC District
regulations that have been proposed by the applicant.
Continue to regulate the visual and physical mass of
The City will ensure that these regulations do not
NR 22.1
structures consistent with the unique character and
compromise the unique aesthetic character of the City.
visual scale of Newport Beach.
As previously indicated, the proposed project, which is
subject to site plan review, has been designed to meet the
development standards prescribed by the City, including
building heights, landscaping, lighting, setbacks, etc.
Safety Element
The proposed structures will be designed in accordance
Conduct further seismic studies for new development
with current adopted codes and regulations, including the
S 47
in areas where potential active faults may occur.
California Building Code, which prescribe the design
standards for new development to protect life and
property.
Noise Element
N 1.1
Require that all proposed projects are compatible with
Re
The proposed use is consistent with the noise parameters
noise environment throw h use of Table N2, and
rescribed in Table N2. The proposed golf course
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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Page 67
Policy
- -
No:-
General Plan Polie �
Consistency Analysis
enforce the interior and exterior noise standards shown
clubhouse use is consistent with the land use noise
in Table N3.
compatibility matrix based on noise levels that do not
exceed 75 dBA CNEL.
Require the employment of noise mitigation measures
for existing sensitive uses when a significant noise
Noise mitigation measures have been prescribed to
N 1.8
impact is identified. A significant noise impact occurs
ensure that construction noise impacts are reduced to a
when there is an increase in the ambient CNEL
less than significant level.
produced by new development impacting noise
sensitive uses.
Enforce interior and exterior noise standards outlined
Aside from short-term construction noise impacts, no
in Table N3, and in the City's Municipal Code to ensure
sensitive. receptors would be affected by project
N 4.1
that sensitive noise receptors are not exposed to
Implementation following completion of the proposed golf
excessive noise levels from stationary noise sources,
course clubhouse. Both interior and exterior noise levels
such as heating, ventilation, and air conditioning
of that facility will comply with the adopted standards.
equipment.
Construction hours will comply with the limits established
Enforce the Noise Ordinance noise limits and limits on
by the City of Newport Beach and prescribed in the Noise
N 4.6 -
hours of maintenance or construction activity in or
Ordinance. In addition, operational noise associated with
adjacent to residential areas, including noise that -
the proposed golf course clubhouse would also be
results from in -home hobby or work - related activities.
regulated by the City's Noise Ordinance.
Construction hours will be limited to those stipulated in the
N 5.1
Enforce the limits on hours of construction activity.
City's Noise Ordinance, which will be strictly enforced by
the City of Newport Beach.
'Because the project is not located within the harbor area, policies articulated in the Harbor and Bay Element are not applicable.
General Plan Amendment
According to the General Plan Land Use Element, the subject site is designated as PR (Park and
Recreation) and Table LU2 identifies the maximum development limit of 35,000 gross square feet per
Anomaly No. 74.
The proposed golf course clubhouse and bag storage encompass a total of 54,819 square feet'. The
applicant is proposing to increase the development limit to 56,000 square feet ,2 which exceeds the
adopted allocation 35,000 square feet for the anomaly area by 21,000 square feet. Therefore, the
proposed project will require the approval of a general plan amendment, subject conditions prescribed in
the Charter Section 423, which was adopted by the City of Newport Beach in 2000.
Charter Section 423
City Council Policy A -18 requires that proposed General Plan amendments be reviewed to determine if a
vote would be required. If a project generates more than 100 peak hour trips, 40,000 square feet of non-
residential floor area, or exceeds 100 dwelling units, a vote of the citizens would be required if the City
Council approves the requested Amendment. The proposed amendment is seeking approval of 21, 000
square feet of non - residential floor area and does not includes any dwelling units. The proposed project
generates no additional traffic when compared to the existing golf course, based on Institute of Traffic
Engineers (ITE) trip generation rates. As indicated in Table 10, project implementation would not
necessitate voter approval of the proposed project because it does not exceed the minimum threshold for
maximum floor area (i.e., 40,000 square feet) established by Charter Section 423 for voter approval.
'In addition, an 8,565 square foot maintenance building, a 5,704 square foot cart barn, 630 square feet of men's and women's
restroom facilities, 180 square feet snack bar, and 140 square foot starter shack are also proposed; however, these structures are
not counted in the maximum structural floor area allocated in the General Plan for Anomaly No. 74.
'The difference of 1,181 square feet (56,000 - 54,819) will be reserved for future growth /expansion.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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Page 68
Table 10
Charter Section 423 Evaluation
Newport Beach Country Club
Charter Section 423
Criterion
Threshold
Proposed
Project
Exceeds
Threshold?
A.M. Peak Hour Traffic
100 Trips
0.00
No
P.M. Peak Hour Traffic
100 Trips
0.00
No
No. of Dwelling Units
100
0
No
Maximum Floor Area
40,000 Square Feet
21,000
No
yin excess of allocated floor area established in the General Plan.
SOURCE: Charter Section 423
Based on the Charter Section 423 parameters, implementation of the proposed project would result in no
change in the number of vehicle trips. As indicated in Table 11, no net change in project - related trip
generation would occur because the applicant is not proposing any uses that would result in an increase in
trip generation as compared to the existing condition.
Table 11
Charter Section 423 Trip Generation
Newport Beach Country Club
Coastal Land Use Plan
As previously indicated, the subject property is located in the Coastal Zone delineated within the City of
Newport Beach and is, therefore, subject to the adopted policies contained within the adopted Coastal
Land Use Plan. Consistency with the applicable policies of that CLUP are presented in Table 12.
I
Trip Generation
AM .:
PM
Land Use
Size
Rate.
Peak Hour
Peak Hour
Existing Trip Generation
Golf Course
132 Acres
0.21 a.m. tripslacre
27.72
39.60
0.30 p.m. trips/acre
Total
1
27.72
39.60
Proposed Trip Generation
Golf Course
132 Acres
0.21 a.m. tripslacre
27.72
39.60
0.30 .m. trips/acre
Total
27.72
39.60
Project- Related Change
0.00
0.00
SOURCE: Charter Section 423
City of Newport Beach Planning Department
Coastal Land Use Plan
As previously indicated, the subject property is located in the Coastal Zone delineated within the City of
Newport Beach and is, therefore, subject to the adopted policies contained within the adopted Coastal
Land Use Plan. Consistency with the applicable policies of that CLUP are presented in Table 12.
10
2.1.2 -1
2.2.1 -1
2.2.1 -2
2.8.7 -2
2.8.7 -3
2.9.3 -1
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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Table 12
Coastal Land Use Plan Policy Analysis
Newport Beach Country Club
CLUP
Land uses and new development in the coastal zone shall
be consistent with the Coastal Land Use Plan Map and all
applicable LCP policies and regulations.
I he proposes project. is consistent win the Iano use
designation on the adopted Coastal Land Use Plan, which
designates the site OS (Open Space).. This designation
allows for golf courses, which would remain on the site.
The project proposes only to replace the existing golf
course clubhouse and ancillary structures, which would
not result in a change in the land use designation. In
addition, the project addresses the relevant policies
related to development of the site and the protection of
coastal resources identified in the CLUP as discussed in
this table.
General Develooment Policies
Continue to allow redevelopment and infll development
within and adjacent to the existing developed areas in the
coastal zone subject to the density and intensity limits
and resource protection policies of the Coastal Land Use
Plan.
Require new development be located in areas with
adequate public services or in areas that are capable of
having public services extended or expanded without
significant adverse effects an coastal resources.
Residential
Require new development to provide adequate drainage
and erosion control facilities that convey site drainage in a
non - erosive manner in order to minimize hazards
resulting from increased runoff, erasion and other
hydrologic impacts to streams.
Require applications for new development, where
applicable (i.e., in areas of known or potential geologic or
seismic hazards), to-include a geologic/soils /geotechnical
study that identifies any geologic hazards affecting the
proposed project site, any necessary mitigation
measures, and contains a statement that the project site
is suitable for the proposed development and that the
development will be safe from geologic hazard. Require
such reports to be signed by a licensed Certified
Engineering Geologist or Geotechnical Engineer and
new development to avoid use
configurations or parking management programs that are
difficult to maintain and enforce.
the development that could occur within the limits of the
132 -acre NBCC Planned Community. The proposed
project will be subject to the provisions of Charter Section
423 as it requires a General Plan Amendment to increase
the development - limit from 35,000 square feet to 56;000-
square feet. No change /amendment to the CLUP is
I ne proposea project is iocatea in an area or me ary or
Newport Beach that is adequately served by a range of
public services and utilities, including police and fire
protection; circulation; sewer, water and storm drains; and
electricity and natural gas. Adequate service will continue
to be provided to the proposed uses. The provision of
those public services and utilities will not result in any
The project site is not located in the vicinity of a stream.
However, as required by the NPDES permit, a SWPPP
will be prepared and will establish both structural and non-
structural BMPs in order to reduce sedimentation and
erosion during the construction phase. These measures
will be incorporated in the grading /erosion control plans
submitted to the City of Newport Beach. In.addition, the
proposed project includes long -term BMPs to address
With the exception of the potential effects of moderate to
strong seismic shaking, the subject property is not located
in an area characterized by potential coastal hazards.
Preliminary geotechnical design parameters for the
proposed project would be based on subsurface
exploration and laboratory testing of the site soils as
required in -a preliminary geotechnical investigation. The
proposed structures will be constructed based on those
design parameters as well as parameters prescribed in
the California Building Code.
The proposed project includes adequate parking to
accommodate the proposed golf course clubhouse and
ancillary facilities as demonstrated by two studies (Austin
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2OO8 -152)
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Policy
No,
CLOP Policy
Consistency Anal sis
Foust Associates and Kimley -Horn and Associates. Both
studies concluded that the on -site parking will be
adequate to accommodate the proposed project. In
addition, off -site parking that will also be available for
special events will supplement the on -site parking to
provide adequate parking for those events. A total of 348
parking spaces is provided in the plan, including 45
spaces at the entry level, 224 spaces in the lower lot, and
74 spaces in the upper lot, which would be used for valet
parking during special events. There will also be 5
spaces in the service yard. The 348 parking spaces
proposed by the applicant exceeds the ITE parking
requirement of 186 by 162 spaces. The parking plan
provides for a surplus of 14 parking spaces based on the
proposed PC Development Plan parking requirements.
Any additional parking required for special events
-
occurring at the golf course would be prescribed by the
City and must be provided prior to issuance of such
permit. However, adequate parking has been provided
based on the existing /proposed parking requirements for
the golf course.
Continue to require new development to provide off - street
The proposed project provides adequate parking based
2.9.3-2
parking sufficient to serve the approved use in order to
on the PC Development regulations. As indicated above,
minimize impacts to public on- street and off- street
a surplus of 14 parking spaces is available. No impacts
parking available for coastal access.
- to coastal access are anticipated.
Require that all proposed development maintain and
2.9.3 -3
enhance public access , to the coast_ by providing
adequate parking pursuant to the off - street parking
ct sit
ct sit
Th e project site does not have tlirect coasts) access (refer
regulations of the Zoning Code in effect as of October 13,
to Policy 1).
2005.
The parking provided meets the minimum requirements
for dimensions and clearance; access to the parking is
adequate. Access to the parking lot will be provided
through a guardhouse at the main entry, which would
operate during special events held . at the Newport Beach
Country Club. A secondary access point from Irvine
Continue to require off - street parking in new development
Terrace will be maintained along an existing easement
2.9.3 -5
to have adequate dimensions, clearances, and access to
that extends along the southern limits of the lower parking
insure their use.
lot, which parallels East Coast Highway. The secondary
access point will be moved approximately 85 feet
northerly along Irvine Terrace, reducing a potential conflict
with the signalized intersection. This access will maintain
the easement across the site, provide an entry point for
deliveries, and provide access to the parking lot during
special events.
Shoreline and Bluff To Access
Although the subject property is located within the City's
3.1.1 -11
Require new development to minimize impacts to public
coastal zone, it Is not located along the Newport Beach
access to and along the shoreline.
shoreline and, therefore, would not deter coastal access
in any way.
Consistent with the policies above provide maximum
public access from the nearest public roadway to the
3.1.1 -26
shoreline and along the shoreline with new development
As indicated above, direct shoreline access from the
except where (1) it is inconsistent with public safety,
subject property does not exist.
military security needs, or the protection of fragile coastal
resources or 2 adequate access exists nearby.
Provide adequate park and recreational facilities to
The proposed project encompasses 132 acres that
3.2.1 -3
accommodate the needs of new residents when allowing
encompass a private golf course. Although private in
new development.
nature, the Newport Beach Country Club will continue to
serve a segment of the City's recreational needs.
Water Quality
The project applicant is required to prepare and
Require grading /erosion control plans to include soil
implement BMPs pursuant to the SWPPP that will be
4.3.1 -6
stabilization on graded or disturbed areas. -
required prior to the issuance of the grading permit for the
proposed project. implementation of these construction
BMPs will ensure that radio /erosion control measures
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 71
Policy
No.
CLUP Policy
- Consistenc Anat is
are implemented. These measures are intended to
minimize erosion and stabilize the site during grading. As
Indicated above, the applicant will also be required to
implement BMPs to ensure that point source and non-
point source pollutants are minimized during construction.
In accordance with the WQMP and SWPPP
requirements, BMPs will be required as part of the
project's development in order to ensure that the potential
Require measures to be taken during construction to limit
discharge of pollutants of concern is minimized. The
land use disturbance activities such as clearing and
Conceptual WQMP prepared for the project identifies two
grading, limiting - and -fill to reduce erosion and
options for treating post- construction runoff, including
.cut
sediment loss, and avoiding steep slopes, unstable
Option 1 that would provide treatment within each sub -
4.3.1-7
areas, and erosive soils. Require construction to
drainage area storm filters, etc.) and Option 2,
minimize disturbance of natural vegetation, including
include
'own would include a single treatment element
significant trees, native vegetation, root structures, and
downstream that would treat stormwater generated. on the
other physical or biological features important for
subject property prior to its discharge. The S that
preventing erosion or sedimentation,
ewport
will prepared and approved the City of of Newport
Beach h will ensure that all appropriate BMPs are
implemented to ensure that potential construction- related
water quality impacts are reduced to the maximum extent
practicable.
Because the site has been altered and developed with an
existing golf course and clubhouse, project
implementation will not result in significant changes to the
existing runoff conditions; however, because both
-
construction and post - construction BMPs will be
incorporated into the project design, it is anticipated that
Require that development not result in the degradation of
some improvement in the quality of the storm and related
4.3.2 -3
coastal waters (including the ocean, estuaries and lakes)
surface runoff emanating from the site will occur when
caused by changes to the hydrologic landscape.
compared to the existing runoff quality. As indicated
above, the applicant will be required prepare a SWPPP to
ensure that surface discharges that occur during the
construction phase to not degrade the receiving waters.
The Conceptual WQMP prepared for the project
addresses treatment of the post - construction runoff.
These plans must be approved by the City of Newport
Beach.
The proposed project will comply with all of the
Develop and maintain a water quality checklist to be used
requirements prescribed by the City, including the use of
4.3.2 -5
in the permit review process to assess potential water
a water quality checklist, to ensure that the BMPs
quality impacts.
prescribed in the SWPPP and WQMP are implemented
and maintained.
As previously indicated, a Conceptual WQMP has been
Incorporate BMPs into the project design in the following
Prepared to address water quality impacts associated with
progression: site design BMPs; source control BMPs,
the proposed project. Site design BMPs include
and treatment control BMPs. Include site design and
maximizing the permeable area in the parking lot with
source control BMPs in all developments. When the
landscaping, paving portions of the parking lot with porous
4.3.2 -7
combination of site design and source control BMPs are
pavement materials (Option 1), drive aisles will be
not sufficient to protect water quality as required by the
constructed to minimum widths, landscaping in the
LOP or Coastal Act, structural treatment BMPs will be
parking areas will be incorporated into the drainage
implemented along with site design and source control
design, etc. In addition, other structural BMPs would also
BMPs.
be incorporated into the project design in order to ensure
that stormwater is adequately treated before discharging
into the harbor.
' Consistent with this policy, the proposed project will be
required to incorporate BMPs that address on -site
retention and treatment of surface runoff. The WQMP
To the maximum extent practicable, runoff should be
and SWPPP will include measures to prevent the
retained on private property to prevent the transport of
discharge of pollutants into the storm drain system.
4.3.2 -8
bacteria, pesticides, fertilizers, pet waste, oil, engine
Potential. post - construction BMPs that may be
coolant, gasoline, hydrocarbons, brake dust, fire residue,
implemented include storm filters, porous pavement, etc.
and other pollutants into recreational waters.
The BMPs will ensure that runoff will be treated to prevent
the continued degradation of Newport Bay. Project
Implementation will result in an improvement to surface
water quality because no or only limited treatment occurs
at the resent time.
4.3.2-11
Require new development to minimize the creation of and
Project implementation will result in an increase of 2.9 cfs '..
increases in impervious surfaces, especially directly
I when compared to the existing runoff volume. This
Policy
4.3.2_•12
4.3.2 -13
4.3.2 -16
4.3.2 -23
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 72
connected impervious areas, to be maximum extent increase in runoff equates to a less than one percent
practicable. Require redevelopment to increase area of increase in the existing 462 cis that currently flows in the
pervious. surfaces, where feasible. existing 69 -inch RCP that transports the flours to Newport
purification, and retention functions of natural drainage
systems [hat exist on the site, to the maximum extent
practicable. Where feasible, design drainage and project
plans to complement and utilize existing drainage
patterns and systems, conveying drainage from the
developed area of the site in a non - erosive manner.
Disturbed or degraded natural drainage systems should
Site development on the most suitable portion of the site
and design to ensure the protection and preservalion of
natural and sensitive site resources.
Require structural BMPs to be inspected, cleaned, and
repaired as necessary to ensure proper functioning for
the life of the development. Condition coastal
development permits to reeuire ongoing application and
maintenance as is necessary for effective operation of all
BMPs (including . site design, source control, and
treatment control).
ttequve new development applications to Include a water
Quality Management Plan (WQMP). The WQMP's
purpose Is to minimize to the maximum extent practicable
dry weather runoff, runoff from small storms (less the %"
of rain falling over a 24 -hour period) and the
concentration of pollutants in such runoff during
Only minor changes will occur to the existing drainage
systems [hat accommodate runoff from the site. Surface
flows evil generally be direct in the same fashion and into
the same existing drainage facilities that currently accept
storm runoff generated on the site.
resources because it has been substantially altered by
prior development as a golf course /clubhouse and the
ancillary facilities. It is anticipated that some additional
pervious area of the property will be improved with
slruolores and impervious surfaces. No important natural
andlor sensitive site resources would be adversely
effected by the proposed project. The minor increase in
surface runoff attributed to site development would be
treated prior to its ultimate discharge into Newport Bay (o
The SWPPP and WQMP that will be prepared for the
proposed project will include a maintenance plan and
program to ensure that the structural BMPs function
effectively and efficiently and that surface runoff meets
discharge requirements.
As previously indicated, a Conceptual WQMP has been
prepared for the proposed project that identifies two
options for treating post- construction runoff. These
options will include both structural and non - structural
BMPs to treat surface runoff generated on the site.
visual qualities of the coastal zone, Including public views The project is not located along the ocean, bay or harbor
4.4.1 -1 and is devoid of coastal bluffs and other features
bluffs and nd other scenic coastal areas.
to and the ocean, bay, and harbor and to coastal identified by the City as important visual amenities.
ot
4.4.1 -2
4.4.1 -6
Design and site new development, including landscaping,
so as to minimize impacts to public coastal views.
incorporates a hierarchy of drought- tolerant landscape
materials, including mature trees, shrubs, and ground
cover in a thematic approach to ensure that the aesthetic
integrity of the site is maintained and the character
complements the coastal character of the coastal zone
within which the site is located.
The landscape plan Includes retaining existing trees on
the site and supplementing those with additional species,
tnciuding California fan palms. coast live oaks or Indian
laurel trees, and African sumac. Similarly, shrubs and
ground cover has also been identified and will be
integrated into the design of the site to ensure that the
landscape integrity of the site is maintained and also that
of the adjacent properties is not compromised. As
previously indicated, a 4 -foot high screening hedge is
proposed between the upper parking lot area and the
bungalows proposed for the adjacent property to ensure
that the visual and aesthetic integrity between the two
4.4.2 -2
4.4.3 -12
4.4.3 -15
4.5.1 -1
4.5.1 -2
4.5.1 -3
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 73
CLUP
Continue to regulate the visual and physical mass of
structures consistent with the unique character and visual
scale of Newport Beach.
purification, and retention functions of natural drainage
systems that exist on the site, to the maximum extent
practicable. Where feasible, design drainage and project
plans to complement and utilize existing drainage
patterns and systems, conveying drainage from the
developed area of the site in a non - erosive manner.
Disturbed or degraded natural drainage systems should
Design and site new development to minimize the
removal of native vegetation, preserve rock outcroppings,
and protect coastal resources. - --
Require new development to protect and preserve
paleontological and archaeological resources from
destruction, and avoid and minimize impacts to such
resources. If avoidance of the resources is not feasible,
require an in situ or site - capping preservation plan or a
recovery plan for mitigating the effect of the development.
Require a. qualified paleontologisvarcnaeoiogist to
monitor all grading and /or excavation where there is a
potential to affect cultural or paleontological resources. If
grading operations or excavations uncover
paleontological /archaeological resources, require the
paleontologist/archaeologist monitor to suspend all
development activity to avoid destruction of resources
until a determination can be made as to the significance
of the paleontological /archaeological resources. If
resources are determined to be significant, require
submittal of a mitigation plan. Mitigation measures
considered may range from in -situ preservation to recover
and /or relocation. Mitigation plans shall include a good
faith effort to avoid impacts to cultural resources through
methods such as, but not limited to, project redesign, in
situ preservation /capping, and placing cultural resources
Notify cultural organizations, including Native American
organizations, of proposed developments that have the
potential to adversely impact cultural resources. Allow
qualified representatives of such groups to monitor
grading and /or excavation of development sites.
significantly altered as a result of project implementation.
The development would not be visible from this Coastal
View Road because of the landscaping and development
that exists along the roadway, which blocks and /or filters
The proposed development includes only a new but larger
golf course clubhouse. As previously indicated, the
proposed project complies with the development
standards prescribed by the City, including building
height, setback from East Coast Highway, etc. In
addition, the incorporation of variable roollines into the
proposed clubhouse is complementary to and is in
The site has been substantially altered by past
development; however, on -site drainage will be designed
to maximize the use of natural drainage systems. The
BMPs identified in the Conceptual WQMP prepared for
the proposed project identify water quality devices to treat
stormwater generated on -site prior to its discharge into
the harbor.
The site has been substantially altered by development of
the existing golf course and ancillary facilities, including
the clubhouse. As a result, no significant rock
outcroppings or other important visual amenities exist on
the site. No native vegetation will be removed as a result
The proposed project includes the redevelopment of an
existing golf course clubhouse, which has resulted in
significant alteration of the existing site. Although it is not
expected that significant cultural resources would be
encountered on the site during grading and construction,.
a Native American has indicated that the site in located in
an area where numerous cultural resource sites have
been encountered. Therefore, a cultural resources
monitor will be available during grading to ensure that
should such resources be encountered, appropriate
measures will be implemented to protect artifacts and
A qualified archaeological /paleontological monitor will be
contacted during the grading and landform alteration
phase in the event that human remains, cultural
resources and /or fossils are encountered during
construction activities. In addition, a Native American will
also have the opportunity to monitor the grading activities.
Ground - disturbing excavations in the vicinity of the
discovery shall be redirected or halted until the monitor
has determined the significance of the resources.
Because the project requires the approval of a General
Plan Amendment, the City has notified representatives of
the appropriate Native American organizations as
mandated by SB18. The site has been altered by grading
and development that has occurred in the past; therefore,
it is unlikely that potential impacts to cultural resources
would occur; however, a qualified archaeological monitor
4.5.1 -4
4.5.1 -5
4.6-9
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 74
Where in situ preservation and avoidance are not
feasible, require new development to donate scientifically
valuable paleontological or archaeological materials to a
responsible public or private institution with a suitable
repository, located within Orange County, whenever
Wnere tnere is a potential to arrect cultural or
paleontological resources, require the submittal of an
archaeological /cultural resources monitoring plan that
identifies monitoring methods and describes the
procedures for selecting archaeological and Native
American monitors and procedures that will be followed if
additional or unexpected archaeological /cultural
resources are encountered during development of the
site. Procedures may include, but are not limited to,
provisions for cessation of all grading and construction
activities in the area of the discovery that has any
potential to uncover or otherwise disturb cultural deposits
in the area of the discovery and all construction that may
foreclose mitigation options to allow for significance
Environmental Re
Require applications for new development, where
applicable, to include a geologic /soils / geotechnical study
that identifies any geologic hazards affecting the project
site, any necessary mitigation measures, and contains
statements that the project site is suitable for the
proposed development and that the development will be
safe from geologic hazard for its economic life. For
development on coastal bluffs, including bluffs facing
Upper Newport Bay, such reports shall include slope
stability analyses and estimates of the long -term average
bluff retreat rate over the expected life of the
development. Reports are to be signed by an
appropriately licensed professional and subject to review
and approval by qualified city staff member(s) and /or
community (Mr. Alfred Cruz of the Juaneno Band of
Mission Indians), Native American representatives will
have the opportunity to monitor the site during the grading
Consistent with this policy, any discovery of artifacts
and /or resources, along with supporting documentation
and an itemized catalogue, will be accessioned into the
collections of a suitable repository.
As indicated above, it is not anticipated that cultural
resources would be encountered based on the level of
disturbance that has taken place on the site. However,
should such resources be encountered during grading
and construction, all grading will be halted or redirected to
avoid impacts and allow proper evaluation and disposition
of the resources.
A geological assessment will be prepared (refer to
Section VI of this analysis), which describes the potential
geotechnical constraints (e.g., settlement, ground
shaking, etc.) that affect site development. Several
recommendations have been identified to ensure that the
proposed structures and project components are
adequately protected from potential soils, geologic and
seismic conditions.
C) Would the project conflict with any applicable habitat conservation plan or natural
community conservation plan?
No Impact. As previously indicated, the subject property is currently developed as a private golf course.
As a result, the project site does not support either sensitive habitat and /or species. Furthermore, the
property is not subject to a habitat conservation plan area or natural community conservation plan area.
Therefore, no significant impacts are anticipated and no mitigation measures are required.
Mitigation Measures
No significant impacts are anticipated and no mitigation measures are required.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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Page 75
XI. MINERAL RESOURCES
a) Would the project result in the loss of availability of a known mineral resource that would
be of value to the region and the residents of the state?
No Impact. The project site is currently developed as a private golf course. Neither the Newport Beach
General Plan (Land Use Element and/or Recreation and Open Space Element) nor the State of California
Department of Conservation has identified the project site or environs as a potential mineral resource of
Statewide or regional significance. No mineral resources are known to exist and, therefore, project
implementation will not result in any significant impacts.
b) Would the project result in the loss of availability of a locally- important mineral resource
recovery site delineated on a local general plan, specific plan, or other land use plan?
No Impact. As indicated above, the Newport Beach General Plan does not identify the project environs
as having potential value as a locally important mineral resource site. Project implementation (i.e., new
golf course club house and ancillary facilities) as proposed will not result in the loss of any locally
important mineral resource site and, therefore, no significant impacts will occur.
Mitigation Measures
No significant impacts are anticipated and no mitigation measures are required
XII. NOISE
a) Would the project result in exposure of persons to or generation of noise levels in excess
of standards established in the local general plan or noise ordinance, or applicable
standards of other agencies?
Less than Significant Impact. There are several characteristic noise sources typically identified with
general development such as proposed at the Newport Beach Country Club Clubhouse. Construction
activities, especially heavy equipment, will create short-term noise increases near the project site during
construction. Based upon the traffic /circulation analysis discussed in Section XV of this study, vehicular
traffic volumes on area roadways around the proposed project are predicted to remain the same with no
change in area -wide traffic noise.
Project activities will entail outdoor activities and limited indoor activities. Outdoor recreational activities at
the,Country Club are low key (i.e., golf) and represent a continuation of existing private golf activities. No
impact analysis was therefore conducted for outdoor recreation. The primary noise sources for off -site
uses that would be of possible concern would be any changes in the parking lot activity noise.
Additionally, any new HVAC equipment installed on the project site would be required to meet noise
standards as outlined in the City of Newport Beach Municipal Code.
b) Would the project result in exposure of persons to or generation of excessive ground
borne vibration or ground borne noise levels?
Less than Significant Impact. Construction activities generate groundborne vibration when heavy
equipment travels over unpaved surfaces or when it is engaged in soil movement. The effects of ground -
borne vibration include discernable movement of building floors, rattling of windows, shaking of items on
shelves or hanging on walls, and rumbling sounds. Within the "soft' sedimentary surfaces of much of
Southern California, ground vibration is quickly damped out. Because vibration is typically not an issue,
very few jurisdictions have adopted vibration significance thresholds. Vibration thresholds have been
adopted for major public works construction projects, but these relate mostly to structural protection
(cracking foundations or stucco) rather than to human annoyance. Groundborne vibration attenuates
quickly with distance. Vibration levels from the use of heavy equipment would be the same as for other
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Page 76
projects; no blasting or other extraordinary grading techniques would be necessary to implementation the
proposed project. Therefore, potential groundborne vibration would be expected to be imperceptible at
the nearest off -site homes, which are approximately 50 feet from the nearest construction activity.
Construction activity vibration impacts are anticipated to be as less than significant.
C) Would the project result in a substantial permanent increase in ambient noise levels in the
project vicinity above levels existing without the project?
Less Than Significant Impact. Existing noise levels on the proposed project site derive mainly from
vehicular sources on the adjacent arterial roadways. The proposed project site is currently a functioning
private golf country club. The surrounding area is developed with residential uses to the northeast and
southwest. The site is bounded by Newport Center Drive to the east, East Coast Highway to the south
and Santa Barbara Drive to the north.
Noise measurements were made in order to document existing baseline levels in the area. On -site noise
levels in the project vicinity are in the 55 -60 dB range.
As discussed above, noise meters placed in the approximate location of the proposed site demonstrated
existing CNELs of 55 dB CNEL to 60 dB CNEL.
As discussed in Section XV of this report, in year 2009, the section of East Coast Highway closest to the
project site (between Jamboree Road and Newport Center Drive) had a traffic count of 35,660 vehicles
per day, equating to a noise level of 73.5 dB CNEL at 50 feet from the centerline. At 450 feet from the
centerline, this noise level decays to 59 dB CNEL due to distance spreading losses utilizing soft -site
conditions. Several intervening buildings afford a partial shielding accounting for approximately -3 dB
CNEL. The predicted on -site CNEL is approximately 56 dB. The measured CNEL levels were 55 and 59
dB. CNEL levels as calculated from both modeling and measurements are similar.
Newport Beach Traffic Engineering estimates a one percent growth rate per year for traffic along East
Coast Highway. Assuming area buildout occurs in 2020, there would be almost 40,000 vehicles along
East Coast Highway each day, resulting in a +0.4 dB increase over existing noise levels. Therefore the
future noise level would be indistinguishable from existing CNEL levels in the upper 50 dB range.
The project also includes the reconfiguration of the existing parking lot and would provide approximately
348 parking spaces, including 45 spaces at the entry level, 233 spaces in the lower lot, 74 spaces in the
upper lot and 5 spaces in the service yard. Parking lot activities are sporadic but with a morning and
evening peak hour volume. Existing peak hour traffic volume is 40 vehicles per hour in the morning and
49 vehicles per hour in the afternoon. Noise emanating from vehicles entering and exiting the proposed
project site improvements will be less than from existing site operations and will be spread over several
areas. Parking lot noise is not anticipated to be a noise nuisance.
The uses planned for the NBCC are a continuation of existing uses and do not represent any significant new
noise source and as such is not anticipated to generate noise that will affect off -site uses.
d) Would the project result in a substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing with the project?
Less than Significant with Mitigation Incorporated. Temporary construction noise impacts will vary
markedly because the noise strength of construction equipment ranges widely as a function of the
equipment used and its activity level. Short-term construction noise impacts tend to occur in discrete
phases dominated initially by demolition of existing structures and grading activities, then by foundation
and parking lot construction, and finally for building construction. The demolition and earth - moving
sources are the noisiest, with equipment noise typically ranging from 75 to 90 dBA at 50 feet from the
source.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152) .
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Page 77
Point sources of noise emissions are typically attenuated by a factor of 6 dB per doubling of distance
through geometrical (spherical) spreading of sound waves. The quieter noise sources will drop to a
65 dBA exterior /45 dBA interior noise level by about 200 feet from the source. For typical construction
scenario, the louder noise sources may require over 1,000 feet from the source to reduce the 90+ dBA
source strength to a generally acceptable 65 dBA exterior exposure level.
Grading for the proposed project requires import of 39,055 cubic yards of earth material. At 15 cubic
yards per truck capacity, this would necessitate 2,604 round trips (a full truck in and an empty truck out),
or 5,207 one -way trips (2,604 x 2). Grading is assumed to take place over a 26 week period. Utilizing a
26 week time frame, there would be 40 truck trips per day associated with dirt haul. The noise level from
44 truck passages per day at 45 mph is 66.6 dB CNEL at 50 feet from the roadway centerline. Although it
is unlikely that all the trucks will travel the same route, a worst case analysis is presented based on this
assumption_ This noise signature was overlaid on the existing traffic noise on area roadways as reflected
in Table 13.
Table 13
Construction - Related Mobile- Source Noise
Newport Beach Country Club
As indicated above, the maximum noise increase along area arterials resulting from the increase in haul
trucks is 2.3 dBA CNEL, which is less than the +3.0 dB significance threshold if all trucks traveled along
Newport Center Drive. In reality, trucks will likely utilize several routes and thereby dilute the maximum
noise impacts reflected in Table 13. However, even if all trucks were to utilize the same route the
maximum noise impact associated with truck haul from grading activities is less than significant.
According to the City of Newport Beach Municipal Code, noise generating construction activities are
permissible between 7:00 a.m. and 6:30 p.m. on weekdays and 8:00 a.m. and 6:00 p.m. on Saturdays.
Construction is not permitted on any national holiday or on any Sunday.
e) 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
expose people residing or working in the project area to excessive noise levels?
Less than Significant Impact. John Wayne Airport is located approximately 4.0 miles north of the
subject property. As indicated in Section Vlll.e, a portion of the 132 -acre property is located within the
AELUP Notification Area (i.e., FAR Part 77) for JWA. Noise in the vicinity of the project site associated
with aircraft operations occurring at John Wayne Airport is below 60 dBA CNEL and therefore, the
proposed clubhouse will not be subjected to excessive noise levels. Nonetheless, the City is required to
submit the proposed General Plan Amendment and PC Text Adoption to the ALUC for a determination of
consistency in accordance with Section 4.3 of the AELUP prior to adoption by the City. No significant
impacts are anticipated and no mitigation measures are required.
Existing Noise
Noise from
Noise
Existing ADT
(50 feet from
Earthworks
Increase from
Roadway
veh/day)
centerline)
Trucks.
Trucks
MacArthur Boulevard
33,027
73.0 dB CNEL
66.6 dB CNEL
0.9 dB CNEL
South of San Miguel
East Coast Highway
35,660
73.4 dBCNEL
66.6 dB CNEL
0.8 dB CNEL
Jamboree to Newport Center Dr.
Jamboree Road
30,629
72.7 dB CNEL
66.6 dB CNEL
1.0 dB CNEL
South of Santa Barbara
Newport Center Drive
10,791
68.2 dB CNEL
66.6 d6 CNEL
2.3 dB CNEL
South of Anaca a
SOURCE: Giroux & Associates (September 2009
As indicated above, the maximum noise increase along area arterials resulting from the increase in haul
trucks is 2.3 dBA CNEL, which is less than the +3.0 dB significance threshold if all trucks traveled along
Newport Center Drive. In reality, trucks will likely utilize several routes and thereby dilute the maximum
noise impacts reflected in Table 13. However, even if all trucks were to utilize the same route the
maximum noise impact associated with truck haul from grading activities is less than significant.
According to the City of Newport Beach Municipal Code, noise generating construction activities are
permissible between 7:00 a.m. and 6:30 p.m. on weekdays and 8:00 a.m. and 6:00 p.m. on Saturdays.
Construction is not permitted on any national holiday or on any Sunday.
e) 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
expose people residing or working in the project area to excessive noise levels?
Less than Significant Impact. John Wayne Airport is located approximately 4.0 miles north of the
subject property. As indicated in Section Vlll.e, a portion of the 132 -acre property is located within the
AELUP Notification Area (i.e., FAR Part 77) for JWA. Noise in the vicinity of the project site associated
with aircraft operations occurring at John Wayne Airport is below 60 dBA CNEL and therefore, the
proposed clubhouse will not be subjected to excessive noise levels. Nonetheless, the City is required to
submit the proposed General Plan Amendment and PC Text Adoption to the ALUC for a determination of
consistency in accordance with Section 4.3 of the AELUP prior to adoption by the City. No significant
impacts are anticipated and no mitigation measures are required.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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Page 78
For a project within the vicinity of a private airstrip, would the project expose people
residing or working in the project area to excessive noise levels?
No Impact. The project site is not within the vicinity of a private airstrip or other aviation facility that
generates noise in the vicinity of the subject property. Development of the site as proposed will not result
in potential adverse impacts, including safety hazards, to people residing or working in the project area.
Therefore, no significant impacts will occur as a result of project implementation and no mitigation
measures are necessary.
Mitigation Measures
MM -5 During construction operations, the applicant or contractor shall provide evidence to the City that
all construction equipment, stationary and mobile is equipped with properly operating and
maintained muffling devices.
MM -6 Prior to issuance of a grading permit, the applicant or contractor shall prepare a Construction
Management Plan (CMP), which confirms that potential project - related and cumulative
construction noise levels are minimized and do not exceed levels prescribed in the City's Noise
Ordinance. The CMP shall include a requirement that the construction contractor must notify the
nearby residents of the construction schedule for the proposed project, and shall keep them
informed on any changes to the schedule. The notification shall also identify the name and phone
number of a contact person in case of complaints. The contact person shall take all reasonable
steps to resolve the complaint.
MM -7 Prior to occupancy, heating, venting, and air conditioning (HVAC) equipment in or adjacent to
residential areas shall be shown by computation, based on the sound rating of the proposed
equipment, not to exceed an A- weighted sound pressure level of fifty (50) dBA or not to exceed an
A- weighted sound pressure level of fifty -five (55) dBA and be installed with a timing device that will
deactivate the equipment during the hours of 10:00 p.m. to 7:00 a.m.
XIII. POPULATION AND HOUSING
a) Would the project induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for example, through
extension of roads or other infrastructure?
No Impact. The proposed project includes only the demolition of the existing golf course clubhouse and
ancillary structures, its reconstruction. No new or unplanned development is proposed that would induce
substantial population growth. Furthermore, no new residential development is proposed. Therefore, no
significant impacts are anticipated and no mitigation measures are required.
b) Would the project displace substantial numbers of existing housing, necessitating the
construction of replacement housing elsewhere?
No Impact. As previously indicated, the project site is developed with the Newport Beach Country Club,
which is a private recreational amenity in the City of Newport Beach. No residential development exists
within the limits of the subject property. Project implementation, therefore, will not result in the
displacement of any existing residential dwelling units that would necessitate replacement elsewhere in
the City. No significant impacts will occur and no mitigation measures are required.
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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Page 79
C) Would the project displace substantial numbers of people, necessitating the construction
of replacement housing?
No Impact. As indicated above, the subject property does not support existing residential uses; therefore,
no displacement of occupants will occur and no mitigation measures are required.
Mitigation Measures
No significant impacts are anticipated and no mitigation measures are required.
XIV. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts associated with the
provision of new or physically altered government facilities, need for new or physically
altered government facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, response times or
other performance objectives for any of the public services:
Fire protection? Less than Significant Impact. Fire protection facilities and service to the
subject property are provided by the Newport Beach Fire Department (NBFD). In addition to the
City's resources, the NBFD also maintains a formal automatic aid agreement with the Orange
County Fire Authority (OCFA) and all neighboring municipal fire departments to facilitate fire
protection in the City should the need arise. Fire Station No. 3 is the closest responding fire
station to the subject property. The project includes all necessary fire protection devices,
including fire sprinklers. The project must comply with the current Building and Fire Codes
adopted by the City. A code compliance analysis will be conducted by City staff to ensure that
adequate water pressure and related features required by the City are provided to ensure that the
project complies with the California Fire Code (CFC) and related City codes. Adequate water
supplies and infrastructure, including fire hydrants, exist in the vicinity of the project, and there is
no requirement for other new facilities or emergency services.
Police protection? Less than Significant Impact. The Newport Beach Police Department
(NBPD) is responsible for providing police and law enforcement services within the corporate
limits of the City. The Police Department headquarters is located at 870 Santa Barbara Drive, at
the intersection of Jamboree Road and Santa Barbara, approximately two miles northeast of the
subject property. The NBPD currently has a ratio of 1.91 sworn officers for each 1,000 residents
in the City. This ratio is adequate for the current population. Police and law enforcement service
in the City is provided by patrols with designated "beats" Development of the subject site as
proposed would not require an expansion to local law enforcement resources and therefore would
not result in any environmental impacts involving construction of new law enforcement facilities.
No significant impacts are anticipated and no mitigation measures are required.
Schools? Less than Significant Impact. The provision of educational facilities and services in
the City of Newport Beach is the responsibility of the Newport-Mesa Unified School District.
Residential and non - residential development is subject to the imposition of school fees. Payment
of the State - mandated statutory school fees is the manner by which potential impacts to the
District's educational facilities are mitigated.. No residential development is proposed that would
generate school -age children. New or expanded school facilities would not be required as a result
of project implementation. However, as indicated above, the project applicant must pay the
applicable school fee for non - residential projects to the school district, pursuant to Section 65995
of the California Government Code. No significant impacts would occur as a result of project
implementation and no mitigation measures are required.
Other public facilities? No Impact. The proposed project includes only the demolition of an
existing use (i.e., golf clubhouse and ancillary structures), which will be replaced by a larger
clubhouse in the same general area. As a result, an increased demand for other public services
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is not anticipated and there would be no need to construct any new public facilities. No significant
impacts are anticipated and no mitigation measures are required.
Mitigation Measures
No significant impacts are anticipated and no mitigation measures are required.
XV. RECREATION
a) Would the project increase the use of existing neighborhood and regional parks or other
recreational facilities such that substantial physical deterioration of the facility would
occur or be accelerated?
No Impact. The project will not result in the construction of any residential homes on the site. The
subject site is located in Service Area 9 (Newport Center), which currently supports 19 acres of existing
parkland, exceeding the 10.9 acres of parkland `needs" based on the City's current requirements.
Because no residential development is proposed that would create a demand for public recreation within
the City, the applicant would not be subject to the payment of in -lieu park fees required for residential
subdivisions pursuant to Title 19 of the Newport Beach Municipal Code. Therefore, no significant impacts
to recreational facilities are anticipated and no mitigation measures are required.
b) Does the project include recreational facilities or require the construction of or expansion
of recreational facilities which might have an adverse physical effect on the environment?
No Impact. Development of the site as proposed would not require the construction of new or the
expansion of existing recreational facilities in the City of Newport Beach. As indicated above, no
residential development is proposed and, no additional residents would be generated by the project that
would result in potential impacts to recreational facilities in the City of Newport Beach. Therefore, no
significant impacts are anticipated and no mitigation measures are required.
Mitigation Measures
No significant impacts are anticipated and no mitigation measures are required
XVI. TRANS PORTATIONITRAFFIC
a) Conflict with an applicable plan, ordinance or policy establishing measures of
effectiveness for the performance of the circulation system, taking into account all modes
of transportation including mass transit and non - motorized travel and relevant
components of the circulation system, including but not limited to intersections, streets,
highways and freeways, pedestrian and bicycle paths, and mass transit?
Less Than Significant with Mitigation Incorporated. Short -term traffic impacts are those resulting from
site preparation (i.e., grading and site preparation) and construction activities. With the exception of heavy
trucks traveling to and from the site in the morning and afternoon to be used during site preparation and
construction that occurs on -site, no other heavy truck traffic associated with hauling earth materials to or
from the site will occur. However, once grading has been completed, the number of heavy trucks entering
and leaving the project area would be limited to those transporting equipment and materials to the site. It
is anticipated that 39,055 cubic yards of earth material would be imported to accommodate the proposed
grading plan for the clubhouse and parking lot reconstruction. Based on 15 cubic yards per heavy truck,
the importation of earth material would generate approximately 2,604 heavy truck trips during the site
preparation phase. Other construction - related traffic impacts are associated with vehicles carrying
workers to and from the site and medium and heavy trucks carrying construction materials to the project
site, which may result in some minor traffic delays; however, potential traffic interference caused by haul
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trucks and construction vehicles would create a temporary, short -term impact to vehicles using
neighboring streets (East Coast Highway) in the morning and afternoon hours. Therefore, aside from
potentially minor impacts resulting from the increase in traffic that will occur as a result of construction -
related traffic (e.g., haul trucks, construction materials, construction workers, etc.), no significant short-
term impacts are anticipated to occur as a result of project implementation. Nonetheless, the construction
traffic impacts would be adequately addressed through the implementation of a Construction Staging,
Parking and Traffic Control Plan.
Based on trip generation rates for a golf course, which are based on the number of holes or the number of
acres of the golf course, the proposed project will not result in an increase in trips to and from the site
(refer to Table 14). This is because the clubhouse and ancillary structures are considered to be part of
the golf course site. Since the trip generation estimates for a golf course would change only if the number
of holes or the number of acres changed, the increase in floor area of the related golf course facilities will
not result in a change in trip generation. Since the proposed Newport Beach Country Club project would
generate the same number of daily (643 trips /day) and peak hour trips (40 a.m. peak hour trips and 49
p.m. peak hour trips) as the existing development, a detailed traffic analysis was not required. However,
because of the adjoining development of the tennis club project, a traffic and parking /circulation evaluation
has been prepared. Based on that analysis, with the implementation of the proposed tennis site, which
consists of the elimination of 17 tennis courts, and the development of the site with a tennis
clubhouse /spa, 27 "hotel" units, and five single - family semi - custom lots, trip generation on that site would
decrease by approximately 25 percent from that currently generated by the existing tennis complex (i.e.,
129 trips per day to 94 trips per day). Therefore, no significant project - related or cumulative long -term
traffic impacts would occur as a result of the proposed project and no mitigation measures are required.
Table 14
Summary of Project Trip Generation
Newport Beach Country Club
Land Use
Unit
Trip ,Generation Rates
AM Peak Hour
I PM Peak Hour
Daily
In
Out
Total .
In Out
Total -
Golf Course
Hole
35.74
1.76
0.47
2.23 1
1.23
1.51
2.74
Land Use
Unit
Trip Generation Estimates
AM Peak Hour
PM Peak Hour
Daily
In
I Out
Total
in
out
Total
Existing
m
Develo ent
Golf Course 18 Holes
643
32 8 40 22
27 49
'Trip generation rates from Institute of Transportation Engineers (ITE) Trip Generation (8'h Edition). The
trip generation rates in this table differ from those used to evaluate Charter Section 423
thresholds in Table 11.
SOURCE: Keeton Kreitzer Consulting
A consistency analysis was presented in Section IX (Land Use and Planning), which evaluated the
project's consistent with relevant policies of the Newport General Plan, including those articulated in the
Circulation Element, and the Coastal Land Use Plan. As indicated in that analysis, the proposed project is
consistent with the applicable policies of the Circulation Element.
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b) Conflict with an applicable congestion management program, including, but not limited to
level of service standard and travel demand measures, or other standards established by
the county congestion management agency for designated roads or highways?
No Impact. As previously discussed [refer to Section X.b (Land Use and Planning)], the project does not
generate more than 100 peak hour trips or propose 40,000 square feet of non - residential floor area. No
additional traffic, when compared to the existing golf course, would be generated by the proposed project.
Therefore, the project does not require voter approval pursuant to Charter Section 423. As indicated in
Table 14 in Section XVI.a, project implementation will result in the same number of vehicular trips as
currently generated by the existing clubhouse /golf course (i.e., 27.72 a.m. peak hour trips and 39.6 p.m.
peak hour trips). Furthermore, because the proposed project does not generate additional vehicular trips,
it is not subject to the County's Congestion Management Program (CMP); a CMP analysis is not required.
As a result, intersection operations would not be adversely affected by project - related traffic. Therefore,
the proposed project would not contribute to either the long -term or cumulative degradation of any
intersection in the project environs. No significant impacts are anticipated and no mitigation measures are
required.
C) Would the project result in a change in air traffic pattern, including either an increase in
traffic levels or a change in location that results in substantial safety risks?
No Impact. The proposed project site is located approximately four miles from John Wayne Airport and is
not located within an area that is affected by aircraft operations. The proposed clubhouse building is 49'-
6" measured from the natural grade within the permitted 32150 height zone. As a result, neither the
proposed clubhouse nor the ancillary structures would necessitate any changes in the air traffic patterns
because the project site is not located within the airport environs and would not affect airport operations.
This project would have no effect on the volumes of air traffic occurring at John Wayne Airport or any
other airports in the region. No significant impacts are anticipated and no mitigation measures are
required.
d) Would the project substantially increase hazards due to a design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Less than Significant with Mitigation Incorporated. During the construction phases, a variety of
construction vehicles, including large delivery trucks, concrete pumpers, dump trucks, and a variety of
passenger vehicles, will travel to and from the subject property. On some occasions, there will be a
number of medium and heavy trucks that could add to local congestion levels and possibly affect through -
traffic for short periods of time. Although potential conflicts are anticipated to be less than significant,
implementation of a construction traffic management plan (refer to MM -13), which is required by the City
of Newport Beach, would ensure that any conflicts resulting during the construction phase would be
minimized.
The proposed improvements to the golf course clubhouse proposed by the applicant, who is the long -term
lease- holder, have also been evaluated along with the proposed development plan submitted by the
property owner, which includes the golf course clubhouse and the adjacent tennis complex. Several
inconsistencies have been identified between the two plans, resulting in circulation conflicts that require
resolution. These conflicts are identified below and measures to rectify the circulation conflict are
presented to mitigate them.
The proposed development plan retains the secondary entrance and access road that
parallels East Coast Highway along the south edge of the golf course parking lot. The
two -way access road would be retained and stay connected to a drive aisle located at the
southwest corner of the property to provide access to and from the maintenance buildings
and delivery dock for the clubhouse. Service and delivery vehicles would also use this
access road for deliveries without inter - mixing with the general member and guest traffic.
It will also be available for access to the parking lot during special events.
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The service access road also provides vehicular access to the Armstrong Garden Center
business located immediately west of the subject property, and which has an access
easement with the underlying fee owner to use the access road. The intersection of the
existing access road with Irvine Terrace creates an awkward and non - standard
intersection immediately adjacent to the four -way signalized intersection at Irvine Terrace
and East Coast Highway. The site plan proposes to improve the operation of the traffic
signal at Irvine Terrace and East Coast Highway by moving the easterly end of the access
road approximately 85 feet to the north of where it currently intersects Irvine Terrace.
e) Would the project result in inadequate emergency access?
Less than Significant Impact. Access to the parking lot will be provided through a guardhouse at the
main entry, which would operate during special events held at the Newport Beach Country Club. A
secondary access point from Irvine Terrace will be maintained along an existing easement that extends
along the southern limits of the lower parking lot, which parallels East Coast Highway. The secondary
access point will be shifted approximately 85 feet north along Irvine Terrace and maintain access across
the site to the Armstrong Garden Center. The access will also provide an entry point for deliveries.
Adequate emergency access exists to serve the proposed project. Nonetheless, the Newport Beach Fire
Department will conduct a code compliance analysis with the City's Building Department to ensure that
adequate emergency access is provided.
f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or
pedestrian facilities?
Less Than Significant Impact. As indicated in Table 9, the proposed project is consistent with long -
range plans and policies articulated in the Newport Beach General Plan. The project is located in an area
of the City that is served by public transportation (OCTA bus service) and public transit access is available
in the project vicinity along East Coast Highway. The project is located in proximity to existing retail and
commercial development. No significant impacts are anticipated and no mitigation measures are
required.
Mitigation Measures
MM -8 Prior to issuance of grading permits for the proposed project by the long -term lease holder and /or
the redevelopment of the adjacent tennis complex as proposed by the underlying property owner,
whichever occurs first, the circulation conflict at Irvine Terrace /Country Club Drive shall be
resolved by one of the following methods.
a. The proposed project shall be modified to shift Country Club Drive approximately 30 feet
to the south to accommodate the tennis complex redevelopment plan; or
b. The bungalow units proposed adjacent to the site on the north side of Country Club Drive
proposed by the property owner as part of application PA 2005 -140 shall be modified,
reoriented, reduced, or shifted to the north to avoid the road in its current alignment; or
C. Some combination or modification of both plans shall be devised that would reconcile the
discrepancy between the two plans.
MM -9 Prior to the issuance of a grading permit, the existing access easement shall be revised so as to
relocate its intersection with Irvine Terrace 85 feet northerly of where it currently exists. The new
location shall be approved by the City Traffic Engineer prior to recordation.
MM -10 Prior to the issuance of a grading permit, the applicant or Contractor shall submit a Construction
Staging, Parking and Traffic Control Plan for approval by the Public Works Department, which
shall address issues pertaining to potential traffic conflicts during peak traffic periods, potential
displacement of on- street parking, and safety.
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This plan shall identify the proposed construction staging area(s), construction crew
parking area(s), estimated number and types of vehicles that will occur during that phase,
the proposed arrival /departure routes and operational safeguards (e.g. flagmen,
barricades, etc.) and hourly restrictions, if necessary, to avoid traffic conflicts during peak
traffic periods and ensure safety.
If necessary, the Construction Staging, Parking and Traffic Control Plan shall provide for
an off -site parking lot for construction crews which will be shuttled to and from the project
site at the beginning and end of each day until such time that the project site can
accommodate off - street construction vehicle parking.
The plan shall identify all construction traffic routes, which shall avoid narrow streets
unless there is no alternative, and the plan shall not include any streets where some form
of construction is underway within or adjacent to the street that would impact the efficacy
of the proposed route.
Dirt hauling shall not be scheduled during weekday peak hour traffic periods).
The approved Construction Staging, Parking and Traffic Control Plan shall be
implemented throughout each major construction phase.
a) Would the project exceed wastewater treatment requirements of the applicable Regional
Water Quality Control Board?
Less than Significant Impact. Wastewater from the City's sewer system is treated by the Orange
County Sanitation District (OCSD), which is responsible for safely collecting, treating, and disposing the
wastewater generated by 2.3 million people residing in central and northwest Orange County. Raw
sewage generated in the City is treated at the OCSD Treatment Plant No. 2 in Huntington Beach, which
has a treatment capacity of 276 million gallons per day (mgd). Treatment of raw sewage includes
preliminary treatment, primary treatment, anaerobic digestion, secondary treatment, and solids handling.
Treatment Plant No. 2 is operating at approximately 55 percent of its design capacity.
Wastewater generated by the proposed project would be the same as other similar developments in the
City and would not contain hazardous waste or other pollutants. Because the golf course clubhouse
currently exists, the site currently generates approximately 5,000 gallons per day of raw sewage.' Upon
completion of the proposed project, that amount is expected to double to approximately 10,250 gallons per
day based on the gross floor area of the proposed clubhouse. The raw sewage generated by the project
would be disposed into the existing sewer system and would continue to be transported to OCSD
Treatment Plant No. 2, which has adequate capacity to accommodate the City's buildout needs for waste
treatment. As a result, project implementation would not exceed existing treatment infrastructure and
expansion would not be required. Furthermore, the treatment needs for the proposed reconstructed
clubhouse would not exceed wastewater treatment standards of the Regional Water Quality Control
Board. No significant impacts are anticipated and no mitigation measures are required.
b) Would the project require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the construction of which could
cause significant environmental effects?
No Impact. Water demand and wastewater generation will not increase significantly as a result of the
development of the golf course clubhouse on the site. The proposed project is within the land use
projections of the City, which are the basis of future water demands and wastewater generation within
' Sewage generation rate of 200 gallons /day /1,000 square feet of commercial floor area (Final EIR, Newport Beach General Plan).
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Newport Beach. Assuming a water demand factor similar to the sewage generation factor for commercial
development (i.e., 200 gallons /day /1,000 square feet), the proposed project would generate a demand for
approximately 10,250 gallons of domestic water per day, compared to the existing demand of about 5,000
gallons per day. The project will connect to existing water and wastewater facilities in the project vicinity.
No expansion of these facilities is necessary due to existing capacity based on the City's Urban Water
Management Plan (UWMP). Satellite - linked irrigation controllers or appropriate best management
practices will be incorporated into the landscape design for the new construction, which would be
expected to reduce water demand. In addition, drought tolerant landscaping will also be encouraged
within the PC, which would also result in lower water demands for irrigation. No significant impacts are
anticipated and no mitigation measures are required.
C) Would the project require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of which could cause
significant environmental effects?
Less than Significant Impact. The project will result in additional impervious surface areas by the new
buildings, streets, parking lots, walkways and other hardscape. The additional hardscape will result in a
small increase in runoff during storm periods. The site will be designed to ensure that surface runoff will
be directed to existing facilities. As indicated in Section VIII, some of the existing storm drain facilities do
not have adequate capacity to accommodate existing or future storm flows; however, in -tract facilities will
be incorporated into the project design to accommodate post - development flows. All storm flows
generated on the subject property will be collected and conveyed to Newport Bay where it will be
discharged. Therefore, the increase in project - related storm flows will not result in a potentially significant
impact and no mitigation measures are required.
d) Would the project have sufficient water supplies available to serve the project from
existing entitlements and resources, or are new or expanded entitlements needed?
Less than Significant Impact. See response to XVI.b above. The City of Newport Beach provides water
service within the project vicinity. The City's water supplies are imported water purchased from the
Municipal Water District of Orange County (MWDOC), groundwater pumped from the Orange County
Groundwater Basin, and reclaimed water. The City currently maintains a total system capacity of
approximately 100 million gallons in three facilities. According to the City's 2005 Urban Water
Management Plan (UWMP), water supplies can continue to meet the city's imported water needs until the
year 2030. Beyond that date, improvements associated with the State Water Project supply, additional
local projects, conservation, and additional water transfers would be needed to adequately serve the City.
However, during short-term periods of water supply reductions, the City would implement its water
shortage contingency plan.
As indicated in the City's General Plan EIR, additional development accommodated under the General
Plan would increase water use within the City, thus increasing the need for water treatment services.
However, as indicated above, the proposed project includes only the demolition of the existing smaller
clubhouse and the reconstruction of a larger clubhouse approximately 100 feet south of the existing
clubhouse location within the PC. As a result, the demand for domestic water would increase to
approximately 10,250 gallons per day from the existing demand of about 5,000 gallons per day. As
previously indicated, MWD has indicated that it can meet all of the City's imported water needs through
2030. In addition, Orange County Water District anticipates that there would also be sufficient
groundwater supplies to meet projected future demand requirements in the City. Although the proposed
project exceeds the maximum floor area permitted in the General Plan, future water demand based on the
General Plan projections would not be increased significantly with the addition of the proposed
development, which would increase demand by about 4,000 gallons per day over the maximum floor area
permitted by the Land Use Element for the subject property. The demand created by the proposed project
would exceed the City's long -range projections for development that are the basis of water demands in
Newport Beach; however, the General Plan has identified the minimization of water consumption as one
of its goals in the Natural Resources Element. The proposed project would be subject to the policies that
would achieve that goal, including limiting water usage, prohibitions on activities that waste water or cause
runoff, and water efficient landscaping and irrigation in conjunction with other water conserving devices
NEWPORT BEACH COUNTRY CLUB PLANNED COMMUNITY (PA2008 -152)
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and practices in new construction. The PC Development Plan includes water conservation techniques
that would be incorporated into the project design to ensure that domestic water demands are minimized.
Specifically, water conservation measures will be required on the proposed project. Therefore, no
significant direct or cumulative impacts are anticipated based on the findings in the City's General Plan
EIR; no mitigation measures are required.
e) Would the project result in a determination by the wastewater treatment provider, which
serves or may serve the project that it has adequate capacity to serve the project's
projected demand in addition to the provider's existing commitments?
No Impact. See response to XVI.b above. As indicated in that response, the proposed project includes
only the reconstruction of an existing clubhouse (albeit a larger facility) within Sub -Area 1 of the PC
Development Plan area. No significant additional raw sewage would be generated by the proposed
project. Adequate sewer collection, conveyance and treatment facilities exist to accommodate the
incremental increase in raw sewage resulting from the development of the proposed project. Therefore,
no impacts are anticipated and no mitigation measures are required.
Would the project be served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs?
Less than Significant Impact. Project implementation will result in the generation of demolition debris
and some refuse during the construction phase; however, it would be relatively small and would not
adversely affect existing capacities at the County's sanitary landfills. Based on the City's General Plan
EIR, it is anticipated that the Orange County landfill system will have adequate capacity to operate until
2035. Long -term solid waste generation would be expected to be similar to that currently generated by the
existing clubhouse because no change in the use is proposed. Therefore, no significant increase in
refuse would be anticipated as a result of the reconstruction of the clubhouse and ancillary facilities. With
the remaining capacity of approximately 44.6 million tons, as well as a 16 -year lifespan at the Frank R.
Bowerman Sanitary Landfill (without the proposed expansion that would extend the life of this facility to
2053), the City -wide potential increase in solid waste due to General Plan buildout, including the proposed
project, would not result in the exceedance of capacity of that landfill. In addition, AB 939 mandates the
reduction of solid waste. As a result, it is anticipated that at least a 50 percent reduction in refuse would
be required. Therefore, the project will not result in a significant increase in solid waste production due to
the proposed project. Existing landfills are expected to have adequate capacity to serve the site and the
proposed use. No significant impacts are anticipated and no mitigation measures are required.
g) Would the project comply with federal, state, and local statues and regulations related to
solid waste?
Less than Significant Impact. Solid waste production will be picked up by either the City of Newport
Beach or a commercial provider licensed by the City of Newport Beach. All federal, state and local
regulations related to solid waste will be adhered to through this process. No significant impacts are
anticipated and no mitigation measures are required.
Mitigation Measures
No significant impacts are anticipated and no mitigation measures are required
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XVIII. MANDATORY FINDINGS OF SIGNIFICANCE
The environmental analysis conducted for the proposed project indicates that although the proposed
Newport Beach Country Club project could have the potential for significant adverse environmental
impacts, the impacts would be reduced to a less than significant level through the implementation of
mitigation measures as prescribed in the preceding analysis.
a) Does the project have the potential to degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop
below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the
number or restrict the range of a rare or endangered plant or animal or eliminate important
examples of the major period of California history or prehistory?
Less than Significant Impact. The proposed project would not have the potential to degrade the quality
of the environment. The site is entirely developed with a private recreational use (i.e., golf course and
clubhouse) and has been altered from its natural state. As a result, it does not support sensitive habitat
and /or sensitive plant or animal species. Therefore, the proposed project would not reduce the habitat of
a wildlife species and /or threaten to eliminate one or more sensitive plant species. No historic structures
or sites are present in the project area, which may be affected by the proposed project. The proposed
project would not eliminate important examples of the major periods of California history or prehistory.
Therefore, no significant impacts are anticipated and no mitigation measures are required.
b) Does the project have impacts that are individually limited, but cumulatively considerable?
( "Cumulatively considerable" means that the incremental effects of a project are
considerable when viewed in connection with the effects of past projects, the effects of
other current projects, and the effects of probable future projects.)
Less than Significant Impact. Redevelopment of the Newport Beach Country Club as proposed would
result in a negligible difference in long -term environmental effects associated with use of the site. Project
implementation would result in the same number of vehicular trips and, therefore, no change in traffic
conditions when compared to the existing use of the site. No significant impacts to biological resources,
cultural resources, mineral resources, population and housing, agricultural resources or other
environmental issues would occur. In addition, the proposed project would result in a similar volume of
storm runoff and an improvement in the quality of the water prior to its discharge when compared to the
existing use of the site as a result of the implementation of BMPs and water quality features that would be
implemented with the proposed project. Therefore, the project would not contribute to the cumulative
degradation of the environment or exacerbate unacceptable environmental conditions (e.g., biological
resources, etc.) when considered with other projects proposed in the project environs.
C) Does the project have environmental effects which will cause substantial adverse effects
on human beings, either directly or indirectly?
Less than Significant with Mitigation Incorporated. The preceding analysis conducted for the
proposed project indicated that although project implementation Gould result in some potentially significant
environmental effects (e.g., soils and geology, hazards and hazardous materials, etc.), with the
implementation of mitigation measures prescribed in this analysis, the proposed project would not result in
significant environmental impacts on humans, either directly or indirectly.
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SOURCE LIST
The following enumerated documents are available at the offices of the City of Newport Beach, Planning
Department, 3300 Newport Boulevard, Newport Beach, California 92660.
1. Newport Beach General Plan; City of Newport Beach; adopted July 25, 2006-
2. Final Program EIR — City of Newport Beach General Plan
3, Title 20, Zoning Code of the Newport Beach Municipal Code.
4. City Excavation and Grading Code, Newport Beach Municipal Code.
5. Chapters 10.26 and 10.28, Community Noise Ordinance of the Newport Beach Municipal Code.
6. South Coast Air Quality Management District, Air Quality Management Plan 1997.
7. South Coast Air Quality Management District, Air Quality Management Plan EIR, 1997.
The following documents have been prepared specifically for this project, and are incorporated by
reference within this initial study. The documents are available at the office of the City of Newport Beach,
Planning Department.
1. Newport Beach Country Club Planned Community Development Plan (Development Proposal);
July 2009.
2. Newport Beach Country Club Planned Community Development Plan (Land Uses, Development
Standards & Procedures); July 8, 2008.
3. Environmental Information Form; Newport Beach Country Club Planned Community; CAA
Planning; July 28, 2008,
4. Traffic and Parking Evaluation for the Proposed Newport Beach Country Club Project in the City
of Newport Beach; Kimley Horn and Associates, Inc.; September 2009.
5. Air Quality Analysis for the Newport Beach Country Club Project; Giroux & Associates;
September, 2009.
6. Noise Assessment for the Newport Beach Country Club Project; Giroux & Associates; September,
2009.
7. Phase I Environmental Site Assessment Newport Beach Country Club; Ninyo & Moore; December
5, 2008.
8. Newport Beach Country Club Parking Management Plan; Austin -Foust Associates, Inc.; June 21,
2010.
MITIGATION MONITORING AND REPORTING PROGRAM
FOR
NEWPORT BEACH COUNTRY CLUB — NEWPORT BEACH COUNTRY
CLUB, INC.
(PA2008 -152)
January 24, 2012
MMRP — Newport Beach Country Club, Inc. (PA2008 -152)
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(MITIGATION MONITORING AND REPORTING PROGRAM
In accordance with the California Environmental Quality Act (CEQA), the City of Newport
Beach prepared a Mitigated Negative Declaration (MIND) and Initial Study for the proposed
Newport Beach Country Club project located in the City of Newport Beach. The MND
indicated that there would not potential adverse environmental impacts to the project. The
mitigation measures, standard conditions, and project design features have been
incorporated into the project and the MND is scheduled for adoption by the City of Newport
Beach, in conjunction with the approval of the project.
Section 21081.6 of the Public Resources Code (PRC) and CEQA Guidelines section
15097 require the Lead Agency for each project which is subject to the CEQA to
monitor performance of the mitigation measures included in any environmental
document to ensure that implementation does, in fact, take place. The PRC requires
the Lead Agency to adopt a monitoring and reporting program that is designed to
ensure compliance during project implementation. In accordance with PRC Section
21081.6 and CEQA Guidelines Section 15097, this Mitigation Monitoring and Reporting
Program (MMRP) has been prepared for the Newport Beach Country Club project.
Table 1 lists the mitigation measures, standard conditions, responsible parties, time
frame for implementation, and monitoring parties.
MMRP — Newport Beach Country Club, Inc. (PA20O8 -152)
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Table 1
Notations:
SC: Standard Condition
PDF: Project Design Feature
MM: Mitigation Measure
SC /MM
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
Aesthetics
Prior to the issuance of building permits, the
applicant shall prepare a photometric study in
conjunction with a final lighting plan for approval
by the Planning Division. The site shall not be
excessively illuminated based on the luminance
recommendations of the Illuminating
SC -1
Engineering Society of North America, or, if in
Approval of
Prior to issuance of
Planning
the opinion of the Planning Director, the
photometric study
building permit
Division
illumination creates an unacceptable negative
impact on surrounding land uses or
environmental resources. The Planning Director
may order the dimming of light sources or other
remediation upon finding that the site is
excessively illuminated.
Agricultural and Forest Resources
No significant impacts are anticipated and no mitigation measures are required.
Air Quality
Adherence to SCAQMD Rule 402, which
prohibits air contaminants or other materials that
cause injury, detriment, nuisance or annoyance
to any considerable number of persons or to the
Periodic onitorin
c g
During construction
Community
SC -2
public, or which endanger the comfort, repose,
during construction
activities
Development
health, or safety of any such persons or the
Department
public, or which cause, or have a natural
tendency to cause injury or damage to business
or property to be emitted within the SoCAB.
Adherence to SCAQMD Rule 403, which sets
-
requirements for dust control associated with
Periodic monitoring
During construction
Community
SC -3
grading and construction activities.
during construction
activities
Development
Department
Adherence to SCAQMD Rules 431.1 and 431.2,
Periodic monitoring
During construction
Community
SC -4
which require the use of low sulfur fuel for
during construction
activities
Development
stations construction equipment.
Department
SC -5
Adherence to SCAQMD Rule 1108, which sets
Periodic monitoring
During construction
Community
Development
limitations on ROG content in asphalt.
during construction
activities
Department
MMRP — Newport Beach Country Club, Inc. (PA2008 -152)
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SC /MM
I
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
Adherence to SCAOMD Rule 1113, which sets
periodic monitoring
During construction
Community
SC -6
limitations on ROG content in architectural
during construction
activities
Development
coatings.
Department
Adherence to Title 24 energy - efficient design
requirements as well as the provision of window
Submit evidence of
SC -7
glazing, wall insulation, and efficient ventilation
compliance during
Prior to issuance of
Building
methods in accordance with the requirements of
building plan check
building permits
Division
the Uniform Building Code.
process
Biological Resources -
No significant impacts to biological resources are anticipated and no mitigation measures are required.
Cultural Resources
A qualified archaeological /paleontological
monitor shall be retained by the project applicant
who will be available during the grading and
landform alteration phase and shall be contacted
if cultural resources are encountered. In the
event that cultural resources and /or fossils are
encountered • during construction activities,
ground- disturbing excavations in the vicinity of
the discovery shall be redirected or halted by the
Submit proof of
monitor until the find has been salvaged. The
qualified
SC -8
area surrounding any cultural materials or fossils
archaeological/
Prior to issuance of
Planning
encountered during grading shall also be
Paleontological
grading permit
Division
investigated to determine the extent of the site.
monitor
Any artifacts and /or fossils discovered during
project construction shall be prepared to a point
of identification and stabilized for long -term
storage. Any discovery, along with supporting
documentation and an itemized catalogue, shall
be accessioned into the collections of a suitable
repository. Curation costs to accession any
collections shall be the responsibility of the
project applicant.
The City shall provide an opportunity for a Native
American representative to monitor excavation
Submit proof of
MM -1
activities. The representative shall be determined
Native American
Prior to issuance of
Planning
by the City based on input from concerned Native
observer
grading permit
Division
American tribes (i.e., Gabrielino, Juaneno, and
Ton vas.
Geology and Soils
Prior to issuance of the grading permit, an
Approval of erosion
Prior to issuance of
Building
MM -3
erosion control plan shall be submitted to and
control plan
grading permit
Division
approved b the City's Chief Building Official.
Prior to issuance of a grading permit, the
applicant shall submit a soils engineering report
and final geotechnical report to the City's Chief
Submittal of soils
Building Official for approval. The project shall
engineering repot
Prior to issuance of
Building
MM -4.
be designed to incorporate the
and final
grading permit
Division
recommendations included in those reports that
geotechnical report
address site grading, site clearing, compaction,
bearing capacity and settlement, lateral
pressures, footing design, seismic design, slabs
MMRP — Newport Beach Country Club, Inc. (PA2008 -152)
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SC /MM
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
on grade, retaining wall design, subdrain design,
concrete, surface drainage, landscape
maintenance, etc.
Greenhouse Gas Emissions
Submit evidence of
SC -9
All new buildings shall meet Title 24
compliance during
Prior to issuance of
Building
requirements.
building plan check
building permit
Division
process
Water conservation design features shall be
Planning
SC -10
incorporated into building and landscape
Submit evidence of
Prior to issuance of
Division and
designs.
compliance
building permit
Public Works
Department
Hazards and Hazardous Materials
Prior to any disturbance of the construction
materials within the Golf Clubhouse and /or the
Tennis Clubhouse, a comprehensive asbestos
containing materials (ACM) and lead based paint
(LBP) survey shall be conducted. Any repairs,
renovations, removal or demolition activities that
will impact the ACM and /or LBP or inaccessible
ACM shall be performed by a licensed asbestos
contractor. Inaccessible suspect ACM shall be
tested prior to demolition or renovation. Proper
safety procedures for the handling of suspect
Submit ACM and
Prior to issuance of
SC -11
ACM and LBP shall be followed in accordance
LBP survey and site
demolition permit for
Building
with federal, state and local regulatory
inspection
buildings
Division
requirements federal and California Occupation
Safety and Health Administration (OSHA), and
Air Quality Management District (AQMD) Rule
1403, which sets forth specific procedures and
requirements related to demolition activities
involving asbestos containing materials and
SCAQMD Regulation X - National Emission
Standards For Hazardous Air Pollutants,
Subpart M - National Emission Standards For
Asbestos, which include demolition activities
involving asbestos:
During demolition, grading, and excavation,
workers shall comply with the requirements of
Title 8 of the California Code of Regulations
Section 1532.1, which provides for exposure
limits, exposure monitoring, respiratory
periodic monitoring
SC -12
protection, avid good working practice by
during demolition
During demolition,
Building
workers exposed to lead. Lead - contaminated
and site inspection
grading and excavation
Division
debris and other wastes shall be managed and
disposed of in accordance with the applicable
provision of the California Health and Safety
Code.
Hydrology and Water Quality
The applicant has prepared a Conceptual WQMP that identifies a range of BMPs and related water quality features to ensure
that water quality impacts associated with the proposed project are reduced to an acceptable level. In addition, implementation
of BMPs that will be included in the SWPPP will ensure that construction impacts are minimized. Similarly, BMPs will also be
MMRP — Newport Beach Country Club, Inc. (PA2OO8 -152)
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SC /MM I
Method of
Timing of
I
No. I Mitigation Measure
Verificat
Implementation
Responsibility
refined and incorporated into the project design to avoid post- construction impacts to water quality. Therefore, no significant
impacts are anticipated and no mitigation measures are required.
Land Use and Planning
No significant impacts are anticipated and no mitigation measures are required.
Mineral Resources
No significant impacts are anticipated and no mitigation measures are required.
Noise
During construction operations, the applicant or
contractor shall provide evidence to the City that
Submit construction
During construction
Building
MM -5
all construction equipment, stationary and
schedule and site
mobile is equipped with properly operating and
inspection
operations
Division
maintained muffling devices.
Prior to issuance of a grading permit, the
applicant or contractor shall prepare a
Construction Management Plan (CMP), which
confirms that potential project - related and
cumulative construction noise levels are
minimized and do not exceed levels prescribed
in the City's Noise Ordinance. The CMP shall
MM -6
include a requirement that the construction
Submit construction
Prior to issuance of
Building
contractor must notify the nearby residents of
management plan
grading permit
Division
the construction schedule for the proposed
project, and shall keep them ,informed on any
changes to the schedule. The notification shall
also identify the name and phone number of a
contact person in case of complaints. The
contact person shall take all reasonable steps to
resolve the complaint.
Prior to occupancy, heating, venting, and air
conditioning (HVAC) equipment in or adjacent to
Submit evidence of
residential areas shall be shown by computation,
HVAC equipment
based on the sound rating of the proposed
sound rating
MM -7
equipment, not to exceed an A- weighted sound
(adjacent to
Prior to issuance of
Building
pressure level of fifty (50) dBA or not to exceed an
residential areas)
building permit
Division
A- weighted sound pressure level of fifty -five (55)
during building plan
dBA and be installed with a timing device that will
check process
deactivate the equipment during the hours of
10:00 P.M. to 7:00 a.m.
Population and Housing
No significant impacts are anticipated and no mitigation measures are required.
- Public Services
No significant impacts are anticipated and no mitigation measures are required.
Recreation
No significant impacts are anticipated and no mitigation measures are required.
MMRP — Newport Beach Country Club, Inc. (PA2008 -152)
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SC /MM
I
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
Traffic and Circulation
Prior to issuance of grading permits for the
proposed project by the long -term lease holder
and /or the redevelopment of the adjacent tennis
complex as proposed by the underlying property
owner, whichever occurs first, the circulation
conflict at Irvine Terrace /Country Club Drive
shall be resolved by one of the following
methods.
a. The proposed project shall be modified to
shift Country Club Drive approximately 30
feet to the south to accommodate the tennis
Submittal of
Planning
MM -8
complex redevelopment plan; or
modified circulation
Prior to issuance of
Division and
plan
grading permit
Public Works
b. The bungalow units proposed adjacent to
Department
the site on the north side of Country Club
Drive proposed by the property owner as
part of application PA 2005 -140 shall be
modified, reoriented, reduced, or shifted to
the north to avoid the road in its current
alignment; or
c. Some combination or modification of both
plans shall be devised that would reconcile
the discrepancy between the two plans.
Prior to the issuance of a grading permit, the
existing access easement shall be revised so as
Planning
MM -9
to relocate its intersection with Irvine Terrace 85
Submittal of revised
Prior to issuance of
Division and
feet northerly of where it currently exists. The
access easement
grading permit
Public Works
new location shall be approved by the City
Department
Traffic Engineer prior to recordation.
Prior to the issuance of a grading permit, the
applicant or Contractor shall submit a
Construction Staging, Parking and Traffic
Control Plan for approval by the Public Works
Department, which shall address issues
pertaining to potential traffic conflicts during
peak traffic periods, potential displacement of
on- street parking, and safety.
This plan shall identify the proposed
Approval of
construction staging area(s), construction
construction
Prior to
Planning
MM -10
crew parking area(s), estimated number and
staging parking
g
commencement of
Division and
types of vehicles that will occur during that
and trap control
each major phase of
Public Works
phase, the proposed arrival /departure
c
construction
Department
routes and operational safeguards (e.g.
flagmen, barricades, etc.) and hourly
restrictions, if necessary, to avoid traffic
conflicts during peak traffic periods and
ensure safety.
If necessary, the Construction Staging,
Parking and Traffic Control Plan shall
provide for an off -site parking lot for
construction crews which will be shuttled to
MMRP — Newport Beach Country Club, Inc. (PA2008 -152)
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SC /MM 1
Method of
Timing of
No. 1
Mitigation Measure
Verification
Implementation
Responsibility
and from the project site at the beginning
and end of each day until such time that the
project site can accommodate off- street-
construction vehicle parking.
The plan shall identify all construction traffic
routes, which shall avoid narrow streets
unless there is no alternative, and the plan
shall not include any streets where some
form of construction is underway within or
adjacent to the street that would impact the
efficacy of the proposed route.
Dirt hauling shall not be scheduled during
weekday peak hour traffic periods.
The approved Construction Staging,
Parking and Traffic Control Plan shall be
implemented throughout each major
construction phase.
Utilities and Service Systems
No significant impacts are anticipated and no mitigation measures are required.
STATE OF CALIFORNIA }
COUNTY OF ORANGE } ss.
CITY OF NEWPORT BEACH }
I, Leilani I. Brown, City Clerk of the City of Newport Beach, California, do hereby
certify that the whole number of members of the City Council is seven; that the foregoing resolution,
being Resolution No. 2012 -11 was duly and regularly introduced before and adopted by the City
Council of said City at a regular meeting of said Council, duly and regularly held on the 24th day of
January, 2012, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Hill, Rosansky, Curry, Selich, Henn, Daigle
Noes: Mayor Gardner
Absent: None
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 25th day of January, 2012.
411L1 /VV4) �a �
City Clerk
Newport Beach, California
(Seal)