Loading...
HomeMy WebLinkAbout3.0_The Garden Office and Parking Structure_PA2019-023���WPO�T6 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 22, 2019 °q�,FoaN' Agenda Item No. 3 SUBJECT: The Garden Office and Parking Structure (PA2019-023) Coastal Development Permit No. CD2019-003 Conditional Use Permit No. UP2019-003 Modification Permit No. MD2019-003 SITE LOCATION: 215 Riverside Avenue APPLICANT: Laidlaw Schultz Architects OWNER: 215 Riverside LLC PLANNER: Makana Nova, Associate Planner 949-644-3249, mnova@newportbeachca.gov PROJECT SUMMARY A coastal development permit (CDP) to demolish an existing restaurant/office building and associated surface parking lot and to construct a new 47-space, two -level parking structure and a 2,830-square-foot office building. A conditional use permit is required to authorize the construction of the parking structure adjacent to the residentially zoned property. A modification permit is required for 12 tandem parking spaces on the first and second floor levels of the structure. The project includes hardscape, drainage, and landscape improvements. The proposed development complies with all applicable development standards including height, setbacks, and floor area limits. The project is designed to provide surplus off -site parking for The Garden shopping center located directly south of the project site. Approval of off -site parking use and any other uses which require parking in the structure will require the processing of a separate conditional use permit and coastal development permit. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (Infill) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Planning Commission Resolution No. PC2019-024 approving Coastal Development Permit No. CD2019-003, Conditional Use Permit No. UP2019-003, and Modification Permit No. MD2019-003 (Attachment No. PC 1). 1 9 The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 2 VICINITY MAP i Subject Property s i • M P The Garden shopping 4� center '.1 GENERAL PLAN ZONING � E E ♦ L 1 � - ` a ' ft LOCATION GENERAL PLAN ZONING CURRENT USE CG (General CG (Commercial ON -SITE Commercial General Restaurant (vacant) and Retail RS-D (Single Unit R-1 (Single Unit NORTH Residential Detached Residential)Single-unit residential dwellings MU-H1 (Mixed -Use MU-MM (Mixed -Use Retail shopping center SOUTH Horizontal) Mariners' Mile) (The Garden RS-D (Single Unit Residential Detached) R-1 (Single Unit Retail and EAST and CG (General Residential) and CG (Commercial General) Single -unit residential dwellings Commercial PR (Parks and PR (Parks and WEST Recreation Recreation)Cliff Drive Park 3 V� QP �. The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 3 INTRODUCTION Project Setting The subject property is located at the northwest corner of Riverside Avenue and Avon Street. The property is developed with an 8,056-square-foot, three-story building constructed in 1962. The building contains a vacant 2,910-square-foot restaurant at the first floor level and retail/office uses on the second and third floors. A surface parking area containing 18 parking spaces serves the uses on -site. Surrounding uses include residential dwelling units to the north, retail shops to the south, retail and residential to the east, and Cliff Drive Park to the west. Project Description The project includes the demolition of the existing improvements and construction of a new 47-space, two -level parking structure and 2,830-square-foot office building. Site design includes hardscape, drainage, and landscaping improvements. The new two-story building is designed to accommodate one or two office tenants and is oriented towards the entry point at the intersection of Avon Street and Riverside Avenue. The building includes a flat roof design up to 32 feet in height. The proposed parking structure has a split level orientation with the proposed office building. The parking structure makes use of an existing retaining wall on -site and is designed into the slope on the property so that the second level of the parking deck does not exceed the elevation of the existing surface level lot. The parking layout consists of a single drive aisle design accessed from Avon Street at the lower level and the second upper level is accessed from Riverside Avenue. Six tandem parking spaces are provided on the first level and six tandem parking spaces are provided at the second level immediately adjacent to the office building. The applicant intends the tandem parking spaces to serve the office tenants. The site is located in the Mariners' Mile community and the proposed structures are designed to be architecturally compatible with the adjacent retail shopping center, The Garden, located to the south. Architecturally, the project office building and parking structure include a mix of tumbled brick, painted steel, and wood. Land Use and Development Standards The subject property's General Plan land use designation is CG (General Commercial), Zoning Code district is CG (Commercial General), and Coastal Land Use Plan designation is CG-B (General Commercial), and Coastal Zoning district are CG (Commercial General). The CG (Commercial General) Coastal Zoning District is intended 5 The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 4 to provide for areas appropriate for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The proposed office building and parking structure will continue to be consistent with the underlying land use and Zoning designations. The Village Core sub -area of Mariners' Mile is predominantly developed with retail, restaurant, and office buildings with residential development in the surrounding tracts to the north. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development, which complies with applicable development standards. The bulk of the proposed building is similar to or less than that of the existing development on site. The proposed office building and parking structure conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and summarized in Table 1, below. Table 1 — Zoning and LCP Development Standards Standard Standard Proposed -Development Setbacks (min.) Front 0 feet 9 inches Left Side 5 feet(abutting residential 5 feet Right Side 0 feet 3 inches Rear 5 feet (abutting residential) 5 feet 8 inches Finished Floor Elevation (min.) 9.0 feet minimum (North American Vertical Datum of 1988 NAVD 88 30.5 feet (NAVD 88) Floor Area Ratio max. 0.5 FAR 8,145 square feet 0.17 FAR 2,830 square feet Parking (min.) 12 (one space per 250 square feet) 47 (including 12 tandem spaces Height max. 32-foot flat roof 37-foot sloped roof 32-foot flat roof Use of Building Condition No. 2 has been added to the draft resolution for approval (Attachment No. PC 1) to limit the use of the building to only general office (i.e. not medical office or retail) in order to comply with accessibility provisions as required by the Building Code. In order to accommodate other occupancies, the second floor office space would require an elevator, a compliant stairway, and accessible parking on the second floor level of the parking structure. Parking The proposed building area for an office use is based on a parking ratio of one space per 250 square feet of floor area. This parking rate results in a parking requirement of 12 spaces (2,830/250=12) to accommodate the office use. The developable area to provide N The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 5 parking on -site has been maximized and can accommodate 47 parking spaces (35 surplus parking spaces). The project is intended to support off -site parking for future restaurants within The Garden shopping center located south of the project site across Avon Street. A separate conditional use permit is requested as part of a proposed restaurant at 2902 West Coast Highway for off -site parking and to establish a parking management plan for the shopping center including valet parking for the proposed structure. Site Access The main building access for pedestrians occurs at the street level at the intersection of Riverside Avenue and Avon Street. As noted, vehicle access to the first floor parking structure is from Avon Street and access to the second floor parking structure is from Riverside Avenue. Public Works has reviewed the project plans and determined the design is adequate for the use and is compatible with the other commercial lots in the area. The CDP includes relief from the Implementation Plan development standards in accordance with Section 21.52.090 (Relief from Implementation Plan Development Standards) to allow for tandem parking. Traffic An analysis was conducted of the proposed project's anticipated vehicle trips pursuant to the City's Traffic Phasing Ordinance. Municipal Code Chapter 15.40 (Traffic Phasing Ordinance) requires that a traffic study be prepared and findings be made if a proposed project will generate an increase of 300 average daily trips (ADT). Trip generation is based upon published Institute of Traffic Engineers (ITE) rates. The property is currently occupied by an 8,056-square-foot, three-story restaurant and office building, which generated 294 average daily trips (ADT). The proposed reduced building area for an office use generates 46 ADT (2.83 thousand square feet (TSF) x 16.16 ITE trip rate per TSF = 46 ADT), or 248 fewer average daily trips. The preparation of a traffic study is not required this project. Conditional Use Permit - Parking Structure Adjacent to Residential Pursuant to Section 20.40.070.B.3 (Parking Structures) of the NBMC, a conditional use permit is required to allow for the construction of a parking structure adjacent to a residential zoning district. Pursuant to Section 20.52.020.F (Findings and Decision) of the NBMC, the Planning Commission must make the following findings in order to approve a conditional use permit: 1. The use is consistent with the General Plan and any applicable specific plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; 7 The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 6 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. As previously stated, the commercial building and related uses are consistent with the CG General Plan land use designation and CG zoning district. The parking structure is considered an accessory use that supports commercial uses. Parking structures are generally compatible with the other commercial uses located in Mariners' Mile; however, due to its close proximity to the residential uses to the north, the design and operation of the parking structure has the potential to impact the adjacent residences. The parking structure will be visually screened by vegetation surrounding the rear and sides of the parking structure to help block the view from Cliff Drive Park and adjacent residential properties that are at a higher elevation. A portion of the second level structure will be covered by a trellis carport cover adjacent to Avon Street. The trellis adds architectural interest to the architectural fagade of the building and helps to screen and shade portions of the second level parking deck that may be visible to residences above. The parking structure is proposed to be built into the base of the hillside adjacent to a residential district. The neighboring residential properties are located along the top of the hillside approximately 63 feet above the project's first floor pad elevation, approximately 55 feet above the second level parking deck elevation, and approximately 48 feet above the top of the parking structure trellis. The closest residential dwelling is located approximately 24 feet northeast of the existing retaining wall supporting the proposed parking structure. These vertical and horizontal separations between the proposed commercial building and the homes provide adequate distance so that the mass and bulk of the parking structure should not negatively impact residents. Parking structures have the potential to generate noise, such as car alarms, car horns, car audio systems, people talking, vehicle pass-bys, and engine idling, which have the potential to disturb the adjacent residences. These individual noise sources last for short durations and their occurrences are infrequent; however, they can annoy neighbors. The existing site has an 18-space surface level parking lot at the same elevation as the upper level of the proposed parking structure. The proposed parking structure provides more parking spaces at this level (25 spaces) but the impacts from vehicle movements will be similar to that of existing conditions. Ii The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 7 A noise analysis was prepared by Urban Crossroads to analyze the potential noise impacts associated with vehicle movements at the uncovered parking structure to the adjacent residents using sound modeling. The analysis concludes that the noise generated from vehicle movements within the first and second level of the structure will satisfy the Municipal Code daytime and nighttime base exterior noise level standards at the nearby noise -sensitive residential homes and adjacent commercial uses. No additional exterior noise abatement measures are required. Illumination of the parking structure is necessary for safety; however, it also has the potential to negatively impact the residents above if not properly designed and controlled. The project has been conditioned to require a photometric study and nighttime lighting inspection to confirm there are no light and glare impacts. The increased parking supply for the area may potentially result in more activity and additional late night activities (noise, headlights, and valet operations) if the spaces are authorized as off -site parking for other uses in the area. The operation and use of this surplus parking will be analyzed in detail as part of a parking management plan for off - site parking with a conditional use permit for these future uses. Modification Permit - Tandem Parking A modification permit for access to parking spaces (tandem parking) is required in accordance with Section 20.52.050 (Modification Permits). In accordance with this Section, the Planning Commission must also make the following findings for approval of a modification permit: 1. The requested modification will be compatible with existing development in the neighborhood. 2. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use. 3. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. 4. There are no alternatives to the Modification Permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. 5. The granting of the modification would not be detrimental to public health, safety, or welfare to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code 0 The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 8 The irregular lot depth makes it only feasible to provide a single drive aisle within the parking structure at each level. However, there is sufficient depth to provide tandem parking for a portion of the parking spaces where the site widens to maximize parking supply. Strict application of the Zoning Code would result in the loss of six spaces, reducing the supply of parking that would benefit the area. Policy 1.35 of the Mariners' Mile Strategic Vision and Design Framework promotes comprehensive parking strategies for the Mariners' Village sub -area including encouraging more common parking lots. Given its location, this project provides a unique opportunity to redevelop the site to provide additional parking to support the adjacent shopping center or other nearby uses. The proposed 12 tandem parking spaces will serve the new office building and will be split between the first and second levels of the proposed parking structure. Employees are intended to utilize the front of the tandem parking stalls since they will most likely use the parking for the duration of the day. Customers and visitors are intended to utilize the rear second space in each of the tandem stalls since they typically access the site for a shorter duration than employees. This design will also afford customers easier access into and out of the site. A parking management plan is provided as Attachment No. PC 3. Tandem parking arrangements for office, restaurant, and commercial buildings are used at various locations within the City. When operated according to an approved plan, tandem parking has proven a proficient way to maximize parking efficiency and on -site parking demand. The Traffic Engineer and Fire Department have reviewed the parking lot design and have determined that it will function safely and will not prevent emergency vehicle access. Although tandem parking within a parking structure is not ideal, given the design constraints with providing parking on an oddly -shaped sloping lot, the proposed tandem parking configuration is a reasonable solution to increase parking supply for the area. Coastal Development Permit The proposed development involves new nonresidential development within the Coastal Zone. The Director has determined that a coastal development permit is required and that the project is not eligible of a waiver for de minimis development because the proposed development involves potential opposition or probable public controversy. Public comments received are provided as Attachment No. PC 4. The first comment submitted is an inquiry about the project status, project height, and massing, noting that they had not received a public notice. Staff has provided a response and update on the public hearing process, noting that public notices are sent closer to a scheduled hearing date and inviting the resident and their representative to come in to review the project plans on file. The second comment is an objection regarding a long-term lease with the optometry tenant on -site. Staff has reviewed the comments and considers the lease to be a private civil matter 10 The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 9 between landlord and tenant that does not prevent the property owner from pursuing land entitlements to redevelop the property. Four additional comment letters are included supporting the proposed development. In accordance with Section 21.52.015 (Coastal Development Permits), the Planning Commission must make the following findings in order to approve a coastal development permit. 1. Conforms to all applicable sections of the certified Local Coastal Program; 2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. As identified in Table 1, the proposed development conforms to all development standards for the CG (Commercial General) Zoning district as provided in the Zoning Code (Title 20) and the Local Coastal Program (Title 21). The project has also been analyzed for conformance with the following sections pertaining to the certified Local Coastal Program. Hazards and Water Quality The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the California Building Code (CBC) prior to building permit issuance. The project is required to adhere to the City's grading, erosion control, and drainage requirements that includes percolation features and retention of dry weather and minor rain event run-off on -site. Any water not retained on -site is directed to the City's storm drain system. Due to the area of proposed impervious surfaces on the project site, a Water Quality Management Plan (WQMP) / Water Quality and Hydrology Plan (WQHP) is required. A WQMP/WQHP prepared by Total Engineering, Inc., dated June 17, 2019, has been reviewed and approved by the City's Engineer Geologist. The WQMP/WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of a Low Impact Development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 11 The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 10 Coastal Views and Access The closest Public Viewpoint is immediately adjacent and above the property to the northwest at Cliff Drive Park. View simulations are provided as part of the project plans (Attachment No. PC 6). The bulk and scale of the proposed development is similar to that of the existing restaurant and office building with surface parking. The site is generally not visible from Cliff Drive Park due to the sloping condition of the park, existing vegetation, and the lower grade of the proposed parking structure and building pad; therefore, the development will not impact coastal views. The closest Coastal View Road is West Coast Highway, which is to the south, as designated in the Coastal Land Use Plan. The project is located entirely on private property and will not inhibit coastal views since the proposed development will be constructed partially into the slope and comply with the 32-foot height limit. The proposed office building and accompanying parking structure will complement the architectural style of the adjacent shopping center to the south, improving the character of the community and maintaining a consistent design theme. The site is not visible from Coast Highway and the development is consistent with height standards, so no change to inland views of the park are anticipated. The project site is not located between the nearest public road and the sea or shoreline and re -development will not affect public recreation, access or views. Vertical access to the bay is available approximately 470 feet south of the site via a 6-foot-wide pedestrian access easement located at 2751 West Coast Highway. This easement connects to a 6-foot-wide lateral pedestrian access easement along the bulkhead between 2901 and 2751 West Coast Highway, providing views of the waterfront and harbor. In accordance with Section 21.52.090 (Relief from Implementation Plan Development Standards), the Planning Commission must also make the following considerations and findings for a modification permit in the Coastal Zone. Considerations: 1. Whether or not the development is consistent with the certified Local Coastal Program to the maximum extent feasible; and 2. Whether or not there are feasible alternatives that would provide greater consistency with the certified Local Coastal Program and/or that are more protective of coastal resources. Findings: 1. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Implementation Plan results in physical hardships; or 3. The modification or variance complies with the findings required to approve a coastal development permit in Section 21.52.015(F); 12 The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 11 4. The modification or variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs, 5. The modification or variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas; 6. The modification or variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species; and 7. The granting of the modification or variance will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the certified Local Coastal Program. (Ord. 2019-5 § 6, 2019) As discussed in the Modification Permit and Coastal Development Permit sections, granting of a modification permit for tandem parking will increase parking supply for the area and allow redevelopment of an existing underutilized commercial lot that will result in a structure that is equitable in size and bulk to the existing development. There are no coastal resources provided on -site and public views from the adjacent Cliff Drive Park are maintained. While an alternative, more compliant design could be developed, the applicant's goal to increase parking supply to serve existing and future visitor -serving uses would not be realized. In this case, staff believes the findings can be made to improve public access through the provision of additional parking. ALTERNATIVES 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application request (Attachment No. PC 2). ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15332, of the California Environmental Quality Act (CEQA) Guidelines - Class 32 (In -Fill Development Projects). This exemption applies to in -fill development projects in urban areas that are consistent with the General Plan and applicable development standards. In addition, the proposed development must occur on a site of no more than five acres, have no value as habitat for endangered, rare or threatened species, be adequately served by all utilities and public services, and must not result in any significant effects relating to traffic, air quality, water quality, or any other significant effect on the environment due to an unusual circumstance. i3 The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 12 The proposed project site is 0.37 acres in size, is located within an urban area, and can be adequately served by all required utilities and public services. The project is consistent with the General Plan designations and policies, and can be found consistent with all applicable Zoning regulations upon approval of the requested applications. An acoustical analysis, preliminary Water Quality Management Plan, traffic analysis, and water/waste- water generation memorandum have been prepared. An analysis of the property indicates that the project site and adjacent areas have no value as habitat for endangered, rare, or threatened species. The project is expected to have less than significant impacts related to traffic, noise, air quality, and water quality. A more detailed analysis and determination supporting the Class 32 exemption is attached as Attachment No. PC 5. PUBLIC NOTICE Notice of this hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights -of -way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of Chapter 20.64 (Appeals) and Chapter 21.64 (Appeals and Calls for Review) of the NBMC. The project site is not located within the appeal area of the Coastal Zone; therefore, final action by the City may not be appealed to the California Coastal Commission. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Mak a N a Associate Planner J M/mkn ATTACHMENTS Submitted by: Jim Campbell Deputy Community Development Director PC 1 Draft Resolution for Approval with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Parking Management Plan In The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 13 PC 4 Public Comments PC 5 Class 32 Exemption PC 6 Project Plans and View Simulations : UscrsTLMShamd\PA'sTAs - 2019TA2019-023TCPC2019-023 PC Rpt.dac0l/12/18 115 10 Attachment No. PC 1 Draft Resolution for Approval with Findings and Conditions 27 12 RESOLUTION NO. PC2019-024 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-003, CONDITIONAL USE PERMIT NO. UP2019-003, AND MODIFICATION PERMIT NO. MD2019-003 TO DEMOLISH AN EXISTING RESTAURANT AND OFFICE BUILDING AND CONSTRUCT A NEW OFFICE BUILDING AND PARKING STRUCTURE LOCATED AT 215 RIVERSIDE AVENUE (PA2019-023) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: 61:10r[•7his N&9rGAr:11�•dA.rr009GT0111161 An application was filed by Laidlaw Schultz Architects representing property owner 215 Riverside, LLC ("Applicant'), with respect to property located at 215 Riverside Avenue, requesting approval of a coastal development permit, conditional use permit, and modification permit. 2. The lot at 215 Riverside Avenue is legally described as a portion of Lot D of Tract 919, including a portion of the abandoned street adjacent ("Property"). 3. The Applicant requests the following approvals from the City of Newport Beach ("City"): • Coastal Development Permit ("CDP") - to allow demolition of an existing restaurant/office building and associated surface parking lot and construction of a new forty-seven (47)-space, two (2)-level parking structure and a two thousand, eight hundred and thirty (2,830)-square-foot office building ('Project'). The CDP includes relief from the Implementation Plan development standards in accordance with Section 21.52.090 (Relief from Implementation Plan Development Standards) to allow for tandem parking. • Conditional Use Permit - to authorize the construction of the parking structure adjacent to the residentially zoned property. • Modification Permit to authorize twelve (12) tandem parking spaces on the first and second floor levels to serve the office use. The Project includes hardscape, drainage, and landscape improvements. The Project complies with all applicable development standards including height, setbacks, and floor area limits. The Project is designed to support surplus off -site parking for The Garden shopping center located south of the Project across Avon Street. Approval of off -site parking will require the processing of a separate conditional use permit and coastal development permit. J-� Planning Commission Resolution No. PC2019-024 Pape 2 of 20 4. The Property is designated CG (General Commercial) by the General Plan Land Use Element and is located within the CG (Commercial General) Zoning District. 5. The Property is located within the coastal zone. The Coastal Land Use Plan category is CG-B (Commercial General) and it is located within the CG (Commercial General) Coastal Zone District. 6. A public hearing was held on August 22, 2019, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapter 20.62 of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15332 under Class 32 (In -Fill Development Projects) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. This exemption applies to in -fill development projects in urban areas that are consistent with the General Plan and applicable development standards. In addition, the proposed development must occur on a site of no more than five acres, have no value as habitat for endangered, rare or threatened species, be adequately served by all utilities and public services, and must not result in any significant effects relating to traffic, air quality, water quality, or any other significant effect on the environment due to an unusual circumstance. 2. An analysis and exemption determination was prepared for this Project. The Project is 0.37 acres in size, is located within an urban area, and can be adequately served by all required utilities and public services. The Project is consistent with the General Plan designations and policies and can be found consistent with all applicable zoning regulations upon approval of the requested applications. An acoustical analysis, preliminary Water Quality Management Plan, traffic analysis, and water/waste-water generation memorandum have been prepared. An analysis of the Property indicates that the Project and adjacent areas have no value as habitat for endangered, rare, or threatened species. The project is expected to have a less than significant impacts related to traffic, noise, air quality, and water quality. Therefore, the proposed project meets all of the conditions described above for in -fill development and qualifies for a Class 32 exemption. SECTION 3. REQUIRED FINDINGS. I. COASTAL DEVELOPMENT PERMIT A coastal development permit is required to authorize the demolition, redevelopment project, and use of tandem parking (access to parking spaces). In accordance with Section 20 Planning Commission Resolution No. PC2019-024 Pape 3 of 20 21.52.015(F) (Coastal Development Permits, Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The Project complies with applicable development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is equal to a floor area ratio ("FAR") of 0.5 or 8,145 square feet and the proposed floor area is 0.17 FAR or 2,830 square -feet. b. The Project provides the minimum required setbacks, which are zero (0) feet along the front property line abutting Riverside Avenue and Avon Street, zero (0) feet on the right side yard, and five (5) feet on the left side yard and rear yard abutting the residential properties. C. The highest parapet is less than 32 feet from established grade (30.5 feet North American Vertical Datum of 1988 [NAVD 88]), which complies with the maximum height requirements. The Project includes a parking structure for a total of 47 vehicles, complying with the minimum 12 parking spaces required for the 2,830-square-foot office development on -site. 2. The front fagade of the parking structure has been designed to be architecturally compatible with and appear as an extension to The Garden shopping center located to the south across Avon Street. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The bulk of the proposed building is similar to or less than that of the existing development on site. 3. The Project is an inland parcel that is not located on the waterfront. 4. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code ("CBC") and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 21 Planning Commission Resolution No. PC2019-024 Pape 4 of 20 5. The Property is not located within 200 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post -construction drainage system. The Project is required to adhere to the City's grading, erosion control, and drainage requirements that includes percolation features and retention of dry weather and minor rain event run-off on -site. Any water not retained on -site is directed to the City's storm drain system. 6. Due to the area of proposed impervious surfaces on the Project site, a Water Quality Management Plan ("WQMP") / Water Quality and Hydrology Plan ("WQHP") is required. A WQMP/WQHP prepared by Total Engineering, Inc., dated June 17, 2019, has been reviewed and approved by the City's Engineer Geologist. The WQMP/WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices ("BMPs"), use of a Low Impact Development ("LID") approach and bio filtration planters to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 7. Proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping) of the NBMC. A condition of approval is included that requires drought - tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: The Project is not located between the nearest public road and the sea or shoreline; the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. Vertical access to the bay front is available approximately 625 feet south of the site at 2751 West Coast Highway where there is a pedestrian easement with access to the waterfront. 3. Lateral access and views of the bay are also accessible from 2751 West Coast Highway and 2801 West Coast Highway via a six (6)-foot-wide pedestrian easement. 4. The closest public viewpoint is immediately adjacent and above the Property to the northwest at Cliff Drive Park. The Project is located entirely on private property and will not inhibit coastal views since the Project will be constructed partially into the slope and comply with the 32-foot height limit. View simulations are provided as part of the project plans. Due to the distance and height differential of the Project from these public viewpoints, the development and change of use of the existing building will not impact coastal views. The bulk and scale of the proposed development is similar to that of the existing restaurant and office building with surface parking. The Project is generally not Planning Commission Resolution No. PC2019-024 Pape 5 of 20 visible from Cliff Drive Park due to the sloping condition of the park, existing vegetation in surrounding areas, and the lower grade of the proposed parking structure and building pad. 5. The closest Coastal View Road is West Coast Highway, which is located to the south, as designated in the Coastal Land Use Plan. Views from this vantage point are directed toward the harbor and away from the Property, which is inland and north of West Coast Highway. The bulk and scale of the proposed development is similar to that of the existing restaurant and office building with surface parking. The proposed office building and accompanying parking structure will complement the architectural style of the adjacent shopping center to the south, improving the character of the community and maintaining a consistent design theme. In accordance with Section 21.52.090 (Relief from Implementation Plan Development Standards) of the NBMC, the following considerations, findings, and facts in support of findings are set forth to allow for a modification permit authorizing the use of tandem parking (access to parking spaces): Finding: C. The Planning Commission has considered the following: i. Whether or not the development is consistent with the certified Local Coastal Program to the maximum extent feasible; and ii. Whether or not there are feasible alternatives that would provide greater consistency with the certified Local Coastal Program and/or that are more protective of coastal resources. Facts in Support of Finding: Granting of a modification permit will benefit the Mariners' Mile Village study area by redeveloping an existing underdeveloped commercial lot with a unique development opportunity. The Project significantly increases the supply of parking available for other visitor -serving uses in the area and is equitable in size and bulk to the existing development. 2. While the Project is requesting a modification permit for tandem parking, it complies with all other applicable development standards including, but not limited to, setbacks, floor area, height limitation, and other applicable parking requirements. 3. Disapproval of the modification permit could result in a reduction in parking supply for the area. 4. There are no coastal resources to protect on the Property. 23 Planning Commission Resolution No. PC2019-024 Pape 6 of 20 Finding: D. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Implementation Plan results in physical hardships; or Facts in Support of Finding: 1. Tandem parking is necessary in order to maximize parking supply on an oddly shaped lot. Given their close proximity to the adjacent office tenant, these spaces can be utilized and managed by the tenant without the need for valet parking attendants. 2. Refer to Facts in Support of Finding Q. Finding: E. The modification complies with the findings required to approve a coastal development permit in Section 21.52.015(F); Fact in Support of Finding: 1. Facts in Support of Findings A and B above are hereby incorporated by reference. Finding: F. The modification will not result in development that blocks orsignificantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs; Fact in Support of Finding: 1. The Property does not currently provide access to the sea or shoreline, nor does it provide access to any coastal parks, trails, or coastal bluffs. While the Property is adjacent and immediately east of Cliff Drive Park, direct access to the park above is not provided on -site. Finding: G. The modification or variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas; Fact in Support of Finding: 1. There are no coastal resources on the Property. 2. Refer to Facts in Support of Finding B, which are hereby incorporated by reference. M Planning Commission Resolution No. PC2019-024 Paqe 7 of 20 Finding: H. The modification will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species; and Fact in Support of Finding: There are no coastal resources on the Property nor are there any in the immediate area that could be affected by its redevelopment. Finding: I. The granting of the modification will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the certified Local Coastal Program. Fact in Support of Finding: Facts in Support of Findings A and B above are hereby incorporated by reference. II. CONDITIONAL USE PERMIT Pursuant to Sections 20.40.070(B)(3) (Development Standards for Parking Areas, Location of Parking Facilities) of the NBMC, a conditional use permit is required to allowfor the construction of a parking structure adjacent to a residential zoning district and to establish a parking management plan. In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits, Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: J. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The commercial building and related uses are consistent with CG General Plan land use designation. The parking structure is considered an accessory use that supports the commercial uses. Parking structures are commonly associated with restaurant development and compatible with the other commercial uses located in Mariners' Mile. 2. The Property is not located within a specific plan area. 25 Planning Commission Resolution No. PC2019-024 Pape 8 of 20 Finding: K. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Fact in Support of Finding: 1. The commercial building and related uses are consistent with the CG zoning district. The parking structure is considered an accessory use that supports commercial uses. Parking structures located adjacent to residential districts require review and approval of a conditional use permit to minimize impacts to the residential uses. Finding: L. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The parking structure will be visually screened by vegetation surrounding the rear and sides of the parking structure to help block the view from Cliff Drive Park and adjacent residential properties. A portion of the second level structure will be covered by a trellis carport cover adjacent to Avon Street. The trellis adds architectural interest to the architectural fagade of the building and helps to screen portions of the second level parking deck that may be visible to residences above. 2. The parking structure is proposed at the base of the hillside adjacent to a residential district. The neighboring residential properties are located along the top of the hillside approximately sixty three (63) feet above the project's first floor pad elevation. The parking structure will be built into an existing retaining wall in the hillside and the second level deck of the parking structure is eight (8) feet above the first floor pad elevation directly adjacent to the residential district. The residential dwellings will remain approximately fifty five (55) feet higher in elevation than the surface of the second level parking deck and approximately forty eight (48) feet higher in elevation than the top of the parking structure trellis. The closest residential dwelling is located approximately twenty four (24) feet from the existing retaining wall supporting the parking structure. These vertical and horizontal separations between the proposed commercial building and the homes provide adequate distance so that the mass and bulk of the parking structure should not negatively impact residents. Finding: M. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 20 Planning Commission Resolution No. PC2019-024 Pape 9 of 20 Facts in Support of Finding: 1. The Project results in a parking requirement of twelve (12) spaces, which are provided on -site within the forty seven (47)-space parking structure. The Applicant's Parking Operational Plan should ensure that employees and patrons are able to park on site. 2. The Parking Operational Plan has been reviewed and approved by the City's Traffic Engineer. Additionally, the Traffic Engineer and Fire Department have reviewed the parking lot design and have determined that the parking lot design will function safely and will not prevent emergency vehicle access to the establishment. Given the design constraints of the lot shape, the proposed parking management plan is a reasonable solution. Finding: N. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. Parking structures have the potential to generate noise, such as car alarms, car horns, car audio systems, people talking, vehicle pass-bys, and engine idling, which have the potential to disturb the adjacent residences. These individual noise sources last for short durations and their occurrences are infrequent; however, they can annoy neighbors. The existing site has an eighteen (18)-space surface level parking lot at approximately the same elevation as the upper level of the proposed parking structure. The proposed parking structure will accommodate more parking spaces at this level (twenty five [25] spaces) but the impacts from vehicle movements will be similar to that of existing conditions. 2. A noise analysis was prepared by Urban Crossroads to analyze the potential noise impacts associated with vehicle movements at the uncovered parking structure to the adjacent residents using sound modeling. The analysis concludes that the noise generated from vehicles within the first and second level of the structure will satisfy Section 10.26.025 (Exterior Noise Standards) of the NBMC daytime and nighttime base exterior noise level standards at the nearby noise -sensitive residential homes and adjacent commercial uses. No additional exterior noise abatement measures are required. 3. The Project has been conditioned to require a nighttime light inspection to confirm there are no light and glare impacts. 27 Planning Commission Resolution No. PC2019-024 Pape 10 of 20 III. MODIFICATION PERMIT In accordance with Section 20.52.050(E) (Modification Permits, Required Findings) of the NBMC, the following findings and facts in support of such findings are set forth, authorizing the use of tandem parking (access to parking spaces): Finding: O. The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: The tandem parking spaces will be screened from view and located at the first and second floor levels, which occur at or below the grade elevation of the existing surface parking lot. The parking structure is designed to complement the architectural style of the adjacent shopping center, improving the character of the community and maintaining a consistent design theme. The building will comply with maximum floor area ratio and height limits. 2. The lower portion of Riverside Avenue is located within Mariners' Mile and is developed with a mix of commercial, office, and service uses. The added parking supply provided by tandem parking will help support these surrounding uses in the area. 3. The proposed twelve (12) tandem parking spaces will serve the new two thousand, eight hundred and thirty (2,830)-square-foot office building and will be split between the first and second levels of the proposed parking structure. Employees are intended to utilize the front of the tandem parking stalls since they will most likely use the parking for the duration of the day. Customers and visitors are intended to utilize the rear space in each of the tandem stalls since they typically access the site for a shorter duration than employees. This design will also afford customers easier access into and out of the site. 4. Tandem parking arrangements for office, restaurant, and commercial buildings are used at developments/businesses within the City. When operated according to an approved plan, tandem parking has proven a proficient way to maximize parking efficiency and on -site parking demand. 5. Access to the first floor parking structure is from Avon Street and access to the second floor parking structure is from Riverside Avenue. Access has been determined to be adequate for the use and is compatible with the other commercial lots in the area. Finding: P. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use. m Planning Commission Resolution No. PC2019-024 Pape 11 of 20 Facts in Support of Finding: The Project is located on an odd -shaped lot that is roughly six (6)-sided and eighty (80) feet in depth by one hundred thirty (130) feet in length. The Property is also located on a steeply sloping site where an existing retaining wall limits the developable area of the Project. The irregular lot depth makes it only feasible to provide a single drive aisle within the parking structure at each level. However, there is sufficient depth to provide tandem parking for a portion of the parking spaces where the site widens to maximize parking supply for the area. 2. The depth of the lot necessitates the addition of tandem parking stalls to better improve the efficiency and supply of parking provided on the site. 3. Although parking and retrieving vehicles may take longer than if single parking stalls are used, employees of the offices will be required to utilize the front of tandem parking spaces to help alleviate prolonged waiting time for customers and clients of the office tenants on site. The spaces will be managed by the office tenants, eliminating the need for valet operation. Finding: Q. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. Facts in Support of Finding: 1. Refer to Facts in Support of Finding P, which are hereby incorporated by reference 2. Strict application of the Zoning Code (Title 20 of the NBMC) would result in the loss of six (6) spaces, reducing the supply of parking that will benefit the area. Policy 1.35 of the Mariners' Mile Strategic Vision and Design Framework promotes comprehensive parking strategies for the Mariners' Village sub -area including encouraging more common parking lots. 3. The available area to provide parking on -site has been maximized and can accommodate forty seven (47) parking spaces. The additional parking supply (thirty-five [35] parking spaces) are intended to serve the parking needs of the adjacent shopping center. Off -site and valet parking for this design has been requested through a separate conditional use permit for 2901 West Coast Highway and The Garden shopping center. Finding: R. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. 2j Planning Commission Resolution No. PC2019-024 Pape 12 of 20 Facts in SUDDort of Findin 1. An alternate solution would be to construct an additional level for the parking structure or subterranean parking. Both of those options would require a significant change to the scope of work and may result in a structure with undesirable build, bulk, or scale. Adding a level to the parking structure may be cost prohibitive and would reduce the amount of parking available at the first and second levels due to the need for access ramps. 2. It is not anticipated that the use of tandem parking spaces will be detrimental to surrounding owners or the neighborhood since the spaces will be managed by the office tenants, eliminating the need for valet operations. Conditions of approval are included to require signage and a parking coordinator on -site as suggested in the Parking Management Plan. Finding: S. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Findin 1. The Project has been reviewed for adequate access and circulation for use by employees, patrons and access by emergency vehicles. 2. On -site circulation is not expected to be impacted by the tandem parking configuration. 3. Conditions of approval have been included with this resolution to ensure fire services and utilities are protected in place. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds the Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 under Class 32 (Infill Development Projects) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-003, Conditional Use Permit No. UP2019-003, and Modification Permit No. MD2019-003 subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 30 Planning Commission Resolution No. PC2019-024 Pace 13 of 20 3. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Newport Beach Municipal Code Chapters 20.64 and 21.64. The Project is not located within the appeal area of the Coastal Zone; therefore, final action by the City may not be appealed to the California Coastal Commission. PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF AUGUST, 2019. AYES: NOES: ABSTAIN: ABSENT: BY: Erik Weigand, Vice Chair 1--ya Lee Lowrey, Secretary 31 Planning Commission Resolution No. PC2019-024 Pape 14 of 20 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING DIVISION 1. The Project shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The use of the building shall be limited to general office only in order to comply with accessibility provisions as required by the Building Code. A change of use on the second floor from a general office would require an elevator, a compliant stairway to the second floor level and an accessible parking on the second level parking deck. The parking management plan (PA2019-006) shall be amended if another use is allowed within the building. 3. Employees of the offices shall utilize the front of tandem parking stalls to help alleviate prolonged waiting time for customers and clients of the office tenants on -site. 4. The twelve (12) tandem parking spaces shall be striped and/or signed as dedicated parking spaces which are designated for the general office tenant(s). 5. A representative of the office tenant shall be assigned as the "Parking Coordinator" (PC) The PC assigns the tandem parking space locations (i.e. 1A, 1B, 2A, 2B, etc.) to employees. Employees are provided with a sticker/placard which designates the assigned tandem parking location. Employees can only park within the front of the tandem parking spaces. The PC should take into account employee shifts and schedules in order to minimize unnecessary movement of vehicles during business hours. 6. Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are "1"or less at all property lines. 7. Exterior lighting standards shall be no more than twenty (20) feet in height. 8. Wall pack lighting shall be prohibited. All outdoor lighting fixtures shall be designed, shielded, aimed, located, and maintained to shield adjacent properties and to not produce glare onto adjacent properties or roadways. Parking lot light fixtures and light fixtures on buildings shall be full cut-off fixtures. 9. Prior to final of building permits, a nighttime lighting inspection shall be conducted to confirm lighting will not cause a nuisance to adjacent residential properties. 10. 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 S2 Planning Commission Resolution No. PC2019-024 Pape 15 of 20 Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 11. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 12. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 13. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 14. Debris from demolition shall be removed from work areas each day and removed from the Project within twenty four (24) hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 15. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 16. Revisions to the approved plans may require an amendment to this Coastal Development Permit, Conditional Use Permit and/or Modification Permit or the processing of a new coastal development permit, conditional use permit, and/or modification permit. 17. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 18. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit, Conditional Use Permit, and/or Modification Permit. 19. This Coastal Development Permit, Conditional Use Permit, and Modification Permit may be modified or revoked by the Planning Commission if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 33 Planning Commission Resolution No. PC2019-024 Pape 16 of 20 20. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 21. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A," shall be incorporated into the Building Division and field sets of plans. 22. Prior to the issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Project file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit, Conditional Use Permit, and Modification Permit. 23. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought -tolerant plantings, non- invasive plant species and water -efficient irrigation design. The plans shall be approved by the Planning Division. 24. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 25. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 26. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current Property owner or agent. 27. This Coastal Development Permit No. CD2019-003, Conditional Use Permit No. UP2019- 003, and Modification Permit No. MD2019-003 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 and Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 28. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature M Planning Commission Resolution No. PC2019-024 Pape 17 of 20 whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of The Garden Office and Parking Structure including, but not limited to, Coastal Development Permit No. CD2019-003, Conditional Use Permit No. UP2019-003 and Modification Permit No. MD2019-003 (PA2019-023). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attomeys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. FIRE DEPARTMENT 29. Fire access roads will be required as per California Fire Code (CFC) Section 503.1.1 and Newport Beach Fire Department Guideline C.01 and C.02. 30. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities and buildings are hereafter constructed or moved into or within the jurisdiction. CFC Section 507.1 31. Fire flow shall be determined as per City of Newport Beach Guideline B.01. CFC Section 507.3. 32. Fire hydrants shall be provided and located within 400 feet of all portions of the building. CFC Section 507.5.1. 33. Public Safety Radio Coverage will be required as per CFC Section 510.1 and City of Newport Beach Guideline D.05. 34. Standby power shall be provided for emergency responder radio coverage systems as required in CFC Section 510.4.2.3. The standby power supply shall be capable of operating the emergency responder radio coverage system for a duration of not less than twenty four (24) hours. CFC Section 604.2.3. BUILDING DIVISION 35. Accessible parking stalls shall comply with Section 11B-502 of the California Building Code (CBC). 36. Accessible path of travel shall comply with Section 11 B-402 of the CBC; steps/stairs not permitted as part of the accessible path. 37. The trellis element shall comply with 602 and 705 of the CBC for the exterior construction opening requirement. 3.5 Planning Commission Resolution No. PC2019-024 Pape 18 of 20 38. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 39. The Applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 40. The Applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two (2) feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off -site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six (6)-inch surface layer, subject to review/discretion of the geotechnical engineer. 41. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan ("SWPPP") and Notice of Intent ("NOI") to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Applicant will provide so Planning Commission Resolution No. PC2019-024 Pape 19 of 20 the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project's impact on water quality. 42. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a WQMP for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate BMPs to ensure that no violations of water quality standards or waste discharge requirements occur. 43. A list of "good housekeeping" practices will be incorporated into the long-term post - construction operation of the Project to minimize the likelihood that pollutants will be used, stored or spilled on the Project that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable, Treatment Control) BMPs. PUBLIC WORKS DEPARTMENT 44. All improvements shall be constructed as required by Ordinance and the Public Works Department. 45. All improvements shall comply with the City's sight distance requirement per City Standard STD-110-L, including project driveway approaches and the Avon Street and Riverside Drive intersection. 46. An encroachment permit is required for all work activities within the public right-of-way or park area. 47. Prior to the issuance of building permits, the parking layout shall comply with City Standard STD-805-L-A and STD-805-L-B. Dead end drive aisles shall be accompanied by a dedicated turnaround space and a minimum five (5) foot drive aisle extension. The ramp slopes shall be limited to fifteen (15) percent maximum. The slope change shall be limited to eleven percent maximum and minimum five (5) foot intervals. 48. Prior to final of building permits, the public parking layout along Avon Street shall comply with City Standards with nine (9)-foot-wide parking spaces at each end. The parking meter posts shall be relocated to accommodate the new parking layout. Final design shall be subject to review and approval by the City Traffic Engineer. 49. Prior to final of building permits, the property line. A new sewer lateral Standard STD-406-L. existing sewer lateral shall be abandoned at the and sewer clean out shall be installed per City 37 Planning Commission Resolution No. PC2019-024 Paqe 20 of 20 50. Prior to final of building permits, the applicant shall be required to upgrade/reconstruct all non -compliant water services per City Standard. 51. Structural encroachment, including but not limited to, caissons, retaining walls, and tie- backs are prohibited within the public -right-of-way. 52. Prior to final of building permits, applicant shall be required to landscape all portions of disturbed or damaged landscaping within the park or parkway areas per the direction of the Public Works Department. 53. Prior to the issuance of building permitsproposed encroachments, including handrails within the existing street easement along Avon Street shall be removed and relocated to an area outside of the easement. 54. Tandem parking spaces shall be assigned to the same suite. 55. If valet parking is proposed, a valet operation plan shall be prepared and submitted for review and approval by the Community Development Director and City Traffic Engineer. Parking in drive aisles shall be prohibited as part of the valet operation unless the entire parking lot is valet parked. 56. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector prior to final of building permits.. 57. County Sanitation District fees shall be paid prior to the issuance of any building permits. 58. Prior to the commencement of demolition and grading of the oroiect. the Applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include discussion of project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the Applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 59. Traffic control and truck route plans shall be reviewed and approved by the Public Works Department before their implementation. Large construction vehicles shall not be permitted to travel narrow streets as determined by the Public Works Department. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagman. m Attachment No. PC 2 Draft Resolution for Denial S� 40 RESOLUTION NO. PC2019-024 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING COASTAL DEVELOPMENT PERMIT NO. CD2019-003, CONDITIONAL USE PERMIT NO. UP2019-003, AND MODIFICATION PERMIT NO. MD2019-003 TO DEMOLISH AN EXISTING RESTAURANT AND OFFICE BUILDING AND CONSTRUCT A NEW OFFICE BUILDING AND PARKING STRUCTURE LOCATED AT 215 RIVERSIDE AVENUE (PA2019-023) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: 61:10r[•7a�9rGAr:11�•d:11.rr0SWITSl1601 An application was filed by Laidlaw Schultz Architects representing property owner 215 Riverside, LLC ("Applicant'), with respect to property located at 215 Riverside Avenue, requesting approval of a coastal development permit, conditional use permit, and modification permit. 2. The lot at 215 Riverside Avenue is legally described as a portion of Lot D of Tract 919, including a portion of the abandoned street adjacent ("Property"). 3. The Applicant requests the following approvals from the City of Newport Beach ("City"): • Coastal Development Permit - to allow demolition of an existing restaurant/office building and associated surface parking lot and construction of a new forty seven (47)-space, two (2)-level parking structure and a two thousand, eight hundred and thirty (2,830)-square-foot office building ("Project'). • Conditional Use Permit - to authorize the construction of the parking structure adjacent to residentially zoned property. • Modification Permit to authorize twelve (12) tandem parking spaces on the first and second floor levels to serve the office use. The Project includes hardscape, drainage, and landscape improvements. The Project complies with all applicable development standards including height, setbacks, and floor area limits. The Project is designed to support surplus off -site parking for The Garden shopping center located south of the Project across Avon Street. Approval of off -site parking will require the processing of a separate conditional use permit and coastal development permit. 4. The Property is designated CG (General Commercial) by the General Plan Land Use Element and is located within the CG (Commercial General) Zoning District. KIM Planning Commission Resolution No. PC2019-024 Paqe 2 of 4 5. The Property is located within the coastal zone. The Coastal Land Use Plan category is CG-B (Commercial General) and it is located within the CG (Commercial General) Coastal Zone District. 6. A public hearing was held on August 22, 2019, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapter 20.62 of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. I. COASTAL DEVELOPMENT PERMIT A coastal development permit is required to authorize the demolition, redevelopment project, and use of tandem parking (access to parking spaces). In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The proposed residence does not conform to all applicable sections of the certified Local Coastal Program. II. CONDITIONAL USE PERMIT Pursuant to Sections 20.40.070.B.3 (Development Standards for Parking Areas) of the Zoning Code, a conditional use permit is required to allow for the construction of a parking structure adjacent to a residential zoning district and to establish a parking management plan. In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The Planning Commission determined, in this case, that the proposed use permit for a parking structure adjacent to residentially zoned property is inconsistent with the legislative intent of Title 20 of the NBMC. 2. The design, location, size, and operating characteristics of the use are not compatible with the allowed uses in the vicinity. 3. The proposed parking structure will result in vehicular access from two points of entry, Avon Street and Riverside Avenue, and is inconsistent with a majority of the existing development in the neighborhood that provide vehicular access from a single point of entry. 01-25-19 // '2 Planning Commission Resolution No. PC2019-024 Pace 3 of 4 4. The site is not physically suitable in terms of design, location, shape, size, operating characteristics. 5. The parking structure is neither required by code nor necessary for the enjoyment of the property. If desired, and as shown through previously approved building permits, the Property can be utilized to comply with the requirements of the NBMC and be used for other general commercial uses and surface level parking in accordance with the existing land use designation. III. MODIFICATION PERMIT In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the Newport Beach Municipal Code, the Planning Commission has determined the Modification Permit cannot be granted for the following reasons: 1. The Project site does not have practical difficulties that necessitate tandem parking in order to provide code -required parking for the office building. 2. Tandem parking for the office building does not result in the most efficient use of parking on -site. Granting of the modification for tandem parking results in a parking configuration that is difficult to manage and operate for users of the office building. 3. Alternatives exist that could provide similar benefits to the applicant with less detriment to surrounding owners and avoid the use of tandem parking. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Coastal Development Permit No. CD2019-003, Conditional Use Permit No. UP2019-003, and Modification Permit No. MD2019-003. 2. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Newport Beach Municipal Code Chapters 20.64 and 21.64. The Project site is not located within the appeal area of the Coastal Zone; therefore, final action by the City may not be appealed to the California Coastal Commission. PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF AUGUST, 2019. AYES: NOES: ABSTAIN: 01-25-19 M ABSENT: M M Erik Weigand, Vice Chair Lee Lowrey, Secretary Planning Commission Resolution No. PC2019-024 Paqe 4 of 4 01-25-19 44 Attachment No. PC 3 Parking Management Plan :"1L7 40 ®engineering group, inc. May 16, 2019 Ms. Kaitlin Crowley MOBILITIE 660 Newport Center Drive, Suite 200 Newport Beach, CA 92660 traffic engineering & design transportation planning parking acoustical engineering air quality & ghg Subject: 215 Riverside Avenue Parking Management Plan, City of Newport Beach, Dear Ms. Crowley: Introduction RK ENGINEERING GROUP, INC. (RK) is pleased to submit this proposed Agreement to provide parking management plan for the proposed 2-story 2,921 square feet general office building. The project is located at the northwest corner of Riverside Avenue and Avon Street, in the City of Newport Beach. A total of 47 parking spaces will be provided onsite. A site plan is included in Exhibit A. The project is proposing to replace an existing 3-story 8,721 mixed use (restaurant, retail and medical office) building. Based on the site plan provided in Exhibit A, the project will consist of two parking areas. The lower parking area has direct access from Avon Street and consists of 3 tandem parking spaces and 14 regular parking spaces and 2 ADA spaces. The lower parking area consists of 22 parking spaces. The upper parking area has direct access from Riverside Avenue and consists of 3 tandem parking spaces and 19 regular parking spaces. The upper parking area has a total of 25 parking spaces. As a result, the project provides a total of 47 parking spaces (33 regular parking spaces, 2 ADA spaces and 6 tandem parking spaces (can accommodate 12 vehicles)). The City of Newport Beach Off -Street Parking Requirements for general office use is 1 parking space per 250 square feet. As a result, the project requires a total of 12 parking spaces. Representatives of the project are proposing to utilize the tandem parking spaces 4000 westerly place, Ste. 280 newport beach, ca 92660 J 474-0609 engineeccoln MOBILITIE RK15295 Page 2 to park the general office tenant. As a result, the City of Newport Beach is requiring a parking management plan in order to ensure that the tandem parking configuration can be successfully accommodated by employees. Furthermore, a Letter of Intent (LO1) has been authorized by a future tenant (Ms. Mayra Ramirez, Director, Boardwalk Investment Group) to occupy the proposed general office space and utilize the twelve (12) reserved tandem parking spaces. Appendix A includes the "Boardwalk Investments Group 215 Riverside Avenue, Suites 100 & 200 Newport Beach, CA 92663" LO1. Furthermore, the remaining 35 non -tandem parking spaces onsite will be utilized for overflow parking from restaurant use located at 2902 West Coast Highway. The overflow parking area is within walking distance from the 215 Riverside Avenue property and will satisfy the off -site parking requirements for the CUP application for 2902 West Coast Highway. The objective of this parking management plan is to include long-term strategies in order to effectively manage onsite tandem parking by implementing best practices and encouraging employees to utilize public transit, bicycling, and carpooling when possible. The plan will provide future general office tenants with guidelines on how to utilize and effectively manage the tandem parking configuration. Parking Management Plan Recommendations 1. Parking space dimensions shall conform to the City of Newport Beach section 21.40.070 Development Standards for Parking Areas. 2. The twelve tandem parking spaces shall be striped and/or signed as dedicated parking spaces which are designated for the general office use tenant. 3. A representative of the general office tenant shall be assigned as the "Parking Coordinator" (PC). The PC assigns the tandem parking space locations (i.e. 1A, 1 B, 2A, 2B, etc.) to employees. Employees are provided with a sticker/placard which designates the assigned tandem parking location. Employees can only park within the tandem parking spaces. The PC should take into account employee shifts and schedules in order to minimize unnecessary movement of vehicles during business hours. 4. The general office tenant shall record all license plate numbers of all employees. Therefore, management can routinely check parked vehicles and ensure rkengineeccom M MOBILITIE RK15295 Page 3 that only the designated parking spaces are being utilized for employee parking. Any employee vehicle that is parked in a restricted area will be given a notice. 5. Implement a parking reduction incentive program to reduce or eliminate employees utilizing a parking space. Parking reduction programs provide monetary incentives for employees to utilize public transit, carpool, bicycle or walk in place of driving their own vehicles. 6. In order to promote bicycle riding and reduce the parking demand, the general office tenant may also consider adding secure bicycle racks to provide bicycle parking for the employees that choose to commute to work on a bike. If you have any questions regarding this parking management plan, please call me at (949) 474-0809. Respectfully submitted, RK ENGINEERING GROUP, INC. Rogier Goedecke President Attachment 2830-2019-03 rkengineeccom 49 Exhibits 150 Exhibit A Site Plan 215 Riverside Avenue, Newport Beach First Floor and Second Floor 51 4 1 Key Notes 131 legentl 12 1 General Notes / s s w -� a :n ma I LO 1 o-nr n I> i JJ o LVON STR T Man level Park,,,, and Comrae,a al Floor Plan _- LSEII hitects Naryoh BaacAYCA BAC9 4 1 Key Notes 131 legentl 12 1 General Notes / \\ i aM.w ✓a i �y- 1p I< x'', y,y l .� —i . A l/ Y717 � o n -- —._ STh T AVON — I —. / —f -- ------ __ i Upper level Parlor, and Commercial Floor Plan _- LSEII hitects N ry IBaacAYCA BR9B9 p;.. A.201 Appendices 154 Appendix A Letter of Intent "Boardwalk Investments Group 215 Riverside Avenue, Suites 100 & 200 Newport Beach, CA 92663" 515 L L A May 13, 2019 Ms. Mayra Ramirez Director Sent Via Email Boardwalk Investments Group Re: Letter of Intent - Boardwalk Investments Group 215 Riverside Avenue, Suites 100 & 200 Newport Beach, California 92663 Dear Mayra: Thank you for your interest in the location of 215 Riverside Avenue, as the new office of Boardwalk Investments Group. Enclosed, please find the terms upon which the Landlord would be willing to enter in to lease negotiations for the Premises stated above. This proposal is not intended to bind any of the persons or entities referred to herein to enter into a lease. No person or entity referred to in this Proposal shall have rights against or obligation to the other unless and until a fully -executed lease on Landlord's form has been entered into and delivered to the proposed Tenant. Should you have any questions regarding the proposal, please do not hesitate to contact me at (949) 751-9853. LANDLORD: Mobilitie Real Estate Investment LLC TENANT: Boardwalk Investments Group, LLC TRADE NAME: N/A PREMISES: 215 Riverside Ave., Suite 100 & 200 (the "Premises"). The Premises will consist of approximately 2,921 SF. PERMITTED USE: The Premises shall be used solely for general office use and for such other lawful purposes as are consistent with uses of office space in comparable buildings in the are of the Property, and which are not expressly prohibited by the Landlord or applicable zoning laws. TERM: Sixty (60) months NT DATE: Earlier of (i) the date Tenant opens for business to the public in the Premises, or (ii) the expiration of fifteen (15) days after 50 BASE RENT: OPERATING EXPENSES: TENANT IMPROVEMENT ALLOWANCE: the Landlord delivers possession of the Premises to Tenant to furnish and fixturize. $60.00/RSF per annum, increased by 4% annually. Base rent is inclusive of utilities (except telephone/data and interior janitorial), common area janitorial service, insurance, taxes, security, and standard HVAC service. Tenant shall be responsible for its pro rata share of all operating expenses in excess of the specified operating expense base year ending December 31s', 2019, based on a 95% occupancy level. Tenant shall be excused from any expense escalations for the initial 12 months of the lease term. Landlord is not willing to provide a Tenant Improvement Allowance for this proposed transaction. Landlord shall provide the Premises on an "as -is" basis. TENANT'S WORK: Tenant shall be entitled to construct interior and non-structural improvements in the Premises, per a mutually approved plan, at Tenant's sole cost and expense. LANDLORD'S WORK: SECURITY DEPOSIT/ GUARANTY: N/A Tenant shall prepay the first month's base rent upon execution of the lease document. The amount of the security deposit shall be determined upon receipt and review of Tenant's financial statements. PARKING: Tenant's employees shall have the exclusive right to use, free of charge for the Term, twelve (12) reserved tandem stalls, located on the base and top floors of the parking structure. Tenant agrees to be solely responsible for managing Tenant's parking. Landlord shall not supply valet services. ASSIGNMENT/SUBLETTING: Provided Tenant has not been in default, Tenant may assign this Lease to a successor to Tenant by merger, consolidation or the purchase of 57 substantially all of Tenant's assets, or assign this Lease or sublet all or a portion of the Premises to an affiliate, without the consent of Landlord provided that all of the following conditions are satisfied: (i) Tenant gives Landlord written notice; and (ii) the successor entity resulting from any merger or consolidation of Tenant or the sale of all or substantially all of the assets of Tenant, has a net worth at the time of transfer that is at least equal to the net worth of Tenant immediately before such transfer. Any other assignment or sublease will be made with the proper written consent of Landlord, which shall not be unreasonably withheld in accordance with the standards set forth in the lease. Any excess rents from the assignment or sublease will be split 50/50 between the Landlord and Tenant, respectively. SIGNAGE: Tenant shall be allowed to install one (1) eyebrow sign. Any sign must receive the approval of the Landlord and the City of Newport. All signage is for the exclusive use of Tenant and cannot be assigned or transferred. All costs associated with said signage, including but not limited to, fabrication, installation, and removal shall be borne by Tenant. HEATING, VENTILATION, AND A/C Tenant shall have the right to designate its operating hours for air-conditioning to the Premises, provided such use does not exceed two hundred eighty-three (283) hours per month. OPTION TO EXTEND: Landlord is not willing to provide an Option to Extend for this proposed Lease. HOLDING OVER: 150% of the then rent paid at time of lease expiration. BROKER: By executing this agreement, Tenant recognizes Landlord is not responsible for the payment of a brokerage fee in association with this lease proposal. Villa Asset Management is a licensed real estate brokerage company and shall act 54 exclusively as the representative of the Landlord in this transaction. CONFIDENTIALITY: Terms and conditions of this letter and details of ensuing negotiations are confidential. This Proposal does not constitute an offer to lease, nor a reservation of, or an option for, the Premises, nor an indication that you are the only proposed tenant being considered for the Premises and is intended solely as a summary of the terms currently proposed. The Landlord will make a final determination as to who shall lease space in the Premises. Neither party may claim any legal rights against the other by reason of any actions taken in reliance upon this non -binding Proposal, including without limitation, any partial performance of the transactions contemplated herein. It is understood that any cost or expense which has been or will be incurred by you in pursuing the matters dealt with herein (including, without limitation, attorney's fees, design cost, labor and material costs, and any cost for lost opportunity) shall be borne solely by Tenant and will not be reimbursed by Landlord in the event the Lease transaction contemplated is not consummated. Please also note that if you desire to commence architectural drawings prior to the receipt of a fully -executed lease, you do so at your own risk and hereby assume all costs and expenses incurred in connection therewith. Please call me at (949) 751-9853 if you have any questions regarding the foregoing Sincerely, d Danielle Martinez Manager, Leasing Villa Asset Management Authorized agent for the Landlord DIRE No. 02004399 ACCEPTANCE OF TERMS By: Date: 5� 00 Attachment No. PC 4 Public Comments ME 02 From: Matthew Agren <magren@agrenlaw.com> Sent: Wednesday, February 27, 2019 3:46 PM To: Nova, Makana Subject: Commercial Tenant with Long Term Lease in Building Demolition Permit Sought - PA2019-023 Attachments: 20160711 - Lease - 215 Riverside #101.pdf I am sending this email on behalf of my client Doctor Steven Vensand who occupies a suite, #101, pursuant to a long term lease in the building that is sought to be demolished per the above referenced application for a permit. The building is located at 215 Riverside Ave in the city of Newport Beach. Attached is a copy of that lease which includes a lease term to July 31, 2021 and includes two 5 year options to extend the term of the lease to 2031 which Dr. Vensand intends to exercise. I am able to provide you with copies of the cashed security deposit check, canceled rent payment checks, and other documents that affirm the existence of this lease by the current and former landlord. Please let me know if you would like any of these additional documents. Dr. Vensand objects to the issuance of any permit to demolish the building as it would interfere with his leasehold interest in the property. Please feel free to contact me if you have any questions or need any additional information. O3 Matthew Agren Attorney at Law Agren Law Firm, PC 2600 Michelson Dr. STE 770 Irvine, CA 92612 (949)752-8999 (949) 752-8175 fax iM From: Ruben Munoz <rmdzyn@gmail.com> Sent: April 14, 2019 2:46 PM To: Nova, Makana Subject: PA2019-023 PARKING STRUCTURE CDP 215 Riverside Ave. Follow Up Flag: Flag for follow up Flag Status: Flagged Makana, A client of mine is a resident immediately adjacent to this property (2919 Cliff Drive) and was not notified of any development or demolition for the above and below referenced property on Riverside Avenue. If there is any other information you can provide to my client it would be much appreciated. More specifically, my client is concerned about the overall height and massing of the new construction. He seems to recall having a deed restriction placed on the Riverside property limiting its ultimate height. While we search the content of said deed on our end, can you please let us know what information you can provide since my client claims to have never received any notice regarding the CUP. Thank you, Ruben Munoz 714.686.2067 05 PA2019-023 PARKING STRUCTURE CDP Council District 2 CD2019-003 - Coastal Development Perm 215 RIVERSIDE AVE UP2019-003 - Use Permit Description: CUP AND CDP TO ALLOW SITE DEMOLITION AND CONSTRUCTION OF 3,030 SQ-FT OF OFFICE AND 49 PARKING SPACE STRUCTURE Contact: M. Nova - 949-644-3249 Status: APPLIED Final: Pending: Applied: 2/8/2019 Effective: Date Withdrawn: Date Activity - Status 02/08/2019 Application - SUBMITTED 02/12/2019 Admin Setup - Follow-up Rev: Expired: Voided: Approved: Denied: MIN Zz3 vCC_ww vt-) pw July2:1,2019 (INIcwPLTL-t 3C�f/if/ lA e/n V6--� To: City of Newport Beach J support the proposed redevelopment of 215 Riverside. Avenue. The project will replace the existing building with a much newer; smaller and better designed building and attached parking. This will be attractive addition to She area and I support approval of the project. 07 9 V, P . ZZaS CI;(r Doi Ne �rI^t 3Ca C A Julv21.2019 To: City of Newport Beach I support the proposed redevelopment of215 Riverside Avenue. The project will replace theezistin_ building with a much newer. smaller and better designed building and attached parking. This will be attractive addition to the area and I support approval of the project. q � �, I r- ( 02 7,A ,IVIOW IfP& 70 / /,wd I, htadz jiq J'// A,, yI=y �I YCC Z� ,, ,4v0-r s7 July21,2079 nle�.,o�,•h To: City of NewporrBeach I support the proposed redevelopment ol'2'1 5 Riverside Avenue. The project will replace the existing building with a much newer, smaller and better designed building and attached parking. This will be all attractive addition to the area and 1 support approval of the project. OJ July 21, 2019 To: City of Newport Beach I support the proposed redevelopment of 215 Riverside Avenue. The project will replace the existing building with a much newer; smaller and better designed building and attached parking. This will be an attractive addition to the area and I support approval of the project. @>, kotr (� g260"3 70 Attachment No. PC 5 Class 32 Exemption 71 72 Exemption Determination The Garden Office and Parking Structure 215 Riverside Avenue Newport Beach, CA CEQA Section 15332. In -Fill Development Projects The project is categorically exempt under Section 15332, of the California Environmental Quality Act (CEQA) Guidelines - Class 32 (In -Fill Development Projects) Projects). This exemption applies to in -fill development projects in urban areas that are consistent with the General Plan and applicable development standards. In addition, the proposed development must occur on a site of no more than five acres, have no value as habitat for endangered, rare or threatened species, be adequately served by all utilities and public services, and must not result in any significant effects relating to traffic, air quality, water quality, or any other significant effect on the environment due to an unusual circumstance. Class 32 exemptions for in -fill development projects are required to meet the following conditions: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The General Plan Land Use Element designates the site as CG (General Commercial), which is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Development of the site will be consistent with General Plan policies as indicated below. The proposed office and parking structure development is consistent with the 0.5 FAR limit for the subject property. Land Use Policies Policy LU2.1 Resident -Serving Land Uses. Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. 73 Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). Policy LU3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re -use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or density/intensity should be considered only in those areas that are economically underperforming, are necessary to accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densities/intensities to be permitted. The permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). The office use is intended to serve local residents and the parking structure will serve as additional supply to serve surrounding uses in the Mariners' Mile community. The use complements the existing type and character of the nearby development, which includes a variety of commercial and residential development. As further discussed in part (e) of this analysis, there is adequate capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the proposed development. The project (i.e., office and parking structure) represents "in fill" development that can be served by the existing infrastructure. The subject property is located within the Office General (OG) Zoning District, which is intended to provide for areas appropriate for administrative, professional, and medical offices with limited accessory retail and service uses. Pursuant to Section 20.20.020 74 (Commercial Zoning Districts Land Uses and Permit Requirements), general office uses are a permitted use within the OG Zoning District. Project Design Policies Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building, • modulation of building masses, elevations and rooflines to promote visual interest, • architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures, • treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest, • clear identification of storefront entries, • incorporation of signage that is integrated with the buildings' architectural character, • architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way, • extensive on -site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers, • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities, • clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on), • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. The proposed development includes a 2,830-square-foot office building and a 47-space parking structure. The building provides a flat parapet roofline and brick fagade with the primary pedestrian entrance located along the street frontage. The architectural style of the building is designed to complement the adjacent retail shopping center to the south, with a brick fagade, fabric awnings, and arched window and entryways. The parking structure is accessible from Avon Street and Riverside Avenue and accommodates visitors, employees, and surplus parking to serve the surrounding area. Appropriate 75 pedestrian connections are maintained along the adjacent sidewalks of Riverside Avenue and Avon Street. Neighborhood Compatibility Policies Policy LU5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; • Attractive architectural treatment of elevations facing the residential neighborhood; • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high -quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well -designed and landscaped to reflect the areas residential village character. The proposed project incorporates a variety of features to ensure neighborhood compatibility, including landscaping at the rear adjacent to residential properties and Cliff Drive Park, attractive architectural treatments including a trellis at the second level of the proposed parking structure. The majority of the parking structure is built into the slope on site to maintain views for surrounding residents and public park areas. Parking structure access is specifically designed with first level access from Avon Street and second level access from Riverside Avenue to maximize the efficiency of parking and circulation on the site. The location of vehicle access will ensure existing neighborhood traffic and privacy patterns are maintained. A trash enclosure is located at the southwest portion of the parking structure to minimize odors and noise to the nearby properties. Site lighting will be reviewed with a photometric study at plan check to ensure exterior lighting is compatible with surrounding residential development. 70 Adequate setbacks are incorporated into the project design to ensure that the office building and parking structure will be compatible with the adjoining residential properties. A minimum 5-foot setback is provided between the nearest residences. Mariners' Mile Policies LU 6.19.11 Pedestrian -Oriented Village. Require that inland properties that front onto internal streets within the Community/Neighborhood Village locate buildings along and forming a semicontinuous building wall along the sidewalk, with parking to the rear in structures or in shared facilities and be designed to promote pedestrian activity. LU 6.19.12 Properties Abutting Bluff Faces. Require that development projects locate and design buildings to maintain the visual quality and maintain the structural integrity of the bluff faces. The subject property is located on an inland portion of Mariners' Mile. The proposed office building is designed for pedestrian access fronting the intersection of Riverside Avenue and Avon Street to improve the pedestrian oriented quality of the Village area. The site is a steeply sloping lot that was previously developed with a surface level parking area and commercial building. When redeveloped, the new parking structure will make use of an existing retaining wall on the site to maintain the visual quality and integrity of the bluff area at the rear portion of the property. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site is within the Newport Beach city limits, and consists of 16,246 square feet or 0.37-acres of land area. The project site is surrounded by other urban uses including retail, restaurant, and office uses to the south and southwest, residential uses to the north and east of the site, and Cliff Drive Park to the to the northwest and northeast. (c) The project site has no value, as habitat for endangered, rare or threatened species. The subject property is vacant and has no native vegetation and/or habitat. The site is currently developed with a restaurant and office building with an 18-space surface parking lot. There is no potential for special -status plants or animals to exist on the vacant lot. The project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The property does not provide any wetland area and fully complies with current City policy (Coastal Land Use Policy 4.2.2.3). Thus, there would be no significant indirect impacts to wetland ESHA associated with the project. For these reasons, the project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. 77 (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. An analysis of traffic trips for the project concluded that the generated trips would not result in a significant traffic impact. Construction of the project is anticipated to be completed in 2020. The project is expected to generate 46 trips on a typical weekday, with 5 morning peak hour trips and 7 evening peak hour trips. This represents a 248 trip reduction in average daily trips for the site when compared to the existing use. As such, the project -related traffic would not cause or contribute to an unacceptable level of service with the circulation network adjacent to the project site. The project will provide adequate, convenient parking for employees and customers or visitors based upon the review of the City's Traffic Engineer. Approval of the project would not result in any significant effect related to traffic or circulation. An acoustical report prepared March 4, 2019 by Urban Crossroads (Exhibit B) confirms that sound levels will remain in compliance with the noise standards of the Municipal Code. The unmitigated project operational noise levels were estimated to range from 26.7 to 48.2 db(A)' Legg in the worst case. No significant noise impacts will occur and the exterior noise levels would comply with the City's more conservative residential exterior noise standard of 55 dBA Leq for daytime and 50 dBA Leq for nighttime. Therefore, no additional exterior noise abatement measures are required. Additionally, the proposed project will comply with all applicable provisions of the City's Noise Ordinance, which allows for construction between specific hours as set forth in Chapter 10.28 of the NBMC. The project must also be consistent with the City's interior noise standards established in the General Plan Noise Element, including Policy N1.1, N1.2, and N1.5. Neither short-term nor long-term air pollutant emissions will exceed significance thresholds established by the SCAQMD3. Nonetheless, the proposed project is required to comply with applicable SCAQMD regulations. Therefore, approval of the project would not result in any significant effects relating to air quality. A preliminary Water Quality Management Plan (Exhibit C) has been reviewed by the City of Newport Beach and implementation of the proposed project would not result in potentially significant impacts to the drainage patterns on -site. The project results in a reduction of impervious surfaces on -site. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan (Exhibit C) during construction and post - project implementation. Project implementation will not change the general drainage pattern of the project site. Current on -site drainage patterns consist of runoff from the front portion of the property, which is directed into a gravel bed for infiltration prior to discharge to the street. Runoff from the remaining portion of the site will be collected in an area drain system and discharged through a bio-retention planter box at the sides of dB(A) Weights a sound spectrum relative to the sensitivity of the human ear. Z Leq Steady-state "average" sound level over a stated time period (15 minute time period per the NBMC). http://www.agmd. gov/does/default-source/cega/handbook/scagmd-air-quality-significance-thresholds.pdVsfvrsn=2 W the property and then pumped to the street for discharge. Under the proposed project, hardscape, parking structure, and landscape area runoff will be collected in proposed bioretention planter boxes and filter inserts prior to discharge into the underground storm drain system. Approval of the project would not result in any significant effect related to water quality. Furthermore, the existing drainage facilities have adequate capacity to accommodate the increase in surface runoff generated by the proposed project based upon the review by the project's engineer. (e) The site can be adequately served by all required utilities and public services. All required utilities, including sewer, water, energy, telephone, etc., exist within the project site. A domestic water service and meter and fire water service and meter are located toward the southwest property line along Avon Street and Riverside Avenue. A sewer line is located along the southern property line in Avon Street, which drains to a line in Riverside Avenue. A water/waste water calculation has been prepared for the proposed development (Exhibit D). Project implementation is estimated to utilize less water and waste water than the existing restaurant and office building on -site. Development of a new office and parking structure is estimated to result in a decrease of 3,689 GPD of waste water generation and a decrease of 339 GPD of water demand. No backbone facilities (i.e., master -planned roads and/or utilities) will be required to accommodate the proposed project. The nearest fire station is one (1) mile south of the project site at 475 32"d Street on the Balboa Peninsula. Furthermore, all of the public services, including police and fire protection, schools and parks and recreation, etc., are adequate to accommodate the proposed project. Thus, the site can be adequately served by all required utilities and public services. Determination CEQA Class 32 consists of projects characterized as in -fill development meeting the conditions described above. The proposed project consists of the development of a new office building and parking structure with required off-street parking and is consistent with the City's General Plan land use designation GC (General Commercial) and Zoning designations CG (Commercial General) as it provides a resident -serving service use (office tenants) in close proximity to nearby residences and nonresidential uses in the area. The project is consistent with the General Plan designations and policies, and can be found consistent with all applicable zoning regulations upon approval of the requested applications. The proposed project site is 0.37 acres in size, is located within an urban area, and can be adequately served by all required utilities and public services. An acoustical analysis, preliminary Water Quality Management Plan, and water/waste-water generation memorandum have been prepared. An analysis of the property indicates that the project site and adjacent areas have no value as habitat for endangered, rare, or threatened species. The project is expected to have a less than significant impacts related to traffic, noise, air quality, and water quality. As described above, implementation of the proposed project will not result in any adverse effects on sensitive biological resources, traffic, air quality, noise, or water quality. 7J There is no reasonable probability that the proposed project will have a significant effect on the environment due to unusual circumstances, nor will the project result in any short-term or long-term impacts that were not previously considered in the Newport Beach General Plan and General Plan EIR. Therefore, the proposed project meets all of the conditions described above for in -fill development and qualifies for a Class 32 exemption. M Exhibit A Traffic Trip Generation Calculations 21 215 Riverside Ave Trip Generation Calculations - 7/11/19 (DRAFT) Trip Generation Rates - ITE 10th Ed Land Use Rate Type Size Unit AM Peak Hour PM Peak Hour Dail In Out Total In Out Total Total QualityRestaurant ' ITE 931 GFA TSF 0.58 0.15 0.73 5.23 2.57 7.80 83.84 General Office Building ITE 710 GFA TSF 1.00 0.16 1.16 0.18 0.97 1.15 9.74 Small Office Building ITE 712 GFA TSF 1.59 0.33 1.92 0.78 1.67 2.45 16.19 * - AM split from AM peak hour of generator. Existing Uses Land Use Rate Type SizeF-T 215 Riverside Office 215 Riverside Quality Restaurant ITE 710 ITE 931 5.146 2.910 8.056 IN Total Existing Uses Land Use Rate Type Size Unit AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Total General Office Building ITE 710 5.146 TSF 5 1 6 1 5 6 50 Quality Restaurant ITE 931 2.910 TSF 2 0 2 15 8 23 244 16 1 29 Proposed Uses Land Use Rater e Size Unit AM Peak Hour PM Peak Hour Daily Total In Out Total In Out Total Small Office Building ITE 712 2.83 TSF 4 1 5 2 5 7 46 al 2.83 TSF 4 1 2 1 Mill 7 1 46 printed 00,22019 Exhibit B Acoustical Study Os L�'► URBAN 215 Riverside Avenue NOISE IMPACT ANALYSIS CITY OF NEWPORT BEACH PREPARED BY: Bill Lawson, PE, INCE blawson@urbanxroads.com (949) 336-5979 Alex Wolfe, INCE awolfe@urbanxroads.com (949) 336-5977 APRIL 3, 2019 12356-04 Noise Study 24 215 Riverside Avenue Noise Impact Analysis Study URBAN II �� 215 Riverside Avenue Noise Impact Analysis TABLE OF CONTENTS TABLE OF CONTENTS.. APPENDICES........................................................................................................................................ III LIST OF EXHIBITS.................................................................................................................................IV LISTOF TABLES...................................................................................................................................IV LIST OF ABBREVIATED TERMS.............................................................................................................IV EXECUTIVE SUMMARY.........................................................................................................................1 1 INTRODUCTION........................................................................................................................... 3 1.1 Site Location.................................................................................................................................. 3 1.2 Project Description........................................................................................................................ 3 2 FUNDAMENTALS.........................................................................................................................7 2.1 Range of Noise.............................................................................................................................. 7 2.2 Noise Descriptors..........................................................................................................................8 2.3 Sound Propagation........................................................................................................................8 2.4 Noise Control................................................................................................................................ 9 2.5 Noise Barrier Attenuation............................................................................................................. 9 2.6 Community Response to Noise................................................................................................... 10 3 REGULATORY SETTING..............................................................................................................13 3.1 City of Newport Beach Municipal Code Noise Standards........................................................... 13 4 EXISTING NOISE LEVEL MEASUREMENTS................................................................................... 15 4.1 Measurement Procedure and Criteria........................................................................................ 15 4.2 Noise Measurement Locations................................................................................................... 15 4.3 Noise Measurement Results....................................................................................................... 16 5 METHODS AND PROCEDURES.................................................................................................... 19 5.1 Reference Operational Noise Levels........................................................................................... 19 5.2 CadnaA Noise Prediction Model................................................................................................. 20 6 OPERATIONAL IMPACTS............................................................................................................ 23 7 REFERENCES..............................................................................................................................25 8 CERTIFICATION..........................................................................................................................27 APPENDICES APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE APPENDIX 4.1: STUDY AREA PHOTOS APPENDIX 4.2: AMBIENT NOISE LEVEL MEASUREMENT WORKSHEETS APPENDIX 6.1: CADNAA NOISE MODEL DATA INPUTS & RESULTS 12356-04 Noise Study JI URBAN III CROSSROADS IT 215 Riverside Avenue Noise Impact Analysis LIST OF EXHIBITS EXHIBIT 1-A: LOCATION MAP ........................................ EXHIBIT 1-B: PROJECT SITE PLAN ................................... EXHIBIT 2-A: TYPICAL NOISE LEVELS .............................. EXHIBIT 2-13: SOURCE -PATH -RECEIVER CONCEPT ........... EXHIBIT 2-C: NOISE LEVEL INCREASE PERCEPTION ......... EXHIBIT 4-A: NOISE MEASUREMENT LOCATIONS........... EXHIBIT 6-A: OPERATIONAL NOISE SOURCE LOCATIONS LIST OF TABLES TABLE 3-1: EXTERIOR OPERATIONAL NOISE LEVEL STANDARDS............ TABLE 4-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS ............. TABLE 5-1: REFERENCE NOISE LEVEL MEASUREMENTS ......................... TABLE 6-1: OPERATIONAL NOISE LEVEL COMPLIANCE .......................... LIST OF ABBREVIATED TERMS (1) Reference (See Section 7 for a list of all references) ANSI American National Standards Institute CadnaA Computer Aided Noise Abatement CNEL Community Noise Equivalent Level dBA A -weighted decibels EPA Environmental Protection Agency FHWA Federal Highway Administration INCE Institute of Noise Control Engineering Leq Lmax Project Equivalent continuous (average) sound level Maximum level measured over the time interval 215 Riverside Avenue .. 4 .. 5 .. 7 10 11 18 24 13 17 19 23 12356-04 Noise Study JI URBAN CROSSROADS IV 27 215 Riverside Avenue Noise Impact Analysis EXECUTIVE SUMMARY Urban Crossroads, Inc. has prepared this noise study to evaluate the potential operational noise levels associated with the proposed two-story commercial office with attached parking structure at 215 Riverside Avenue ("Project"), and to identify whether exterior noise abatement measures are required to meet the City of Newport Beach Municipal Code exterior noise level standards. (1) The Project site is located at 215 Riverside Avenue in the City of Newport Beach, and consists of a two-story commercial building with attached two -level parking structure. Using reference noise levels of conservatively -representative operational activities, including roof -top air conditioning units and parking structure vehicle movements, this analysis estimates the Project - related operational (stationary -source) noise levels at the nearby noise -sensitive residential homes and adjacent commercial uses, consistent with the City of Newport Beach Municipal Code. The City of Newport Beach Municipal Code identifies base exterior noise level standards which do not account for the existing ambient noise level. If existing ambient noise levels in the Project study area are higher than the base exterior standards, the ambient noise levels become the adjusted exterior noise level standards per Section 10.26.025 (A) of the City of Newport Beach Municipal Code. As such, to present a conservative approach, this analysis relies on the more restrictive base exterior noise level standards of 55 dBA Leq daytime and 50 dBA Leq nighttime at residential uses per the City of Newport Beach Municipal Code; rather than adjusted exterior noise levels based on higher existing ambient noise levels measured in the Project study area which ranged from 54.8 to 63.2 dBA Leq during the daytime, and 47.2 to 59.6 dBA Leq during the nighttime hours, as shown in Table 4-1 of this report. Moreover, it is important to note that the Project operational noise levels described in this report assume a worst -case noise environment with the Project's roof -top air conditioning units and parking structure vehicle movements operating continuously throughout the daytime and nighttime hours. However, the noise levels associated with the Project are anticipated to vary throughout the day under typical operating conditions. The results of this conservative analysis show that the Project -related operational noise levels associated with roof -top air conditioning units and parking structure vehicle movements will remain below the City of Newport Beach Municipal Code daytime and nighttime exterior noise level standards at the nearby noise -sensitive residential homes and adjacent commercial uses. Therefore, no additional exterior noise abatement measures (e.g., noise barriers) are required. 12356-04 Noise Study 1 U#► URCROSBAN 22 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study U#► URBAN r• 215 Riverside Avenue Noise Impact Analysis 1 INTRODUCTION This noise analysis has been completed to evaluate the potential future operational noise levels associated with the operation of a two-story commercial office building with attached parking structure at 215 Riverside Avenue ("Project"), and to identify the necessary exterior noise abatement measures, if any, to satisfy the City of Newport Beach Municipal Code exterior noise level standards. (1) This noise study describes the Project, provides information regarding noise fundamentals, outlines the local regulatory setting, provides the study methods and procedures for operational noise analysis, and evaluates the operational noise levels from the Project. 1.1 SITE LOCATION The Project is located at 215 Riverside Avenue in the City of Newport Beach, as shown on Exhibit 1-A. Existing noise -sensitive uses in the Project study area include residential homes to the north and east. It is important to note that the residential homes to the north and east of the Project site are situated at a higher elevation than the 215 Riverside Avenue site. Commercial uses in the Project study area are located to the west and south of the Project site. 1.2 PROJECT DESCRIPTION The Project consists of two-story commercial building with attached two -level parking structure. Exhibit 1-13 shows the Project site plan. 12356-04 Noise Study 3 U#► URBAgN /0 215 Riverside Avenue Noise Impact Analysis 12356-04 Noise Study EXHIBIT 1-A: LOCATION MAP El U#► URBAN 91 215 Riverside Avenue Noise Impact Analysis , W 12356-04 Noise Study EXHIBIT 1-B: PROJECT SITE PLAN U#► URBAN 92 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study U#► URBAN 93 215 Riverside Avenue Noise Impact Analysis 2 FUNDAMENTALS Noise has been simply defined as "unwanted sound." Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm or when it has adverse effects on health. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). A -weighted decibels (dBA) approximate the subjective response of the human ear to broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear. Exhibit 2-A presents a summary of the typical noise levels and their subjective loudness and effects that are described in more detail below. EXHIBIT 2-A: TYPICAL NOISE LEVELS COMMON OUTDOOR COMMON INDOOR A - WEIGHTED SUBJECTIVE EFFECTS OF ACTIVITIES ACTIVITIES SOUND LEVEL dBA LOUDNESS NOISE THRESHOLD OF PAIN 140 NEAR JET ENGINE 130 LERABLE EAFFNING 120 HEAflING LO Ila JET FLY -OVER AT 300m (1000 ft) ROCK RAND LOUD AUTO HORN 100 110 GAS LAWN MOWER AT tm (3 ft) .VERY NOISY DIESEL TRUCK AT 15m (50 ft), FOOD BLENDER AT 1m (3ft) so at 80 km/hr (50 mph) 70 SPEECH NOISY URBAN AREA, DAYTIME VACUUM CLEANER AT 3m (10 ft) LOUD 50 50 INTERFERENCE HEAVY TRAFFIC AT 90m(300 ft) NORMAL SPEECH AT 1 m(3 ft) QUIET URBAN DAYTIME LARGE BUSINESS OFFICE MODERATE 40 SLEEP DISTURBANCE QUIET URBAN NIGHTTIME THEATER, LARGE CONFERENCE ROOM (BACKGROUND) QUIET SUBURBAN NIGHTTIME LIBRARY 30 FAINT BEDROOM AT NIGHT, CONCERT QUIET RURAL NIGHTTIME HALL (BACKGROUND) 20 BROADCAST/RECORDING 10 NO EFFECT STUDIO VERY FAINT LOWEST THRESHOLD OF HUMAN LOWEST THRESHOLD OF HUMAN 0 HEARING HEARING Source: Environmental Protection Agency Office of Noise Abatement and Control, Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety (EPA/ONAC 55019-74-004) March 1974. 2.1 RANGE OF NOISE Since the range of intensities that the human ear can detect is so large, the scale frequently used to measure intensity is a scale based on multiples of 10, the logarithmic scale. The scale for measuring intensity is the decibel scale. Each interval of 10 decibels indicates a sound energy ten times greater than before, which is perceived by the human ear as being roughly twice as loud. (2) The most common sounds vary between 40 dBA (very quiet) to 100 dBA (very loud). Normal conversation at three feet is roughly at 60 dBA, while loud jet engine noises equate to 110 dBA 12356-04 Noise Study 15 URBAN 94 215 Riverside Avenue Noise Impact Analysis at approximately 100 feet, which can cause serious discomfort. (3) Another important aspect of noise is the duration of the sound and the way it is described and distributed in time. 2.2 NOISE DESCRIPTORS Environmental noise descriptors are generally based on averages, rather than instantaneous, noise levels. The most commonly used figure is the equivalent level (Leq). Equivalent sound levels are not measured directly but are calculated from sound pressure levels typically measured in A - weighted decibels (dBA). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period and is commonly used to describe the "average" noise levels within the environment. While sound pressure levels (e.g. Leq) quantify in decibels the intensity of given sound sources at a reference distance, sound power levels (PWL) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source, and also diminish as a result of intervening obstacles and barriers, air absorption, wind and other factors. Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment. 2.3 SOUND PROPAGATION When sound propagates over a distance, it changes in level and frequency content. The manner in which noise reduces with distance depends on the following factors. 2.3.1 GEOMETRIC SPREADING Sound from a localized source (i.e., a stationary point source) propagates uniformly outward in a spherical pattern. The sound level attenuates (or decreases) at a rate of 6 dB for each doubling of distance from a point source. Highways consist of several localized noise sources on a defined path and hence can be treated as a line source, which approximates the effect of several point sources. Noise from a line source propagates outward in a cylindrical pattern, often referred to as cylindrical spreading. Sound levels attenuate at a rate of 3 dB for each doubling of distance from a line source. (4) 2.3.2 GROUND ABSORPTION The propagation path of noise from a highway to a receiver is usually very close to the ground. Noise attenuation from ground absorption and reflective wave canceling adds to the attenuation associated with geometric spreading. Traditionally, the excess attenuation has also been expressed in terms of attenuation per doubling of distance. This approximation is usually sufficiently accurate for distances of less than 200 ft. For acoustically hard sites (i.e., sites with a reflective surface between the source and the receiver, such as a parking lot or body of water), no excess ground attenuation is assumed. For acoustically absorptive or soft sites (i.e., those sites with an absorptive ground surface between the source and the receiver such as soft dirt, grass, or scattered bushes and trees), an excess ground attenuation value of 1.5 dB per doubling of distance is normally assumed. When added to the cylindrical spreading, the excess ground 12356-04 Noise Study 1:1 15 URBAN 9,5 215 Riverside Avenue Noise Impact Analysis attenuation results in an overall drop-off rate of 4.5 dB per doubling of distance from a line source. (5) 2.3.3 ATMOSPHERIC EFFECTS Receivers located downwind from a source can be exposed to increased noise levels relative to calm conditions, whereas locations upwind can have lowered noise levels. Sound levels can be increased at large distances (e.g., more than 500 feet) due to atmospheric temperature inversion (i.e., increasing temperature with elevation). Other factors such as air temperature, humidity, and turbulence can also have significant effects. (4) 2.3.4 SHIELDING A large object or barrier in the path between a noise source and a receiver can substantially attenuate noise levels at the receiver. The amount of attenuation provided by shielding depends on the size of the object and the frequency content of the noise source. Shielding by trees and other such vegetation typically only has an "out of sight, out of mind" effect. That is, the perception of noise impact tends to decrease when vegetation blocks the line -of -sight to nearby resident. However, for vegetation to provide a substantial, or even noticeable, noise reduction, the vegetation area must be at least 15 feet in height, 100 feet wide and dense enough to completely obstruct the line -of sight between the source and the receiver. This size of vegetation may provide up to 5 dBA of noise reduction. The FHWA does not consider the planting of vegetation to be a noise abatement measure. (5) 2.4 NOISE CONTROL Noise control is the process of obtaining an acceptable noise environment for an observation point or receiver by controlling the noise source, transmission path, receiver, or all three. This concept is known as the source -path -receiver concept. (6) In general, noise control measures can be applied to these three elements. Exhibit 2-13 shows the source -path -receiver concept. 2.5 NOISE BARRIER ATTENUATION Effective noise barriers can reduce noise levels by 10 to 15 dBA, cutting the loudness of traffic noise in half. A noise barrier is most effective when placed close to the noise source or receiver. Noise barriers, however, do have limitations. For a noise barrier to work, it must be high enough and long enough to block the path of the noise source. (5) 12356-04 Noise Study 9 U0► URB qA /N o 215 Riverside Avenue Noise Impact Analysis EXHIBIT 2-13: SOURCE -PATH -RECEIVER CONCEPT Source Path ReceiverONES@ �� Source: FTA, Transit Noise and Vibration Impact Assessment Manual, Figure 3-1. 2.6 COMMUNITY RESPONSE TO NOISE Community responses to noise may range from registering a complaint by telephone or letter, to initiating court action, depending upon everyone's susceptibility to noise and personal attitudes about noise. Several factors are related to the level of community annoyance including: • Fear associated with noise producing activities; • Socio-economic status and educational level; • Perception that those affected are being unfairly treated; • Attitudes regarding the usefulness of the noise -producing activity; • Belief that the noise source can be controlled. Approximately ten percent of the population has a very low tolerance for noise and will object to any noise not of their making. Consequently, even in the quietest environment, some complaints will occur. Another twenty-five percent of the population will not complain even in very severe noise environments. Thus, a variety of reactions can be expected from people exposed to any given noise environment. (7) Surveys have shown that about ten percent of the people exposed to traffic noise of 60 dBA will report being highly annoyed with the noise, and each increase of one dBA is associated with approximately two percent more people being highly annoyed. When traffic noise exceeds 60 dBA or aircraft noise exceeds 55 dBA, people may begin to complain. (7) Despite this variability in behavior on an individual level, the population can be expected to exhibit the following responses to changes in noise levels as shown on Exhibit 2-C. An increase or decrease of 1 dBA cannot be perceived except in carefully controlled laboratory experiments, a change of 3 dBA are considered barely perceptible, and changes of 5 dBA are considered readily perceptible. (5) 12356-04 Noise Study 10 U#► URBAN 97 215 Riverside Avenue Noise Impact Analysis Twice as Loud Readily Perceptible Barely Perceptible Just Perceptible 12356-04 Noise Study EXHIBIT 2-C: NOISE LEVEL INCREASE PERCEPTION 0 1 2 3 4 5 6 7 8 9 10 Noise Level Increase (dBA) 11 U#► URBCROSSRAN 92 215 Riverside Avenue Noise Impact Analysis 12356-04 Noise Study This page intentionally left blank 12 U#► URBAN 215 Riverside Avenue Noise Impact Analysis 3 REGULATORY SETTING To limit population exposure to physically and/or psychologically damaging as well as intrusive noise levels, the federal government, the State of California, various county governments, and most municipalities in the state have established standards and ordinances to control noise. In most areas, automobile and truck traffic is the major source of environmental noise. Traffic activity generally produces an average sound level that remains fairly constant with time. Air and rail traffic, and commercial and industrial activities are also major sources of noise in some areas. Federal, state, and local agencies regulate different aspects of environmental noise. Federal and state agencies generally set noise standards for mobile sources such as aircraft and motor vehicles, while regulation of stationary sources is left to local agencies. 3.1 CITY OF NEWPORT BEACH MUNICIPAL CODE NOISE STANDARDS The City of Newport Beach Municipal Code, Chapter10.26 Community Noise Control, establishes the permissible exterior noise levels that may intrude into a neighboring property. According to Section 10.26.025(A) exterior noise levels at single-family residential land uses (Noise Zone 1) shall not exceed 55 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 50 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). (1) For commercial uses, exterior noise levels shall not exceed 65 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 60 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). The City of Newport Beach Municipal Code, Chapter10.26 Community Noise Control exterior noise level standards are shown on Table 3-1 and are included in Appendix 3.1. TABLE 3-1: EXTERIOR OPERATIONAL NOISE LEVEL STANDARDS Land Time Base Exterior Noise City Use Period Level Standards (dBA Le,)z Residential Daytime 55 Nighttime 50 Newport (Noise Zone 1) Commercial Daytime 65 Beach' Nighttime 60 (Noise Zone II) ' Source: City of Newport Beach Municipal Code, Section 10.26.025 (Appendix 3.1). ' Base exterior noise level standards do not account for the existing ambient noise levels which, if higher than the base exterior standards, would become the adjusted exterior noise level standards per Section 10.26.025 (A) of the City of Newport Beach Municipal Code. As such, this analysis is based on the more conservative base exterior noise level standards. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime' =10:00 p.m. to 7:00 a.m. 12356-04 Noise Study 13 Uf► URBAN CROSSROADS 100 215 Riverside Avenue Noise Impact Analysis 12356-04 Noise Study This page intentionally left blank 14 U#► URBAN 101 215 Riverside Avenue Noise Impact Analysis 4 EXISTING NOISE LEVEL MEASUREMENTS To assess the existing noise level environment, 24-hour noise level measurements were taken at four locations in the Project study area. The receiver locations were selected to describe and document the existing noise environment within the Project study area. Exhibit 4-A provides the boundaries of the Project study area and the noise level measurement locations. To fully describe the existing noise conditions, noise level measurements were collected by Urban Crossroads, Inc. on Tuesday, February 26`h, 2019. Appendix 4.1 includes study area photos. 4.1 MEASUREMENT PROCEDURE AND CRITERIA To describe the existing noise environment, the hourly noise levels were measured during typical weekday conditions over a 24-hour period. By collecting individual hourly noise level measurements, it is possible to describe the daytime and nighttime hourly noise levels and calculate the 24-hour CNEL. The long-term noise readings were recorded using Piccolo Type 2 integrating sound level meter and dataloggers. The Piccolo sound level meters were calibrated using a Larson -Davis calibrator, Model CAL 150. All noise meters were programmed in "slow" mode to record noise levels in "A" weighted form. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4-2014/IEC 61672-1:2013. (8) 4.2 NOISE MEASUREMENT LOCATIONS The long-term noise level measurements were positioned as close to the nearest sensitive receiver locations as possible to assess the existing ambient hourly noise levels surrounding the Project site. Both Caltrans and the FTA recognize that it is not reasonable to collect noise level measurements that can fully represent every part of a private yard, patio, deck, or balcony normally used for human activity when estimating impacts for new development projects. This is demonstrated in the Caltrans general site location guidelines which indicate that, sites must be free of noise contamination by sources other than sources of interest. Avoid sites located near sources such as barking dogs, lawnmowers, pool pumps, and air conditioners unless it is the express intent of the analyst to measure these sources. (4) Further, FTA guidance states, that it is not necessary nor recommended that existing noise exposure be determined by measuring at every noise -sensitive location in the project area. Rather, the recommended approach is to characterize the noise environment for clusters of sites based on measurements or estimates at representative locations in the community. (9) Based on recommendations of Caltrans and the FTA, it is not necessary to collect measurements at each individual building or residence, because each receiver measurement represents a group of buildings that share acoustical equivalence. (9) In other words, the area represented by the receiver shares similar shielding, terrain, and geometric relationship to the reference noise source. Receivers represent a location of noise sensitive areas and are used to estimate the future noise level impacts. Collecting reference ambient noise level measurements at the nearby 12356-04 Noise Study is 0 102 215 Riverside Avenue Noise Impact Analysis sensitive receiver locations allows for a comparison of the before and after Project noise levels and is necessary to assess potential noise impacts due to the Project's contribution to the ambient noise levels. 4.3 NOISE MEASUREMENT RESULTS The noise measurements presented below focus on the average or equivalent sound levels (Leq). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period. Table 4-1 identifies the hourly daytime (7:00 a.m. to 10:00 p.m.) and nighttime (10:00 p.m. to 7:00 a.m.) noise levels at each noise level measurement location. Appendix 4.2 provides a summary of the existing hourly ambient noise levels described below: • Location L1 represents the noise levels northwest of the Project site on Cliff Drive in an existing park near residential homes. The energy (logarithmic) average daytime noise level was calculated at 55.7 dBA Leq with an average nighttime noise level of 50.0 dBA Leq. • Location L2 represents the noise levels within the existing parking lot at the Project site, south of existing residential homes. The energy (logarithmic) average daytime noise level was calculated at 54.8 dBA Leq with an average nighttime noise level of 47.2 dBA Leq. • Location L3 represents the noise levels on northeast of the Project site on Riverside Avenue adjacent to an existing park. The energy (logarithmic) average daytime noise level was calculated at 63.2 dBA Leq with an average nighttime noise level of 59.6 dBA Leq. • Location L4 represents the noise levels east of the Project site on Ocean View Avenue adjacent to existing residential homes. The energy (logarithmic) average daytime noise level was calculated at 56.2 dBA Leq with an average nighttime noise level of 48.7 dBA Leq. Table 4-1 provides the (energy average) noise levels used to describe the daytime and nighttime ambient conditions. These daytime and nighttime energy average noise levels represent the average of all hourly noise levels observed during these time periods expressed as a single number. Appendix 4.2 provides summary worksheets of the noise levels for each hour as well as the minimum, maximum, L1, L2, L5, L8, Les, L5o, L9o, L95, and L99 percentile noise levels observed during the daytime and nighttime periods. The background ambient noise levels in the Project study area are dominated by the transportation -related noise associated the arterial roadway network. This includes the auto and heavy truck activities on study area roadway segments near the noise level measurement locations. The 24-hour existing noise level measurement results are shown on Table 4-1. 12356-04 Noise Study 16 U#► URBAN 103 215 Riverside Avenue Noise Impact Analysis TABLE 4-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS Energy Average Noise Level Location' Description (d BA Ley)' CNEL Daytime Nighttime Located northwest of the Project site on Cliff L1 Drive in an existing park near residential homes. 55.7 50.0 58.2 Located within the existing parking lot at the L2 Project site, south of existing residential homes. 54.8 47.2 56.3 Located northeast of the Project site on L3 Riverside Avenue adjacent to an existing park. 63.2 59.6 67.0 Located east of the Project site on Ocean View L4 Avenue adjacent to existing residential homes. 56.2 48.7 57.6 'See Exhibit 4-A for the noise level measurement locations. 'Energy (logarithmic) average levels. The long-term 24-hour measurement worksheets are included in Appendix 4.2. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" =10:00 p.m. to 7:00 a.m. 12356-04 Noise Study 17 U0► URBAN �i It e� 4r ¢I AA • h f• I 215 Riverside Avenue Noise Impact Analysis 5 METHODS AND PROCEDURES The following section outlines the methods and procedures used to model and analyze the noise levels due to Project operational activities. 5.1 REFERENCE OPERATIONAL NOISE LEVELS To estimate the Project operational noise levels, reference noise level measurements were collected from conservatively -representative types of activities to represent the noise levels expected with the development of the proposed Project. This section provides a description of the reference noise level measurements shown on Table 5-1 used to estimate the Project operational noise impacts. It is important to note that the following projected noise levels assume the worst -case noise environment with the roof -top air conditioning units and parking structure vehicle movements all operating continuously. These noise level impacts will likely vary throughout the day. TABLE 5-1: REFERENCE NOISE LEVEL MEASUREMENTS Reference Noise Sound Total Ref. Source Levels (dBA Loy) Power Noise Source Duration Distance Height @ Ref. @ 50 (hh:mm:ss) (Feet) (Feet) Level Distance Feet' (PwL)° Roof -Top Air Conditioning Unitsl 96:00:00 5- 4' 77.2 57.2 88.9 Parking Lot Vehicle Movements' 01:00:00 10, 5' 52.2 38.2 69.9 'As measured by Urban Crossroads, Inc. on 7/27/2015 at the Santee Walmart located at 170 Town Center Parkway. 2 As measured by Urban Crossroads, Inc. on 5/17/2017 at the Panasonic Avionics Corporation in the City of Lake Forest. 3 Reference noise levels at 50 feet represent the normalized noise source levels for comparison at a common distance. "Calculated using the CadnaA noise model at the reference distance to the noise source. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 5.1.1 ROOF -TOP AIR CONDITIONING UNITS To assess the impacts created by the roof -top air conditioning units at the Project buildings, reference noise levels measurements were taken over a four -day total duration at the Santee Walmart on July 271h, 2015. Located at 170 Town Center Parkway in the City of Santee, the noise level measurements describe mechanical roof -top air conditioning units on the roof of an existing Walmart store, in addition to background noise levels from additional roof -top units. The reference noise level represents Lennox SCA120 series 10-ton model packaged air conditioning units. At 5 feet from the closest roof -top air conditioning unit, the highest exterior noise level from all four days of the measurement period was measured at 77.2 dBA Lea. Using the uniform reference distance of 50 feet, the noise level is 57.2 dBA Leq. The operating conditions of the reference noise level measurement reflect peak summer cooling requirements with measured temperatures approaching 96 degrees Fahrenheit (°F) with average daytime temperatures of 827. This reference noise level measurement is anticipated to conservatively overstate the roof- top air conditioning unit noise levels of the Project since it represents the cooling equipment of a larger, commercial -retail box store. 12356-04 Noise Study 19 15 URBAN 100 215 Riverside Avenue Noise Impact Analysis 5.1.2 PARKING STRUCTURE VEHICLE MOVEMENTS To determine the noise levels associated with parking structure vehicle movements, Urban Crossroads collected reference noise level measurements over a 24-hour period on May 17th 2017 at the parking lot for the Panasonic Avionics Corporation in the City of Lake Forest. The peak hour of activity measured over the 24-hour noise level measurement period occurred between 12:00 p.m. to 1:00 p.m., or the typical lunch hour for employees working in the area. The measured, peak -hour reference noise level at 50 feet from the parking activity was measured at 38.2 dBA Leq. The parking activity noise levels are mainly due to cars pulling in and out of spaces during peak lunch hour activity and employees talking. This reference noise level measurement is anticipated to conservatively overstate the parking structure noise levels of the Project since it represents the parking activity associated with that of a larger, commercial office use with a greater number of parking spaces. 5.1.3 WORST -CASE PROJECT OPERATIONAL NOISE LEVELS As previously indicated, it is important to note that the Project operational noise levels provided in this study assume a conservative estimation of the future noise environment, with the roof- top air conditioning units and parking structure vehicle movements all operating continuously, and simultaneously. Moreover, this analysis assumes that the highest reference noise source activity for all noise sources is operating every minute of every hour in a given day. Therefore, the analysis assumes no periods of inactivity, and assumes consistent operation across both daytime and nighttime hours. In reality, these noise level impacts will likely vary throughout the day. 5.2 CADNAA NOISE PREDICTION MODEL To fully describe the exterior operational noise levels from the 215 Riverside Avenue, Urban Crossroads, Inc. developed a noise prediction model using the CadnaA (Computer Aided Noise Abatement) computer program. CadnaA can analyze the noise level of multiple types of noise sources and calculates the noise levels at any location using the spatially accurate Project site plan and includes the effects of topography, buildings, and multiple barriers in its calculations using the latest standards to predict outdoor noise impacts. Using the spatially accurate Project site plan and flown aerial imagery from Nearmap, a CadnaA noise prediction model of the Project study area was developed. The noise model provides a three-dimensional representation of the Project study area using the following key data inputs: • Ground absorption; • Reflections at buildings and barriers; • Reference noise level sources by type (area, point, etc.) and noise source height; • Multiple noise receiver locations and heights; • Barrier and building heights. 12356-04 Noise Study F181 U#► URBAN 1-0j 215 Riverside Avenue Noise Impact Analysis Based on these data inputs, the CadnaA noise prediction model will calculate the distance from each noise source to the noise receiver locations, using the ground absorption, distance, and barrier/building attenuation inputs to provide a summary of noise level calculations at each receiver location and the partial noise level contributions by noise source. The reference sound power level (PWL) for the highest noise source expected at the Project site was input into the CadnaA noise prediction model. While sound pressure levels (e.g. Leq) quantify in decibels the intensity of given sound sources at a reference distance, sound power levels (PWL) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source, and also diminish as a result of intervening obstacles and barriers, air absorption, wind, and other factors. Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment. The sound power level used in this analysis has been calibrated in the noise prediction model to accurately describe the reference dBA Leq noise levels. Based on the technical guidance provided for CadnaA, (10) the reference noise source is created in a separate CadnaA noise model with a receiver at the reference distance of the noise level measurement. The PWL of the noise source is then adjusted in the separate CadnaA noise model until the noise level at the given reference distance equals the measured reference noise level. The operational noise level calculations provided in this noise study account for the distance attenuation provided due to geometric spreading, when sound from a localized stationary source (i.e., a point source) propagates uniformly outward in a spherical pattern. Soft site conditions are used in the operational noise analysis which result in noise levels that attenuate (or decrease) at a rate of 7.5 dBA for each doubling of distance from a point source, given the soft ground and vegetation between the Project site and adjacent sensitive receiver locations. Appendix 6.1 includes the CadnaA noise model inputs and calculation data. 12356-04 Noise Study 21 U#► URBAN 104 215 Riverside Avenue Noise Impact Analysis 12356-04 Noise Study This page intentionally left blank 01 U#► URBAN 1-09 215 Riverside Avenue Noise Impact Analysis 6 OPERATIONAL IMPACTS This section analyzes the potential operational noise levels due to the Project's stationary noise sources at the adjacent residential and commercial receiver locations. Exhibit 6-A shows the noise source and receiver locations used to assess the Project -related operational noise levels generated by roof -top air conditioning units and parking structure vehicle movements. Based on the reference noise level measurements, previously described in Section 5.1, the Project operational stationary -source noise levels are estimated at each of the nearby receiver locations. All operational noise level calculations include the noise barrier attenuation provided by the planned parapet walls, Project building, existing buildings, and topography in the Project study area, as shown on Exhibit 6-A. Table 6-1 shows the Project -only noise levels at receiver locations R1 to R7 range from 26.7 to 48.2 dBA Leq based on the reference noise levels used in the analysis. At receiver locations R1 to R5, which represent noise -sensitive residential uses, the Project operational noise levels range from 26.7 to 48.2 dBA Lea, and are shown to satisfy the City of Newport Beach Municipal Code daytime 55 dBA Leq and nighttime 50 dBA Lea exterior noise level standards for residential uses. At receiver locations R6 and R7, which represent existing commercial uses, the Project operational noise levels range from 37.4 to 37.9 dBA Lea, and are shown to satisfy the City of Newport Beach Municipal Code daytime 65 dBA Leq and nighttime 60 dBA Leq exterior noise level standards for commercial uses. Therefore, the results of the analysis show that the Project - related operational noise levels associated with roof -top air conditioning units and parking structure vehicle movements will satisfy the City of Newport Beach Municipal Code daytime and nighttime base exterior noise level standards at the nearby noise -sensitive residential homes and adjacent commercial uses. As such, no additional exterior noise abatement measures (e.g., noise barriers) are required. TABLE 6-1: OPERATIONAL NOISE LEVEL COMPLIANCE Receiver Locations Land Use Unmitigated Project Operational Noise Levels (dBA Leq)Z Threshold dBA Leq 3 ( ) Threshold Exceeded? Daytime Nighttime Daytime Nighttime RI Residential 28.4 55 50 No No R2 Residential 26.7 55 50 No No R3 Residential 45.5 55 50 No No R4 Residential 48.2 55 50 No No R5 Residential 40.8 55 50 No No R6 Commercial 37.9 65 60 No No R7 Commercial 37.4 65 60 No No 'See Exhibit 6-A for the receiver and noise source locations. ' CadnaA noise prediction model results are provided in Appendix 6.1. 3 Exterior noise level standards (Table 3-1). "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime' =10:00 p.m. to 7:00 a.m. 12356-04 Noise Study 23 Uf► URBAN CROSSROADS 110 2 §. .•z\\\ 2|-- k�&�� ■( �§ z � 111 215 Riverside Avenue Noise Impact Analysis 7 REFERENCES 1. City of Newport Beach. Municipal Code, Chapter 10.26 Community Noise Control. 2. California Department of Transportation Environmental Program. Technical Noise Supplement - A Technical Supplement to the Traffic Noise Analysis Protocol. Sacramento, CA: s.n., September 2013. 3. Environmental Protection Agency Office of Noise Abatement and Control. Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety. March 1974. EPA/ONAC 550/9/74-004. 4. California Department of Transportation Environmental Program. Technical Noise Supplement - A Technical Supplement to the Traffic Noise Analysis Protocol. Sacramento, CA : s.n., September 2013. 5. U.S. Department of Transportation, Federal Highway Administration, Office of Environment and Planning, Noise and Air Quality Branch. Highway Traffic Noise Analysis and Abatement Policy and Guidance. June, 1995. 6. U.S. Department of Transportation Federal Transit Administration. Transit Noise and Vibration Impact Assessment Manual. September 2018. 7. U.S. Environmental Protection Agency Office of Noise Abatement and Control. Noise Effects Handbook -A Desk Reference to Health and Welfare Effects of Noise. October 1979 (revised July 1981). EPA 550/9/82/106. 8. American National Standards Institute (ANSI). Specification for Sound Level Meters ANSI S1.4-2014/IEC 61672-1:2013. 9. U.S. Department of Transportation, Federal Transit Administration. Transit Noise and Vibration Impact Assessment. September 2018. 10. DataKustik. Technical Note: Calibrating Point Sources TN0301e. 2009. 12356-04 Noise Study 25 U#► URBAN 1-12 215 Riverside Avenue Noise Impact Analysis 12356-04 Noise Study This page intentionally left blank RV U#► URBAN 22s 215 Riverside Avenue Noise Impact Analysis 8 CERTIFICATION The contents of this noise study report represent an accurate depiction of the noise environment and impacts associated with the 215 Riverside Avenue Project. The information contained in this noise study report is based on the best available data at the time of preparation. If you have any questions, please contact me directly at (949) 336-5979. Bill Lawson, P.E., INCE Principal " URBAN CROSSROADS, INC. a 3 260 East Baker Street, Suite 200 Costa Mesa, CA 92626 5 (949) 336-5979 blawson@urbanxroads.com EDUCATION No. TR 2537 TRAFFIC �P OF CAIAVF�� Master of Science in Civil and Environmental Engineering California Polytechnic State University, San Luis Obispo • December, 1993 Bachelor of Science in City and Regional Planning California Polytechnic State University, San Luis Obispo • June, 1992 PROFESSIONAL REGISTRATIONS PE — Registered Professional Traffic Engineer —TR 2537 • January, 2009 AICP —American Institute of Certified Planners—013011 • June, 1997—January 1, 2012 PTP — Professional Transportation Planner • May, 2007 — May, 2013 INCE — Institute of Noise Control Engineering • March, 2004 PROFESSIONAL AFFILIATIONS ASA —Acoustical Society of America ITE — Institute of Transportation Engineers PROFESSIONAL CERTIFICATIONS Certified Acoustical Consultant —County of Orange • February, 2011 FHWA-NHI-142051 Highway Traffic Noise Certificate of Training • February, 2013 12356-04 Noise Study F)V/ U#► URBAN 224 215 Riverside Avenue Noise Impact Analysis 12356-04 Noise Study This page intentionally left blank 28 U#► URBAN 115 215 Riverside Avenue Noise Impact Analysis APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE 12356-04 Noise Study �S 29 VV 110 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study 0 30 117 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL (119 hits) Chapter 10.26 COMMUNITY NOISE CONTROL Sections: 10.26.005 Declaration of Policy. 10.26.010 Definitions. 10.26.015 Decibel Measurement Criteria. 10.26.020 Designated Noise Zones. 10.26.025 Exterior Noise Standards. 10.26.030 Interior Noise Standards. 10.26.035 Exemptions. 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions —Special Provisions. 10.26.045 Heating, Venting and Air Conditioning —Special Provisions. 10.26.050 Sound -Amplifying Equipment. 10.26.055 Noise Level Measurement. 10.26.065 Proposed Developments. 10.26.070 Prima Facie Violation. 10.26.075 Violations. 10.26.080 Violations —Additional Remedies —Injunctions. 10.26.085 City Manager Waiver. 10.26.090 Noise Abatement Programs. 10.26.095 Manner of Enforcement. 10.26.100 Severability. 10.26.005 Declaration of Policy. A. In order to control unnecessary, excessive and annoying noise in the City of Newport Beach, it is declared to be the policy of the City to prohibit such noise generated from or by all sources as specified in this chapter. B. It is determined that certain noise levels are detrimental to the public health, welfare and safety and contrary to public interest, therefore, the City Council of the City of Newport Beach does ordain and declare that creating, maintaining, causing or allowing to be created, caused or maintained, any noise in a manner prohibited by, or not in conformity with, the provisions of this chapter, is a public nuisance and may be punished as a public nuisance. The ordinance codified in this chapter is effective thirty (30) days from adoption, however, all fixed noise sources existing at the date of adoption shall have ninety (90) days from the date of adoption to achieve compliance with this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.010 Definitions. The following words, phrases and terms as used in this chapter shall have the meanings as indicated here: "Agricultural property" means a parcel of real property which is undeveloped for any use other than agricultural purposes. "Ambient noise level" means the all -encompassing noise level associated with a given environment, being a composite of sounds from all sources, excluding the alleged offensive noise, at the location and approximate time at which a comparison with the alleged offensive noise is to be made. 31 https://www.codepublishing.com/CA/NewportBoach/ 112 1/9 2/1412019 Chapter 10.26 COMMUNITY NOISE CONTROL "A -weighted sound level" means the total sound level meter with a reference pressure of twenty (20) micropascals using the A -weighted network (scale) at slow response. The unit of measurement shall be defined as DBA. "Code Enforcement Officer" means the Code Enforcement Officer of the City or his duly authorized deputy. "Commercial property" means a parcel of real property which is used as either in part or in whole for commercial purposes. "Cumulative period" means an additive period of time composed of individual time segments which may be continuous or interrupted. "Decibel (Db)" means a unit which denotes the ratio between two quantities which are proportional to power: the number of decibels corresponding to the ratio of two amounts of power is ten times the logarithm to the base ten of this ratio. "Dwelling unit" means any area within a structure on any parcel which: 1. Contains separate or independent living facilities for one or more persons, with an area or equipment for sleeping, sanitation and food preparation, and which has independent exterior access to ground level; or 2. Is being utilized for residential purposes by one or more persons separately or independently from occupants of other areas within the structure. "Emergency machinery, vehicle, work or alarm" means any machinery, vehicle, work or alarm used, employed, performed or operated in an effort to protect, provide or restore safety conditions in the community or for the citizenry, or work by private or public utilities when restoring utility service. "Equivalent, noise, level, leq." means the sound level corresponding to a steady state noise level over a given measurement period with the same amount of acoustic energy as the actual time varying noise level. Also known as the energy average noise level during the measurement period. The measurement period shall be fifteen (15) minutes under the terms of this chapter. "Fixed noise source" means a stationary device which creates sounds while fixed or motionless including but not limited to residential, agricultural, industrial and commercial machinery and equipment, pumps, fans, compressors, air conditioners and refrigeration equipment. "Grading" means any excavating of filling of earth material or any combination thereof conducted at a site to prepare said site for construction or other improvements thereon. "Health care institution" means any hospital, convalescent home or other similar facility excluding residential. "Hertz (HZ)" means the unit which describes the frequency of a function periodic in time which is the reciprocal of the period. "Impulsive noise" means a noise of short duration usually less than one second and of high intensity, with an abrupt onset and rapid decay. "Industrial property" means a parcel of real property which is used either in part or in whole for manufacturing purposes. "Intruding noise level" means the total sound level, in decibels, created, caused, maintained or originating from an alleged offensive source at a specified location while the alleged offensive source is in operation. "Licensed" means the issuance of a formal license or permit by the appropriate jurisdictional authority, or where no permits or licenses are issued, the sanctioning of the a2ctivity by the jurisdiction as noted in public record. https://www.codepublishing.com/CA/NewportBoach/ 22EJ 2/9 2/1412019 Chapter 10.26 COMMUNITY NOISE CONTROL "Major roadway" means any street, avenue, boulevard or highway used for motor vehicle traffic which is owned or controlled by a public government entity. "Mobile noise source" means any noise source other than a fixed noise source. "Person" means any individual, firm, partnership, association, corporation, company or organization of any kind, including public agencies. 'Residential property' means a parcel of real property which is used either in part or in whole for residential purposes, other than transient uses such as hotels and motels, and residential care facilities. Residential property includes the residential portion of mixed use properties. "Simple tone noise" means a noise characterized by a predominant frequency or frequencies so that other frequencies cannot be readily distinguished. If measured, simple tone noise shall exist if the one-third octave band sound pressure levels in the band with the tone exceeds the arithmetic average of the sound pressure levels of the two continuous one-third octave bands as follows: five Db for frequencies of five hundred (500) Hertz (Hz) and above or, by fifteen (15) Db for frequencies less than or equal to one hundred twenty-three (123) Hz. "Sound level meter" means an instrument meeting American National Standard Institute's Standard S1.4-1971 or most recent revision thereof for Type 2 sound level meters or an instrument and the associated recording and analyzing equipment which will provide equivalent data. "Sound pressure level" of a sound, in decibels, means twenty (20) times the logarithm to the base ten of the ratio of the pressure of the sound to a reference pressure which shall be explicitly stated. "Vibration" means any movement of the earth, ground or other similar surface created by a temporal and spatial oscillation device or equipment located upon, affixed in conjunction with that surface. (Ord. 95-38 § 11 (part), 1995) 10.26.015 Decibel Measurement Criteria. Any decibel measurement made pursuant to the provisions of this chapter shall be based on a reference sound pressure of twenty (20) micropascals as measured with a sound level meter using the A -weighted network (scale) at slow response. (Ord. 95-38 § 11 (part), 1995) 10.26.020 Designated Noise Zones. The properties hereinafter described assigned to the following noise zones: Noise Zone I — All single-, two- and multiple -family residential properties; Noise Zone 11 — All commercial properties; Noise Zone III — The residential portion of mixed -use properties; Noise Zone IV — All manufacturing or industrial properties. The actual use of the property shall be the determining factor in establishing whether a property is in Noise Zone I, II, III or IV provided that the actual use is a legal use in the City of Newport Beach. (Ord. 95-38 § 11 (part), 1995) 10.26.025 Exterior Noise Standards. 33 https://www.codepublishing.com/CA/NewportBoach/ 120 3/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL A. The following noise standards, unless otherwise specifically indicated, shall apply to all property with a designated noise zone: NOISE TYPE OF LAND ZONE USE I Single-, two -or multiple -family residential Commercial III Residential portions of mixed -use properties IV Industrial or manufacturing ALLOWABLE EXTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7 a.m. to 10 p.m. 55 DBA 65 DBA 60 DBA 70 DBA 10 p.m. to 7 a.m. 50 DBA 60 DBA 50 DBA 70 DBA If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.030 Interior Noise Standards. A. The following noise standard, unless otherwise specifically indicated, shall apply to all residential property within all noise zones: NOISE TYPE OF LAND ZONE USE I Residential ALLOWABLE INTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7 a.m. to 10 p.m. R:. 10 p.m. to 7 a.m. 34 https://www.codepublishing.com/CA/NewportBoach/ 121 4/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL III Residential 45 DBA 40 DBA portions of mixed -use properties If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It shall be unlawful for any person at any location within the incorporated area of the City to create any noise or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such a person which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the noise standard applicable to said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on a boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 2, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.035 Exemptions. The following activities shall be exempted from the provisions of this chapter: A. Any activity conducted on public property, or on private properly with the consent of the owner, by any public entity, or its officers, employees, representatives, agents, subcontractors, permittees, licensees, or lessees, which are consistent with, and in furtherance of, the governmental functions or services the public entity has authorized, or responsible, to perform, activities which are exempt from the provisions of this chapter include, without limitation, sporting and recreational activities which are sponsored or co -sponsored by the City of Newport Beach or the Newport Mesa Unified School District; B. Occasional outdoor gatherings, public dances, show, sporting and entertainment events, provided said events are conducted pursuant to a permit or license issued by the appropriate jurisdiction relative to the staging of said events; C. Any mechanical device, apparatus or equipment used, related to or connected with emergency machinery, vehicle, work or warning alarm or bell, provided the sounding of any bell or alarm on any building or motor vehicle shall terminate its operation within forty-five (45) minutes in any hour of its being activated; D. Noise sources associated with construction, repair, remodeling, demolition or grading of any real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; E. Noise sources associated with construction, repair, remodeling, demolition or grading of public rights -of -way or during authorized seismic surveys; F. All mechanical devices, apparatus or equipment associated with agriculture operations provided that: 1. Operations do not take place between eight p.m. and seven a.m. on weekdays, including Saturday, or at any time Sunday or a federal holiday, or 35 https://www.codepublishing.comICA/NewportBoach/ 122 5/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL 2. Such operations and equipment are utilized for the protection or salvage of agricultural crops during periods of potential or actual frost damage or other adverse weather conditions, or 3. Such operations and equipment are associated with agricultural pest control through pesticide application, provided the application is made in accordance with permits issued by or regulations enforced by the California Department of Agriculture; G. Noise sources associated with the maintenance of real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; H. Any activity to the extent regulation thereof has been preempted by state or federal law. NOTE: Preemption may include motor vehicle, aircraft in flight, and railroad noise regulations; I. Any noise sources associated with people and/or music associated with a party at a residential property. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapters 10.28 and 10.58 of this title; J. Any noise sources associated with barking dogs or other intermittent noises made by animals on any properly within the City of Newport Beach. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapter 7.20 of this Code; K. Any noise sources associated with the operation of a permanently installed heating, venting and air conditioning (HVAC) equipment on a residential property permitted under the provisions of Section 10.26.045(B) and (C); L. Any noise sources specifically identified and mitigated under the provisions of a use permit, modification permit, development agreement or planned community district development plan adopted prior to the date of adoption of this chapter. (Ord. 95-53 § 3, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions —Special Provisions. It is unlawful for any person to create any noise which causes the noise level at any school, day care center, hospital or similar health care institution, church, library or museum while the same is in use, to exceed the noise standards specified in Section 10.26.025 prescribed for the assigned Noise Zone I (residential uses). (Ord. 95-38 § 11 (part), 1995) 10.26.045 Heating, Venting and Air Conditioning —Special Provisions. A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or adjacent to residential areas shall be issued only where installations can 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 ten p.m. to seven a.m. The method of computation used shall be that specified in "Standard Application of Sound Rated Outdoor Unitary Equipment," Standard 275, Air conditioning and Refrigeration Institute, 1984 or latest revision thereof. B. Existing HVAC Equipment. HVAC equipment legally installed prior to April 22, 1981, shall be permitted to operate with an exterior noise limit of sixty-five (65) dBA until January 1, 1998. 2. HVAC equipment legally installed prior to April 22, 1981, shall be exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter until January 1, 1998. 36 https://www.codepublishing.com/CA/NewportBoach/ 12S 6/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL 3. HVAC equipment legally installed after April 22, 1981, and prior to the date of adoption of this chapter shall not exceed a maximum exterior noise limit of fifty-five (55) dBA during the ninety -day compliance period set forth in Section 10.26.005. C. In the event that HVAC equipment cannot meet the requirements set forth in this chapter, then the exterior noise limit for such equipment may be raised to sixty-five (65) dBA and exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter, provided that the applicant obtains the written consent of all the owners of the affected properties. (Ord. 95-38 § 11 (part), 1995) 10.26.050 Sound -Amplifying Equipment. Loudspeakers, sound amplifiers, public address systems or similar devices used to amplify sounds shall be subject to the provisions of Chapter 10.32 of this title. Such sound -amplifying equipment shall not be construed to include electronic devices, including but not limited to, radios, tape players, tape recorders, compact disc players, electric keyboards, music synthesizers, record players or televisions, which are designed and operated for personal use, or used entirely within a building and are not designed or used to convey the human voice, music or any other sound to an audience outside such building, or which are used in vehicles and heard only by occupants of the vehicle in which installed, which shall be subject to the provisions of Chapter 10.28 of this title. (Ord. 95-38 § 11 (part), 1995) 10.26.055 Noise Level Measurement. A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard. This location may be the closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman activity areas such as trash container storage areas, planter beds, above or contacting a property line fence, or other areas not normally used as part of the yard, patio, deck or balcony. The location selected for measuring exterior noise levels in a nonresidential area shall be at the closest point to the noise source. The measurement microphone height shall be five feet above finish elevation or, in the case of a deck or balcony, the measurement microphone height shall be five feet above the finished floor level. B. The location selected for measuring interior noise levels shall be made within the affected residential unit. The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position. (Ord. 95-38 § 11 (part), 1995) 10.26.065 Proposed Developments. Each department whose duty it is to review and approve new projects or changes to existing projects that result or may result in the creation of noise shall consult with the Code Enforcement Officer prior to any such approval. If at any time the Code Enforcement Officer has reason to believe that a standard, regulation, action, proposed standard, regulation or action of any department respecting noise does not conform to the provisions as specified in this chapter, the Code Enforcement Officer may request such department to consult with him on the advisability of revising such standard or regulation to obtain uniformity. (Ord. 95-38 § 11 (part), 1995) 10.26.070 Prima Facie Violation. Any noise exceeding the noise level standard as specified in Section 10.26.025 and 10.26.030 of this chapter, shall be deemed to be prima facie evidence of a violation of the provisions of this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.075 Violations. https://www.codepublishing.com/CA/NewportBoach/ 719 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL Any persons violating any of the provisions of this chapter shall be deemed guilty of an infraction. (Ord. 95-38 § 11 (part), 1995) 10.26.080 Violations —Additional Remedies —Injunctions. A. As an additional remedy, the operation or maintenance of any device, instrument, vehicle or machinery in violation of any provisions of this chapter which operation or maintenance causes or creates sound levels exceeding the allowable standards as specified in this chapter shall be deemed and is declared to be a public nuisance and may be subject to abatement summarily by a restraining order or injunction issued by a court of competent jurisdiction. B. Any violation of this chapter is declared to be a public nuisance and may be abated in accordance with law. The expense of this chapter is declared to be public nuisance and may be by resolution of the City Council declared to be a lien against the property on which such nuisance is maintained, and such lien shall be made a personal obligation of the property owner. (Ord. 95-38 § 11 (part), 1995) 10.26.085 City Manager Waiver. The City Manager is authorized to grant a temporary waiver to the provisions of this chapter for a period of time not to exceed thirty (30) days if such temporary waiver would be in the public interest and there is no feasible and prudent alternative to the activity, or the method of conducting the activity, for which the temporary waiver is sought. (Ord. 95-38 § 11 (part), 1995) 10.26.090 Noise Abatement Programs. A. In circumstances which adopted community -wide noise standards and policies prove impractical in controlling noise generated from a specific source, the City Council may establish a noise abatement program which recognizes the characteristics of the noise source and affected property and which incorporates specialized mitigation measures. B. Noise abatement programs shall set forth in detail the approved terms, conditions and requirements for achieving maximum compliance with noise standards and policies. Said terms, conditions and requirements may include, but shall not be limited to, limitations, restrictions, or prohibitions on operating hours, location of operations, and the types of equipment. (Ord. 95-38 § 11 (part), 1995) 10.26.095 Manner of Enforcement. A. The City Code Enforcement Officer is directed to enforce the provisions of this chapter and may issue citations for any violation of the provisions of this chapter or violations of this chapter may be prosecuted or enforced in the same manner as other infractions pursuant to this Code; provided, however, that in the event of an initial violation of the provisions of this chapter, a written notice may be given to the alleged violator which specifies the time by which the condition shall be corrected. B. No person shall interfere with, oppose or resist any authorized person charged with the enforcement of this chapter while such person is engaged in the performance of his/her duty. C. In the event the alleged violator cannot be located in order to serve any notice, the notice shall be deemed to be given upon mailing such notice by registered or certified mail to the alleged violator at his last known address or at the place where the violation occurred in which event the specified time period for abating the violation or applying for a variance shall commence at the date of the day following the mailing of such notice. (Ord. 95-38 § 11 (part), 1995) 10.26.100 Severability. 38 https://www.codepublishing.com/CA/NewportBoach/ 125 8/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL If any provision, clause, sentence, or paragraph of this chapter, or the application thereof to any person or circumstance shall be held invalid, such invalidity shall not affect the other provisions of this chapter which can be given effect without the invalid provisions or application and, to this end, the provisions of this chapter are hereby declared to be severable. (Ord. 95-38 § 11 (part), 1995) The Newport Beach Municipal Code is current through Ordinance 2018.19, and legislation passed through December 11, 2018. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. 39 https://www.codepublishing.com/CA/NewportBoach/ 120 9/9 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study �S 40 VV 227 215 Riverside Avenue Noise Impact Analysis APPENDIX 4.1: STUDY AREA PHOTOS 12356-04 Noise Study �S 41 VV 122 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study �S 42 VV i2j Ll East Ll North 33, 37' 20.920000", 117, 55' 27.920000" 33, 37' 20.950000", 117, 55' 27.980000" L1 South Ll West 33, 37' 20.920000", 117, 55' 27.900000" 33, 37' 21.000000", 117, 55' 27.980000" L2 North 33, 37' 19.590000", 117, 55' 25.420000" L2 Northeast 33, 37' 19.590000", 117, 55' 25.450000" 43 ISO JN:12356 Study Area Photos L2 South 33, 37' 19.590000", 117, 55' 25.480000" L3 North 33, 37' 21.060000", 117, 55' 22.680000" L3 Southwest 33, 37' 21.090000", 117, 55' 22.600000" L2 West 33, 37' 19.620000", 117, 55' 25.480000" L3 Southeast 33, 37' 21.070000", 117, 55' 22.680000" L3 West 33, 37' 21.050000", 117, 55' 22.540000" 44 131 L4 Northeast L4 South 33, 37' 18.350000", 117, 55' 21.470000" 33, 37' 18.340000", 117, 55' 21.500000" L4 West 33, 37' 17.850000", 117, 55' 21.720000" 45 132 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study ■ A 46 �J 133 215 Riverside Avenue Noise Impact Analysis APPENDIX 4.2: AMBIENT NOISE LEVEL MEASUREMENT WORKSHEETS 12356-04 Noise Study 47 LOP URBAN 134 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study �S 48 VV 13.5 24-Hour Noise Level Measurement Summary Li - Located northwest of the Project site on Cliff Drive in an Date: Tuesday, February 26, 2019 Location: existing park near residential homes. Meter: Piccolo 1 t: R. Saber 356 Project. 215 Riverside Analyst: R. Saber Hourly L, IBA Readings (unadjusted) on ME ME ME ME ME ME M or M -ME ME M M ,J V 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0 48.3 58.4 43.3 53.0 52.0 50.0 50.0 48.0 47.0 45.0 45.0 44.0 48.3 10.0 58.3 1 46.3 59.1 42.2 51.0 51.0 49.0 49.0 46.0 45.0 43.0 43.0 42.0 46.3 10.0 56.3 2 44.9 53.1 42.3 49.0 48.0 47.0 47.0 45.0 44.0 43.0 42.0 42.0 44.8 10.0 54.8 Night 3 44.5 53.9 41.1 49.0 49.0 47.0 4&0 44.0 43.0 42.0 42.0 42.0 44.5 10.0 54.5 4 53.3 78.8 42.4 66.0 56.0 49.0 48.0 46.0 45.0 43.0 43.0. 43.0 53.3 10.0 63.3 5 49.5 58.9 44.0 53.0 53.0 52.0 51.0 50.0 49.0 46.0 45.0 44.0 49.5 10.0 59.5 6 53.8 73.2 48.3 58.0 57.0 56.0 55.0 54.0 53.0 50.0 50.0 49.0 53.8 10.0 63.9 7 56.8 76.5 50.3 62.0 61.0 60.0 60.0 57.0 55.0 53.0 52.0 51.0 56.8 0.0 56.8 8 55.7 68.7 48.3 62.0 60.0 59.0 59.0 56.0 54.0 51.0 50.0 49.0 55.7 0.0 553 9 55.7 66.5 48.4 62.0 61.0 59.0 58.0 56.0 54.0 51.0 51.0 49.0 55.7 0.0 55.7 10 57.0 58.3 48.6 63.0 62.0 60.0 60.0 5&0 55.0 52.0 51.0 50.0 57.0 0.0 57.0 11 57.0 73.9 49.1 66.0 63.0 60.0 59.0 57.0 54.0 52.0 51A 50.0 57.0 0.0 57.0 Day 12 57.2 85.2 49.3 63.0 61.0 58.0 57.0 55.0 53.0 51.0 51.0 50.0 57.2 0.0 57.2 13 57.1 73.6 49.6 66.0 63.0 60.0 59.0 57.0 54.0 51.0 51.0 50.0 57.1 0.0 57.1 14 54.9 69.0 48.5 61.0 59.0 58.0 57.0 55.0 53.0 51.0 50.0 49.0 54.9 0.0 54.9 15 55.0 67.4 49.5 61.0 60.0 58.0 57.0 55.0 54.0 51.0 51.0 50.0 55.0 0.0 55.0 16 56.0 73.7 50.3 62.0 60.0 59.0 58.0 56.0 55.0 52.0 52.0 51.0 56.0 0.0 56.0 17 55.5 74.8 49.1 62.0 60.0 58.0 57.0 55.0 54.0 52.0 51.0 50.0 55.5 0.0 55.5 18 1 55.2 71.8 1 47.6 63.0 61.0 58.0 1 57.0 55.0 53.0 51.0 50.0 1 49.0 55.2 0.0 55.2 19 55.2 70.6 47.6 64.0 62.0 59.0 58.0 54.0 52.0 50.0 49.0 49.0 55.2 5.0 60.2 Evening 20 52.6 64.6 44.0 61.0 59.0 56.0 55.0 52.0 51.0 48.0 47.0 45.0 52.6 5.0 57.6 21 49.2 66.1 43.9 56.0 54.0 52.0 51.0 49.0 48.0 45.0 45.0 44.0 49.2 5.0 54.2 Night 22 49.3 61.9 44.0 53.0 53A 52.0 51.0 50.0 48.0 46.0 46.0 45.0 49.3 10.0 59.3 23 49.9 63.9 45.4 58.0 53.0 52.0 51.0 49.0 48.0 47.0 46.0 46.0 49.9 10.0 59.9 Da y Min 54.9 66.5 47.6 61.0 59.0 58.0 57.0 55.0 53.0 51.0 50.0 49.0 r Max 57.2 85.2 50.3 66.0 63.0 60.0 60.0 58.0 55.0 53.0 52.0 50.9 51.0 49.8 Energy Average 56.2 Average: 62.8 60.9 58.9 58.2 56.0 54.0 51.5 54.3 55.7 50.0 Evening Min 49.2 64.6 43.9 56.0 54.0 52.0 51.0 49.0 48.0 45.0 45.0 44.0 Max 55.2 70.6 47.6 64.0 62.0 59.0 58.0 54.0 52.0 50.0 49.0 49.0 Energy Average 53.0 Average: 60.3 58.3 55.7 54.7 51.7 50.3 47.7 47.0 46.0 Night Min 44.5 53.1 41.1 49.0 48.0 47.0 46.0 44.0 43.0 42.0 42.0 42.0 C p 58 Max 53.8 78.8 48.3 66.0 57.0 56.0 55.0 54.0 53.0 50.0 50.0 49.0 Energy Ave rage J Jmi Average: 54.4 52.4 50.4 49.8 48.0 46.9 45.0 44.7 44.1 `"ll"► URBAN 4 wo oos (/:IDclobsL12100-12500L32300I723561Fieldwork112356 LI_Summary 49 l�j 24-Hour Noise Level Measurement Summary L2- Located within the existing parking structure at the Dole: Tuesday, February 26, 2019 Location: Project site, south of existing residential homes. Meter: Piccolo 1 356 Project. 215 Riverside Analyst: : RR. . Saber Hourly L, dBA Readings (unadjusted) r• te7i t7t7i t.7�'7F7■ ■ f'7ti ,J V 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 15 17 18 19 20 21 22 23 Hour Beginning 0 43.5 53.4 38.5 49.0 47.0 46.0 45.0 44.0 42.0 41.0 40.0 40.D 43.5 10.0 53.5 1 43.0 56.3 38.5 49.0 48.0 46.0 46.0 43.0 41.0 40.0 40.0 38.0 43.0 10.0 53.0 2 41.5 59.0 38.5 48.0 46.0 43.0 42.0 41.0 40.0 38.0 38.0 38.0 41.5 10.0 51.5 Night 3 41.2 55A 39.9 45.0 44.0 43.0 42.0 41.0 40.0 40.0 40.0 40.0 41.2 10.0 51.2 4 47.6 71.2 40.2 59.0 54.0 47.0 45.0 42.0 41.0 40.0 40.0. 40.0 47.6 10.0 57.6 5 47.1 65.7 41.6 54.0 52.0 50.0 49.0 47.0 45.0 43.0 43.0 42.0 47.1 10.0 57.1 6 52A 66.4 45.1 63.0 61.0 58.0 55.0 51.0 49.0 47.0 47.0 46.0 52.9 10.0 62.9 7 56.2 69.4 46.7 64.0 63.0 61.0 60.0 57.0 52.0 49.0 48.0 47.0 56.2 0.0 56.2 8 56.7 70.0 44.0 65.0 64.0 62.0 60.0 57.0 53.0 47.0 46.0 45.0 56.7 0.0 56.7 9 54.9 69.2 43.6 63.0 62.0 60.0 59.0 55.0 52.0 47.0 46.0 45.0 54.9 0.0 54.9 10 56.5 68.4 44.9 64.0 63.0 61.0 60.0 57.0 54.0 48.0 47.0 46.0 56.5 0.0 56.5 11 55.0 68.4 44.6 62.0 61.0 59.0 58.0 56.0 52.0 48.0 47.0 46.0 55.0 0.0 55.0 Day 12 54.1 73.1 44.0 61.0 60.0 58.0 57.0 54.0 51.0 48.0 47.0 45.0 54.1 0.0 54.1 13 56.6 75.5 45.1 67.0 62.0 60.0 59.0 56.0 53.0 50.0 49.0 47.0 56.6 0.0 56.6 14 53.7 67.3 44.3 62.0 60.0 58.0 57.0 54.0 51.0 47.0 46.0 45.0 53.7 0.0 53.7 15 55.3 76.8 45.1 64.0 63.0 60.0 58.0 53.0 51.0 48.0 47.0 46.0 55.3 0.0 55.3 16 55.0 73.2 45.9 63.0 61.0 59.0 58.0 55.0 53.0 49.0 49.0 47.0 55.0 0.0 55.0 17 54.3 70.3 45.4 62.0 60.0 58.0 57.0 54.0 52.0 49.0 48.0 46.0 54.3 0.0 54.3 18 1 54.1 73.2 44.3 61.0 60.0 58.0 1 57.0 53.0 51.0 48.0 48.0 1 46.0 54.1 0.0 54.1 19 54.1 69.3 44.7 63.0 62.0 59.0 57.0 53.0 50.0 47.0 46.0 45.0 54.1 5.0 59.1 Evening 20 51.7 71.2 40.3 62.0 60.0 57.0 54.0 50.0 48.0 44.0 43.0 41.0 51.7 5.0 56.7 21 48.2 68.4 38.5 58.0 55.0 52M 51.0 47.0 44.0 41.0 40.0 40.0 48.2 5.0 53.2 Night 22 47.7 69.1 40.1 55.0 53A 51.0 51.0 47.0 44.0 41.0 41.0 40.0 47.7 10.0 57.7 23 45.4 61.0 41.2 52.0 51.0 49.0 47.0 45.0 44.0 42.0 42.0 41.0 45.4 10.0 55.4 Da y Min 53.7 67.3 43.6 61.0 LOD 58.0 57.0 53.0 51.0 47.0 46.0 45.0 r Max 56.7 76.8 46.7 67.0 64.0 62.0 60.0 57.0 54.0 50.0 49.0 47.3 420 45.9 Energy Average 55.3 Average: 63.2 61.6 59.5 58.3 55.1 52.1 48.2 53.2 54.8 47.2 Evening Min 482 68.4 38.5 58.0 55.0 52.0 51.0 47.0 44.0 41.0 40.0 40.0 Max 54.1 71.2 44.7 63.0 62.0 59.0 57.0 53.0 50.0 47.0 46.0 45.0 Energy Average 52.0 Average: 61.0 59.0 56.0 54.0 50.0 47.3 44.0 43.0 42.0 Night Min 41.2 53.4 18.1 45.0 44.0 43.0 42.0 41.0 40.0 38.0 38.0 38.0 56.3 Max 52.9 71.2 45.1 63.0 61.0 58.0 55.0 51.0 49.0 47.0 47.0 46.0 Energy Average Average: 52.7 50.7 48.1 469 44,6 42.9 41.3 412 40.6 Lam► URBAN U:IUclobsL12100-12500L32300j123561Fieldworkl12356 L2 Summary 50 _f"Ro^OS 24-Hour Noise Level Measurement Summary L3 - Located northeast of the Project site on Riverside Avenue Dole: Tuesday, February 26, 2019 Location: adjacent to an existing park. Meter: Piccolo 1 : ProjerProject.215 Riverside Analyst: R. Saber R. Saber ,J V 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 15 17 18 19 20 21 22 23 Hour Beginning 0 52.1 72.3 38.8 61.0 59.0 56.0 55.0 53.0 45.0 39.0 39.0 38.D 52.1 10.0 62.1 1 51.2 72.0 38.7 60.0 58.0 56.0 56.0 51.0 40.0 39.0 39.0 38.0 51.2 10.0 61.2 2 50.2 72.6 37.4 60.0 59.0 58.0 57.0 42.0 40.0 39.0 38.0 38.0 50.2 10.0 60.2 Night 3 49.4 73.1 39.9 63.0 59.0 52.0 48.0 42,0 40.0 39.0 3%0 39.0 49.4 10.0 59.4 4 57.7 72.1 40.6 68.0 67.0 64.0 62.0 56.0 49.0 43.0 42.0. 40.0 57.7 10.0 67.7 5 62.2 83.1 42.8 71.0 69.0 68.0 67.0 61.0 55.0 47.0 45.0 44.0 62.2 10.0 72.2 6 66.6 77.8 45.3 74.0 73.0 71.0 70,0 68.0 64.0 52.0 49.0 48.0 66.6 10.0 76,6 7 66.1 85.5 43.6 74.0 72D 70.0 70.0 67.0 63.0 54.0 51,D 46.0 66.1 0.0 66.1 8 65.1 80.8 43.7 73.0 71.0 70.0 69.0 66.0 62.0 53.0 50.0 45.0 65.1 0.0 65.1 9 63.1 80.3 43.7 71.0 69.0 63.0 67.0 64.0 59.0 50.0 49D 46.0 63.1 0.0 63.1 10 63.5 78.3 42.7 70.0 69.0 68.0 67.0 64.0 61.0 52.0 50D 46.0 63.5 0.0 63.5 11 64.4 81.4 43.8 72.0 70.0 69.0 68.0 65.0 62.0 53.0 50.0 46.0 64.4 0.0 64.4 Day 12 64.3 88.2 44.4 71.0 69.0 68.0 67.0 64.0 61.0 52.0 50.0 47.0 64.3 0.0 64.3 13 62.7 90.2 41.9 69.0 68.0 66.0 65.0 63.0 59.0 51.0 48.0 45.0 62.7 0.0 62.7 14 61.5 77.1 43.7 68.0 67.0 66.0 65.0 62.0 59.0 52.0 50.0 47.0 61.5 0.0 61.5 15 62.8 82.1 48.1 69.0 68.0 66.0 65.0 63.0 61.0 55.0 53.0 51.0 62.8 0.0 62.8 16 63.2 82.4 46.2 70.0 69.0 67.0 66.0 64.0 61.0 54.0 52.0 49.0 63.2 0.0 63.2 17 63.7 82A 40.6 71.0 70.0 68.0 67.0 65.0 61.0 51.0 48.0 45.0 63.7 0.0 63.7 18 1 61.7 74.8 1 41.7 69.0 68.0 67.0 66.0 63.0 58.0 48.0 46.0 1 43.0 61.7 0.0 61.7 19 61.0 81.3 39.8 69.0 68.0 66.0 65.0 61.0 55.0 44.0 43.0 41.0 61.0 5.0 66.0 Evening 20 60.7 86.1 38.9 70.0 69.0 66.0 65.0 59.0 51.0 41.0 40.0 39.0 6D.7 5.0 65.7 21 57.7 76.5 38.9 69.0 67.0 64.0 62.0 53.0 47.0 41.0 40.0 40.0 57.7 5.0 62.7 Night 22 56.7 75.0 45.1 67.0 66.0 62.0 60.0 53.0 51.0 48.0 47.0 46.0 56.7 10.0 66.7 23 55.6 73.3 45.1 66.0 63.0 58.0 57.0 55.0 53.0 50.0 49.0 47.0 55.6 10.0 65.6 Da y Min 61.5 74.8 40.6 68.0 67.0 66.0 65.0 62.0 58.0 48.0 46.0 43.0 r Max 66.1 90.2 48.1 74.0 72.0 70.0 70.0 67.0 63.0 55.0 53.0 8 51.0 46.3 Energy Average 63.7 Average: 70.6 69.2 67.9 66.8 fi4.2 60.6 52.1 62.1 63.2 59.6 Evening Mln 57.7 76.5 38.9 69.0 67.0 64.0 62.0 53.0 47.0 61.0 86.1 39.8 70.0 69.0 66.0 65.0 61.0 55.0 44.00 41.0 Energy Average 60.0 Average: 69.3 68.0 65.3 64.0 57.3 51.0 E41.00340VMax 42.0040.0 F Night Min 49.4 72.0 37.4 60.0 58.0 52.0 48.0 42.0 40.0 39.0038.067.0 Mau 66.6 83.1 45.3 74.0 73.0 71.0 70.0 68.0 64.0 52.00 48.0 vrage Average: 65.6 63.7 60.6 59.1 53.4 48.6 44.00 42.0 O URB Alll U:IUclobsL12100-12500L12300�123561Fieldworkl12356 L3 Summary 51 24-Hour Noise Level Measurement Summary L4 - Located east of the Project site on Ocean View Avenue Date: Tuesday, February 26, 2019 Location: adjacent to existing residential homes. Meter: Piccolo 1 : 356 ProjerProject.215 Riverside Analyst: R. Saber R. Saber Hourly L, IRA Readings (unadjusted) ,J V 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 15 17 18 19 20 21 22 23 Hour Beginning 0 43.6 59.0 39.4 51.0 50.0 48.0 47.0 43.0 41.0 40.0 40.0 40.D 43.6 10.0 53.6 1 41.4 52.9 39.4 49.0 48.0 43.0 42.0 40.0 40.0 39.0 39.0 39.0 41.4 10.0 51.4 2 40.7 50.6 39.4 45.0 43.0 42.0 41.0 40.0 40.0 39.0 39.0 39.0 40.7 10.0 50.7 Night 3 45.5 67.2 39.3 56.0 53.0 48.0 44.0 41.0 40.0 39.0 3%0 39.0 45.5 10.0 55.5 4 44.9 53.9 39.9 50.0 49.0 48.0 47.0 45.0 43.0 41.0 40.0 40.0 44.9 10.0 54.9 5 50.2 65.0 45.4 55.0 54.0 53.0 52.0 50.0 49.0 47.0 46.0 46.0 50.2 10.0 60.2 6 55.7 77.8 44.1 64.0 63.0 61.0 60.0 55,0 50.0 46.0 46.0 45.0 55.7 10.0 65.7 7 55.7 78.4 44.3 66.0 64.0 61.0 59.0 53.0 50,0 46.0 46.0 45.0 55.7 0.0 55.7 8 53.7 70.3 42.9 65.0 62.0 59.0 57.0 51.0 48.0 46.0 45.0 44.0 53.7 0.0 53.7 9 58.0 76.2 45.1 68.0 65.0 63.0 61.0 57.0 53.0 48.0 47D 46.0 58.0 0.0 58.0 10 56.7 80.7 46.0 67.0 64.0 61.0 59.0 SID 50.0 47.0 47D 46.0 56.7 0.0 56.7 11 54.6 72.1 44.8 64.0 62.0 60.0 58.0 53.0 50.0 47.0 46.0 45.0 54.6 0.0 54.6 Day 12 56.0 74.9 45.2 68.0 64.0 61.0 58.0 52.0 49.0 47.0 46.0 46.0 56.0 0.0 56.0 13 61.9 89.7 44.0 65.0 63.0 60.0 58.0 53.0 50.0 47.0 46.0 45.0 61.9 0.0 61.9 14 58.2 80.9 45.4 67.0 65.0 63.0 60.1 54.0 52.0 48.0 47.0 46.0 58.2 0.0 58.2 15 56.5 76.1 46.6 65.0 64.0 62.0 59.0 54.0 52.0 49.0 48.0 47.0 56.5 0.0 56.5 16 54.5 75.4 44.1 65.0 62.0 59.0 57,0 52.0 49.0 47.0 4&0 45.0 54.5 0.0 54.5 17 53.0 65.9 43.1 62.0 61.0 59.0 57.0 52.0 49.0 47.0 46.0 44.0 53.0 0.0 53.0 18 1 55.2 71.2 1 44.0 65.0 64.0 61.0 60.0 53.0 49.0 46.0 45.0 1 44.0 55.2 0.0 55.2 19 52.0 67.9 41.1 64.0 62.0 57.0 54.0 49.0 47.0 44.0 43.0 42.0 52.0 5.0 57.0 Evening 20 48.6 67.9 39.3 60.0 58.0 54.0 50.0 46.0 43.0 40.0 40.0 39.0 49.6 5.0 53.6 21 51.9 74.3 39.4 65.0 61.0 53M 50.0 45.0 43M 40.0 40.0 39.0 51.9 5.0 56.9 Night 22 45.8 68.3 40.6 53.0 51.0 49.0 48.0 44.0 43.0 41.0 41.0 41.0 45.8 10.0 55.8 23 46.4 64.4 39.9 60.0 54.0 49.0 47.0 "D 41.0 40.0 40.0 40.0 46.4 10.0 56.4 Day Min 53.0 65.9 42.9 62.0 61.0 59.0 57.0 51.0 48.0 46.0 45.0 44.0 r Max 61.9 89.7 46.6 68.0 65.0 63.0 61.0 57.0 53.0 49.0 48.0 3 47.0 45.3 p Energy Average 56.9 Average: 65.6 63.3 60.8 58.6 53.1 50.1 47.1 54.6 56.2 48.7 Evening Min 48.6 67.9 39.3 50.0 58.0 53.0 50.0 45.0 43.0 40.00 39.0 Max 52.0 74.3 41.1 65.0 62.0 57.0 54.0 49.0 47.0 44.00 42.0 Energy Average 51.1 Average: 63.0 60.3 54.7 51.3 46.7 44.3 41.30 E47.00 F 40.0 Night Min 40.7 50.6 39.3 45.0 43.0 42.0 41.0 40.0 40.0 39.00 39.0 57.6 Max 55.7 77.8 45.4 64.0 63.0 61.0 60.0 55.0 50.0 46.0 .7 V Energy Average 4&7 Average: 53.7 51.7 49.0 47.6 44.7 43.0 41.31 41.0 Lam'► URBAN r� wo os U:IUclobsL12100-12500L12300I123561Fieldworkl12356 L4 Summary 52 l�j 215 Riverside Avenue Noise Impact Analysis APPENDIX 6.1: CADNAA NOISE MODEL DATA INPUTS & RESULTS 12356-04 Noise Study 53 L#► URBAN 1-40 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study �S 54 VV 241 12352 Cal Noise Prediction Model 12352-03.cna Date: 04.03.19 Analyst: A.Wolfe Receiver Noise Levels Name ID Level lr Height Coordinates Day X Y 2 (dBA) (m) Im) Im) Im) 1 1 28.4 1.52 r 1844518.39 662676.10 12.13 2 2 26.7 1.52 r 1844553.45 662677.42 16.52 3 3 45.5 1.52 r 1844688.05 662672.54 18.14 4 4 48.2 1.52 r 1844220.49 662661.88 12.59 5 5 40.6 1.52 r 1844262.84 662635.66 1532 6 6 32.9 1.52 r 1844748.35 662622.30 9.52 J 37.4 1.52 r 1844690.22 662615.90 6.36 Area Source(s) Name Result PWL I Lw/U Day FNISIl FV.1ue norm. IdBA) I (dBA) I IdelA) Parking Lot 69.9 699 Lw 699 HVAC 88.9 89 i Lw Bi-, HVAG 88.91 88.91 L. 188.9 Barrier(s) Name Absorption Height left right Begin End (m) (m) BARRIERS 621 0.21 2.44 It BARRIERS 0.21 021 2.44 g BARRIERS 0.21 0.21 1.83 g Building(s) Name Absorption Height Begin (m) BUILDINGS 0.21 3.05 r BUILDINGS 0.21 3.05 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 3.05 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 9.14 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 3.05 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 6.10 r BUILDINGS 0.Z1 3.05 r BUILDINGS 0.21 3.05 g BUILDINGS 0.21 9.14 r BUILDINGS 0.21 3.05 r BUILDINGS 0.21 3.05 r BUILDINGS 0.21 3.05 r BUILDINGS 0.21 6.10 r BUILDINGS 0.21 6.10 r Urban Crossroads, Inc 55 142 2 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study 0 56 1-43 Exhibit C Preliminary Water Quality Management Plan Preliminary Water Quality Management Plan (PWQMP) 215 RIVERSIDE AVENUE Por. Lot D, Tract No. 919 APN 049-103-17 Newport Beach, California Prepared for: CANNERY PARTNERS LLC 660 Newport Center Drive, Suite 200 Newport Beach, CA 92660 Contact: Gary Jabara (949) 999-4545 Prepared by: TOAL ENGINEERING, INC. 139 Avenida Navarro, San Clemente, CA 92672 www.toalenaineerina.com Contact: ADAM L. TOAL, R.C.E. 59275 (949) 492-8586 atoal@toalengineering.com Prepared on: JUNE 7, 2019 Template Prepared: December 20, 2013 0341M Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California 11 Project Owner's Certification 11 Permit/Application No. PA2019-023 Grading Permit No. (TBD) Tract/Parcel Map No. Lot D Building Permit No. (TBD) Tract No. 919 -.................... ... ......... _........... - ... ..... -- ..... . — ......-_...... - .......— ..-....-..-...._..--......-._..-........_..--........_..........--........--...... --...... ---........ -..... ........._... ......... _ CUP, SUP, and/or APN (Specify Lot Numbers if Portions of Tract) 049-103-17 This Water Quality Management Plan (WQMP) has been prepared for Mr. Gary Jabara by Toal Engineering, Inc. The WQMP is intended to comply with the requirements of the local NPDES Stormwater Program requiring the preparation of the plan. The undersigned, while it owns the subject property, is responsible for the implementation of the provisions of this plan and will ensure that this plan is amended as appropriate to reflect up-to-date conditions on the site consistent with the current Orange County Drainage Area Management Plan (DAMP) and the intent of the non -point source NPDES Permit for Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the incorporated Cities of Orange County within the San Diego Region (South Orange County).. Once the undersigned transfers its interest in the property, its successors -in -interest shall bear the aforementioned responsibility to implement and amend the WQMP. An appropriate number of approved and signed copies of this document shall be available on the subject site in perpetuity. Owner: Gary Jabara Title Company Cannery Partners LLC Address 660 Newport Center Drive, Suite 200, Newport Beach, CA 92660 Email gary@mobilitie.com Telephone # T 949-999-4545 5 Signature Date MR. GARY IABARA Owner's Certification 140 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Contents Page No. Section I Discretionary Permit(s) and Water Quality Conditions ..................................... 3 SectionII Project Description.......................................................................................... 4 Section III Site Description.............................................................................................. 7 Section IV Best Management Practices (BMPs)............................................................. 10 Section V Inspection/Maintenance Responsibility for BMPs.......................................... 29 SectionVI Site Plan and Drainage Plan.......................................................................... 31 Section VII Educational Materials.................................................................................. 34 Attachments AttachmentA........................................................................................... BMP Fact Sheets Attachment B................................................................................... Educational Materials Attachment C.................................................................... Operation & Maintenance Plan MR. GARY 3ABARA Table of Coontgpts Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section I Discretionary Permit(s) and Water Quality Conditions Project Infomation Permit/Application No. PA2019-023 Tract/Parcel Map No. ;Lot D Tract No. 919 Additional Information/ j Comments: Water Quality Conditions Water Quality Prior to the issuance of any grading or building permits, the applicant Conditions shall submit for review and approval by the Manager, Permit Services, (list verbatim) a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used onsite to control predictable pollution runoff. The applicant shall utilize the Orange County Drainage Area Management Plan (DAMP), Model WQMP, and Technical Guidance Manual for reference, and the County's WQMP template for submittal. This WQMP shall include the following: Detailed site and project description -Potential stormwater pollutants -Post-development drainage characteristics -Low Impact Development (LID) BMP selection and analysis -Structural and Non -Structural source control BMPs -Site design and drainage plan (BMP Exhibit) -GIS coordinates for all LID and Treatment Control BMPs -Operation and Maintenance (O&M) Plan that (1) describes the mechanism for funding the long-term operation and maintenance of referenced BMPs. The BMP Exhibit from the approved WQMP shall be included as a sheet in all plan sets submitted for plan check and all BMPs shall be depicted on these plans. Grading and building plans must be consistent with the approved BMP exhibit. MR. GARY ]ABARA Section I Page 3 142 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Watershed -Based Plan Conditions Provide applicable conditions from watershed - based plans including TMDLS. MR. GARY ]ABARA TMDLs for Lower Newport Bay: Nutrients (1998) Toxics (2002) Fecal Coliform (1999) Section I Page 4 -T 4j Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section II Project Description IIA Project Description Development Category (Verbatim from WQMP): Description of Proposed Project 8. All significant redevelopment projects, where significant redevelopment is defined as the addition or replacement of 5,000 or more square feet of impervious surface on an already developed site. Redevelopment does not include routine maintenance activities that are conducted to maintain original line and grade, hydraulic capacity, original purpose of the facility, or emergency redevelopment activity required to protect public health and safety If the redevelopment results in the addition or replacement of less than 50 percent of the impervious area on -site and the existing development was not subject to WQMP requirement, the numeric sizing criteria discussed in Section 7.II-2.0 only applies to the addition or replacement area. If the addition or replacement accounts for 50 percent or more of the impervious area, the Project WQMP requirements apply to the entire development ............................................. ,.................................................................... ,................................................ Project Area (ft2): 16,290 Number of Dwelling Units: 1 c SIC Code: 1521 ........................... *....................................................................................................................................... Narrative The project consists of the following: (1) demolition of the existing building and Project E associated parking areas; (2) construction of a new retail space along with a 2-level Description: parking garage and appurtenant hardscape, landscape, and drainage improvements. E Runoff from the roof and upper level parking garage will be directed to and treated by a bioretention planter box prior to discharge. Runoff from within the basement level covered parking garage will be treated by filter inserts prior to discharge. ........................... :................. *......................................................... ,................................ ................. ......... Pervious Impervious ProjectArea................................................................................... Area (so Percentage Area(so ' Percentage ........................................... ......................... ............................................................................. .. ;. .. Pre -Project Conditions 2,815 17 13,475 83 ................................................................................................................................................................. Post -Project Conditions 5,140 32 11,150 68 Drainage Patterns/Connections : See Section III.2. MR. GARY ]ABARA Section II m?V Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California H.2 Potential Stormwater Pollutants Pollutants of Concern Circle One: E=Expected to Pollutant be of concern Additional Information and Comments N=Not Expected to be of concern Suspended -Solid Sediment OE N Nutrients <&> N . ........ . .. . . ....... . . ....... . ... .... . ........ . .. . . ....... . . ... ........... . . . .... .. . . ........ . - - ------ - — - ------- - - - ------ . . ... .... ......... Heavy Metals . . ............. . <9> N ---- -- - --- - — -- --- - --- -- ...... . . . . ......... Pathogens (Bacteria/ Virus) <9> 1 N ... . ..... . . ..... . . . ..... . .... . .. . ....... .. . .. . ........ ....... ......... . . ........... . . . ........ . . .......... . . ......... ...... Pesticides . ........ .. . . ...... 4 . ...... . . .......... . . .... N . ... ....... . ... ......... ­1 -------- - .... ... .. . ........ . . . ......... . .. ....... . . . ............ Oil and Grease . . ... ....... . . . ............ <g> . . . ...... ­ ....... . N .... . ...... . . ...... . ... ....... . . . ...... . ... ...... . ........ .... . ....... . . . ...... . . . ........ . . . ...... _ . ..... .. Toxic Organic Compounds ...... E . . ...... <&> . ..... .. . . ...... . ..... .. . . . .......... . ........... . . . .......... . . .......... . . . ........ . . .. . ........ .............. . . Trash and Debris <g> N ..... . - - ------ - - ------- . ...... . . . ..... ... - - ------ - . . ....... . - - ------ - 11 MR. GARY JABARA Section II ?V Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California II.3 Hydrologic Conditions of Concern Hydrologic Conditions of Concern (HCOCs) do not exist for this project since site runoff is conveyed in a storm drain system and discharged directly into Newport Bay. II.4 Post Development Drainage Characteristics Post -construction surface drainage will be directed to the same ultimate discharge points as prior to construction. Runoff from the front portion of the property will be directed to a gravel bed for infiltration prior to discharge to the street. Runoff from the remaining portions of the site will be collected in an area drain system and discharged into the existing street through drain box filter at the rear of the property and then pumped up to the street for discharge. The drainage system is shown on the Preliminary Grading and Drainage Plan and the Preliminary Water Quality Management Plan for the project. II.5 Property Ownership/Management This property is privately owned by: Cannery Partners, LLC Gary Jabara 660 Newport Center Dr., Suite 200 Newport Beach, CA 92660 Tel: (949) 9994545 MR. GARY ]ABARA Section II 1S eL Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section III Site Description III.1 Physical Setting Planning Area/ N/A Community Name Location/Address 215 Riverside Avenue, Newport Beach, California Project Area Description The subject property lies on the northwesterly corner of the intersection of Riverside Avenue and Avon Street. Land Use RSD-A: Single Unit Residential Detached (0.0-5.9 DU/AC) Zoning CG-05: Commercial General Acreage Property:16,290 s.f. (0.374 acres) Project: 14,470 s.f. (0.332 acres) Predominant Soil Type Per the O.C. Hydrology Manual Plate B, the project is underlain by soil Type D. MR. GARY ]ABARA Section III IT9 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California III.2 Site Characteristics Precipitation Zone . 0.7-in (TGD Fig XVI-1) The subject property is sloed commercial lot. Elevations on the developed portion of the site range from a maximum of about 43-feet to a minimum of about 16-feet. Drainage i Under existing conditions, the runoff from the site flows to the streets Patterns/Connections I at the east (Riverside) and south (Avon) of the property. Soil Type, Geology, and Per the O.C. Hydrology Manual Plate B, the project is underlain by Infiltration Properties j soil Type D. ......... .............. ................ -............ . _...... ... Hydrogeologic ..... ........ ........................ ........... .._........... ...... _...... --.......... _.... ....... .......... A soils report is not available at this time. (Groundwater) Conditions j -------- Geotechnical Conditions — ---- — — — --- ............. According to infiltration BMP feasibility criteria, infiltration of the (relevant to infiltration) entire DVC is not feasible for this project. ...... -- ........ — ....--------- ---------..._- Off -Site Drainage .-........ .... - .... — .... - .....- ..........— .... --..-.... .... - .... — .... - .....- ..........— .... - -..-.. — - j The project site does not receive run-on from adjacent properties. _..-..-....._.......-...._ ......... ..................... ........... .-... ....... Utility and Infrastructure ......... ... _......... -... ....... _... ....... _... ... ....... -... ........................... _......... ... _......... ... _......... --......... _.......... -............ -...... ...... -........ ...... _......... ... -- .......... .. I Public and private utilities are already in place for this property. Information t MR. GARY ]ABARA Section IIII TV Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California III.3 Watershed Description Receiving Waters ; Lower Newport Bay 303(d) Listed Impairments I Chlordane, Copper, DDT, Indicator Bacteria, Nutrients, PCBs, Pesticides, Sediment Toxicity _..... .--- ------- -... _ — _......._ __.._ _._......_ ._.--......-- ... ...._._._...._._. Applicable TMDLs Sediment, Nutrients, Toxics, Fecal Coliform ._....... _... ........................... _......... ... --....... .._....... .-_.._......... _................ .......... ..._........ --........ _... ........ _... .._....... _.._..-....._....-........ _......... ... -......... ... -......... --.._....... _... .... .._........... _.......... _... ........ _.. Primary Pollutants of Concern: Chlordane, Copper, DDT, Indicator Bacteria, Nutrients, PCBs, Pesticides, Pollutants of Concern for Sediment Toxicity. the Project i Other Pollutants of Concern: None. Environmentally Sensitive and Special Biological Lower Newport Bay. Significant Areas MR. GARY ]ABARA Section III pft" Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section IV Best Management Practices (BMPs) IV. 1 Project Performance Criteria Project Performance Criteria If HCOC exists, list applicable Per Section II.3 of this report, HCOCs do not hydromodification control performance criteria (MWQMP Appendix C) exist for the proposed project. i List applicable Priority Projects must infiltrate, harvest and use, evapotranspire, or LID performance biotreat/biofilter, the 85th percentile, 24-hour storm event (Design criteria (Section i Capture Volume). 7.II-2.4.3 from • A properly designed biotreatment system may only be considered if MWQMP) infiltration, harvest and use, and evapotranspiration (ET) cannot be j feasibly implemented for the full design capture volume. In this case, infiltration, harvest and use, and ET practices must be implemented to the greatest extent feasible and biotreatment may be provided for the remaining design capture volume. Calculate LID —.....- ........ -......... —......... ---------- -..................---....- --..—_..--...—.- Simple Method per TGD III.1.1. DCV for Project. ;DCV = C x d x A C= (0.75 ximp +0.15)=0.75 x0.77+0.15=0.73 d = 0.70 in. A = 14,470 sq. ft. DCV=0.73x0.70in. x14,470s.f.x l \12n/-616cf MR. GARY ]ABARA Section IV Pell Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Worksheet B: Simple Design Capture Volume Sizing Method Step 1: Determine the design capture storm depth used for calculating volume i Enter design capture storm depth from Figure 111.1, d (inches) d= 0.70 inches 2 Enter the effect of provided HSCs, dHsc (inches) Worksheet A dHSC= - inches 3 Calculate the remainder of the design capture storm depth, oimmamder inches Line 1 — Line 2 dremaindar= 0.70 inches Step 2: Calculate the DCV 1 Enter Project area tributary to BMP (s), A (acres) A= 0.332 acres 2 Enter Project Imperviousness, imp (unitless) imp= 0.77 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= 0.73 4 Calculate runoff volume, Vdesign= (C x diemalndei x A x 43560 x 1112 Vdesign= 616 cu-ft Step 3: Design BMPs to ensure full retention of the DCV Step 3a: Determine design infiltration rate 1 Enter measured infiltration rate, Kmeasured (in/hr) (Appendix VI I) Kmeasured= In/hr 2 Enter combined safety factor from Worksheet H, Sfinai (unitless) Sfinal= 3 Calculate design infiltration rate, Kdesign = Kmeasumd/Sfinai Kdeslgn= In/hr Step 3b: Determine minimum BMP footprint 4 Enter drawdown time, T (max 48 hours) T= Hours 5 Calculate max retention depth that can be drawn down within the drawdown time (feet), Dmax = Kdesign x T X 1112 Dmax= feet 6 Calculate minimum area required for BMP (sq-ft), Amrn = Vdasign/ dmax Amin= sq-ft MR. GARY ]ABARA Section IV T Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.2. SITE DESIGN AND DRAINAGE PLAN Overview The ultimate plan of development for the proposed project is shown on the WQMP Site Plan in Section VI of this report. The project Precise Grading Plan shows the proposed grading, site improvements, and retaining walls necessary for construction of a single-family residence. Site Design Practices The project incorporates Site Design practices as follows: • Preserve Existing Drainage Patterns and Time of Concentration - The ultimate points of discharge are the same for the pre- and post -project conditions. Time of concentration will be similar, since pre -and post -project flow path lengths will be similar. Drainage Management Areas (DMAs) There is one (1) Drainage Management Area (DMA) for this commercial development. The following LID BMP will be used to meet the calculated Design Volume for the DMA: - Bioretention with Underdrain (Biotreatment BMP) DM Area (sq. BMP Type Sizing A ft.) Impervious BIO-1: Bioretention w/ 1 14,470 0.77 Underdrain SWQDv See discussion for the selected BMP in Section IV.3. See the WQMP Site Plan provided in Section VI of this report for DMA location and characteristics. The GIS coordinates for all BMPs are nearly identical at: 33.6219,-117.9237. MR. GARY ]ABARA Section IV Te-13 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3 BMP SELECTION AND PROJECT CONFORMANCE ANALYSIS IV.3.1 Hydrologic Source Controls The Hydrologic Source Controls to be used for this project are indicated in the table below. Implementation of said controls is discussed in the text that follows. Name Included? Localized on -lot infiltration ❑ Impervious area dispersion (e.g. roof top disconnection) ❑ Street trees (canopy interception) ❑ Residential rain barrels (not actively managed) ❑ Green roofs/Brown roofs ❑ Blue roofs ❑ Impervious area reduction (e.g. permeable pavers, site design) ❑ Other: ❑ Hydrologic Source Controls have not been used due to space constraints, including landscape area size and proximity to structure foundations. MR. GARY ]ABARA Section IV Plg�y Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.2 Infiltration BMPs Infiltration BMPs to be used for this project are indicated in the table below. Implementation of said controls is discussed in the text that follows. Name Included? Bioretention without underdrains ❑ Rain gardens ❑ Porous landscaping ❑ Infiltration planters ❑ Retention swales ❑ Infiltration trenches Infiltration basins ❑ Drywells ❑ Subsurface infiltration galleries ❑ French drains ❑ Permeable asphalt ❑ Permeable concrete ❑ Permeable concrete pavers ❑ Other: ❑ It is believed that infiltration will not be feasible for this project due to the Type "D" site soils. Further analysis will be done when the soils report becomes available. MR. GARY ]ABARA Section IIV P 9 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Table 2.7: Infiltration BMP Feasibility Worksheet Infeasibility Criteria Yes No Would Infiltration BMPs pose significant risk for 1 groundwater related concerns? Refer to Appendix VII X (Worksheet 1) for guidance on groundwater -related infiltration feasibility criteria. Provide basis: Infiltration BMPs will not pose a significant risk to local groundwater. Groundwater in the vicinity of the project site is not used for drinking water. Pretreatment devices will mitigate entry of trash, sediment, and oil & grease into proposed infiltration BMPs. Would Infiltration BMPs pose significant risk of increasing risk of geotechnical hazards that cannot be mitigated to an acceptable level? (Yes if the answer to any of the following questions is yes, as established by a geotechnical expert): • The BMP can only be located less than 50 feet away 2 from slopes steeper than 15 percent X • The BMP can only be located less than eight feet from building foundations or an alternative setback. • A study prepared by a geotechnical professional or an available watershed study substantiates that stormwater infiltration would potentially result in significantly increased risks of geotechnical hazards that cannot be mitigated to an acceptable level. Provide basis: 3 Would infiltration of the DCV from drainage area violate X downstream water rights? Provide basis: There are no downstream water right holders since site drainage is conveyed via the city storm drain system directly to receiving waters (Lower Newport Bay). MR. GARY ]ABARA Section IV P119 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Table 2.7: Infiltration BMP Feasibility Worksheet (continued) Partial Infeasibility Criteria Yes No Is proposed infiltration facility located on HSG D soils or the 4 site geotechnical investigation identifies presence of soil X characteristics which support categorization as D soils? Provide basis: Proposed facility is located on HSG-A soils per OCHM Soil Maps. Is measured infiltration rate below proposed facility 5 less than 0.3 inches per hour? This calculation shall be X based on the methods described in Appendix VI I. Provide basis: Infiltration rate is presumed to be greater than 0.3 inches per hour based on site's HSG. Would reduction of over predeveloped conditions cause impairments to downstream beneficial uses, such as 6 change of seasonality of ephemeral washes or X increased discharge of contaminated groundwater to surface waters? Provide citation to applicable study and summarize findings relative to the amount of infiltration that is permissible: No downstream beneficial uses such as ephemeral washes or groundwater sources of drinking water are located downstream of the subject property. Would an increase in infiltration over predeveloped conditions cause impairments to downstream beneficial 7 uses, such as change of seasonality of ephemeral X washes or increased discharge of contaminated groundwater to surface waters? Provide citation to applicable study and summarize findings relative to the amount of infiltration that is permissible: No downstream beneficial uses such as ephemeral washes or groundwater sources of drinking water are located downstream of the subject property. MR. GARY ]ABARA Section IV P� 1Z Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Table 2.7: Infiltration BMP Feasibility Worksheet (continued) Infiltration Screening Results (check box corresponding to result): Is there substantial evidence that infiltration from the project would result in a significant increase in I&I to the sanitary sewer that cannot be sufficiently mitigated? (See Appendix XVII) 8 No Provide narrative discussion and supporting evidence: No evidence of I&I has been provided by the local sewer agency (City of Newport Beach). If any answer from row 1-3 is yes: infiltration of any volume 9 is not feasible within the DMA or equivalent. Provide basis: If any answer from row 4-8 is yes, infiltration is permissible but is not presumed to be feasible for the entire DCV. Criteria for designing biotreatment BMPs to 10 achieve the maximum feasible infiltration and ET shall apply. Provide basis: If all answers to rows 1 through 10 are no, infiltration of the 11 full DCV is potentially feasible, BMPs must be designed to X infiltrate the full DCV to the maximum extent practicable. MR. GARY ]ABARA Section IV ppqe 1$ Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.3 Evapotranspiration, Rainwater Harvesting BMPs Evapotranspiration and/or Rainwater Harvesting BMPs to be used for this project are indicated in the table below. Implementation of said controls is discussed in the text that follows. Name Included? All HSCs; See Section 1 V.3.1 ❑ Surface -based infiltration BMPs ❑ Other vegetated BMPs ❑ Above -ground cisterns and basins ❑ Underground detention ❑ Other: ❑ The project site does not have an irrigation demand large enough to justify partial capture for irrigation demand. See Worksheet J from Section X of the TGD on the following page. MR. GARY ]ABARA Section IV Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Worksheet 3: Summary of Harvested Water Demand and Feasibility 1 What demands for harvested water exist in the tributary area (check all that apply): 2 Toilet and urinal flushing ❑ 3 Landscape irrigation ❑ 4 Other: ❑ 5 What is the design capture storm depth? (Figure 111.1) d .70 inches 6 What is the project size? A 0.332 ac 7 What is the acreage of impervious area? IA 0.256 ac 8 For projects with multiple types of demand (toilet flushing, irrigation What is the minimum use required for partial capture? (Table X.6) demand, and/or other demand) 9pd 9 What is the project estimated wet season total daily use (Section X.2)? 9pd 10 11 Is partial capture potentially feasible? (Line 9 > Line 8?) For projects with only toilet flushing demand What is the minimum TUTIA for partial capture? (Table X.7) 12 What is the project estimated TUTIA? 13 14 Is partial capture potentially feasible? (Line 12 > Line 11?) or projects with only irrigation. What is the minimum irrigation area required based on conservation landscape design? (Table X.8) 0.84 x 0.256 = 0.215 ac 15 What is the proposed project irrigated area? (multiply conservation landscaping by 1; multiply active turf by 2) 0.076 ac 16 Is partial capture potentially feasible? (Line 15 > Line 14?) No Provide supporting assumptions and citations for controlling demand calculation: MR. GARY ]ABARA Section IV PI- Q Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.4 Biofiltration BMPs Biofiltration BMPs to be used for this project are indicated in the table below. Implementation of said controls is discussed in the text that follows. Name Included? Bioretention with underdrains ❑ Stormwater planter boxes with underdrains ❑ Proprietary vegetated biotreatment systems ❑ Other: ❑ DMA 1 utilizes a Biotreatment BMP as LID treatment for this project. DMA-1 includes the entire project. The proposed bioretention w/ underdrain systems features: a 3" mulch layer underlain by 24" thick section of soil media (with an infiltration rate of 2.5"/hr. (min.)) and a 12" thick section of gravel. Above the media surface is a pending depth of 12 inches, with inlets provided at the design pending depth to provide collection for runoff volumes exceeding the capacity of the system. A 6" diameter, perforated underdrain pipe is provided near the base of the gravel layer for collection of storm water passing through the system. The required volume storage determined using Worksheet C (see Attachment B), with the results summarized below: DMA-1: 202 cu. ft. (205 sq. ft. surface area w/ 12" ponding depth) The BMP Fact Sheet for 13I0-1: Bioretention with Underdrain is also provided in Attachment B. See the WQMP Site Plan in Section VI for DMA drainage areas, BMP locations, and BMP detail. MR. GARY ]ABARA Section IV Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California DMA-i: Bioretention w/ Underdrain (BI0-1) Worksheet C: Capture Efficiency Method for Volume -Based, Constant Drawdown BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter design capture storm depth from Figure 111.1, d (inches) d= 0.70 inches 2 Enter calculated drawdown time of the proposed BMP based T= 4.8 hours on equation provided in applicable BMP Fact Sheet, T(hours) Using Figure 111.2, determine the "fraction of design capture 3 storm depth" at which the BMP drawdown time (T) line XJ= 0.34 achieves 80% capture efficiency, Xi 4 Enter the effect depth of provided HSCs upstream, dHsc dHSC= 0 inches (inches) (Worksheet A) 5 Enter capture efficiency corresponding to dHSC, Yz Y2= 0 % (Worksheet A) Using Figure 111.2, determine the fraction of "design capture 6 storm depth" at which the drawdown time (T) achieves the Xz= 0 equivalent of the upstream capture efficiency(Yz), Xz 7 Calculate the fraction of design volume that must be provided fraction= 0.34 by BMP, fraction =Xi -Xz 8 Calculate the resultant design capture storm depth (inches), diradion= 0.238 inches dfracnon= fraction x d SOC Only: When using this method for biofiltration sizing, g check that the resulting volume in ponding plus pore spaces is N/A at least 0.75X the remaining DCV (after accounting for upstream HSC/retention BMPs). (See Worksheet SOC-1) Step 2: Calculate the DCV 1 Enter Project area tributary to BMP (s), A (acres) A= 0.332 acres 2 Enter Project Imperviousness, imp (unitless) imp= 0.77 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= 0.73 Calculate runoff volume, Vdesign= (C x dnraotion x A x 43560 x Vdesign= 202 cu-ft 4 (1112)) Supporting Calculations Describe system: Enclosed Planter Box w/ 12" ponding depth, 3" mulch layer, 24" of top soil/planting mix, over pea gravel w/ a 6" diameter underdrain pipe. Bioretention Area per WQMP Site Plan in Section VI = 205 sq. ft. A = Vdesign / Ponding Depth (dp) 4 202 cu. ft. / 1 ft. = 202 sq. ft.. ......OK MR. GARY ]ABARA Section IV ��� Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Worksheet C Capture Efficiency Method far Volume -Based, Constant Drowdown BMPs Provide drawdown time calculations per applicable BMP Fact Sheet: DD = (dp / KMEDiA) " 12 in./ft. 4 DD = (1 / 2.5) " 12 4 DD = 4.8 hours where: KMEDiA = 2.5 in./hr (per TGD Appendix XIV-53, Capture Efficiency Method for Biotreatment) Graphical Operations 100% Drawdown Time 90% — f y }1-hr 80% y — 2-hr 3-hr 70% f .. ! +6-hr u / --12-hr 60% - -24-hr V .F - w 50% -48-hr 40% ` - . - -72-hr 30% f r� -o- 120-hr -180-hr 20% {1t _- _ -_ r + 240-hr 10% -36U hr :- ----- 480-hr 0% - - - - -- - - - - 720-hr 0.0 0.2 0.4 0.6 0.8 1.0 1.2 1.4 1.6 1.8 2.0 Fraction of Design Capture Storm Depth Provide supporting graphical operations. See Example 111.6. MR. GARY ]ABARA Section IV P119 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.5 Hydromodification Control BMPs Hydromodification controls are not required for this project because Hydrologic Conditions of Concern do not exist for this project. See Section II.3. Hydromodification Control BMPs BMP Name BMP Description MR. GARY ]ABARA Section IV P119� Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.6 Non-structural Source Control BMPs Non-structural source control BMPs used for this project are described below. Non -Structural Source Control BMPs Check One If not applicable, state brief Not Identifier Name Included reason Applicable N1 Education for Property Owners, ® El and Occupants ..................................................................................................................................................... N2 Activity Restrictions ® ❑ ..................................................................................................................................................... N3 Common Area Landscape ❑ ® No common areas present. Management ..................................................................................................................................................... N4 BMP Maintenance ® ❑ ..................................................................................................................................................... N5 Title 22 CCR Compliance (How El® No hazardous waste. development will comply) ..................................................................................................................................................... N6 Local Industrial Permit Compliance ❑ ❑ Not an industrial project. ..................................................................................................................................................... N7 Spill Contingency Plan El® No hazardous waste. ..................................................................................................................................................... N8 Underground Storage Tank ❑ ® No USTs on site. Compliance ..................................................................................................................................................... N9 Hazardous Materials Disclosure ❑ No hazardous waste. Compliance ..................................................................................................................................................... N10 Uniform Fire Code Implementation ❑ ® No hazardous waste. ..................................................................................................................................................... N11 Common Area Litter Control ❑ ® No common areas present. ..................................................................................................................................................... N12 Employee Training ❑ ® No employees. ..................................................................................................................................................... N13 ❑ ® No loading docks exposed to Housekeeping of Loading Docks storm water proposed. ..................................................................................................................................................... N14 Common Area Catch Basin Inspection ❑ ® No common areas present. ..................................................................................................................................................... N15 Street Sweeping Private Streets and ❑ ® No exterior parking areas. Parking Lots ..................................................................................................................................................... N16 Retail Gasoline Outlets ❑ ® None exist. MR. GARY ]ABARA Section IV pf! F Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.7 Structural Source Control BMPs Structural source control BMPs used for this project are described below. Structural Source Control BMPs Check One Identifier Name If not applicable, state brief Included Not reason Applicable Sl Provide storm drain system stenciling ❑ ® Drain inlets on private property. and signage Design and construct outdoor material S2 storage areas to reduce pollution ❑ ® No outdoor MSAs. introduction Design and construct trash and waste S3 storage areas to reduce pollution ® ❑ introduction Use efficient irrigation systems & 54 landscape design, water conservation, ® ❑ smart controllers, and source control S5 Protect slopes and channels and ❑ ® No proposed slopes or channels. provide energy dissipation Incorporate requirements applicable to individual priority project categories ❑ ❑ (from SDRWQCB NPDES Permit) S6 Dock areas ❑ N None exist. S7 Maintenance bays ❑ N None exist. SS Vehicle wash areas ❑ N None exist. 59 Outdoor processing areas ❑ N None exist. S10 Equipment wash areas ❑ N None exist. Sll Fueling areas ❑ N None exist. S12 Hillside landscaping ❑ N None exist. S13 Wash water control for food ❑ N None exist. preparation areas S14 Community car wash racks ❑ N None exist. MR. GARY ]ABARA Section IV pr!e T Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.4 ALTERNATIVE COMPLIANCE PLAN (IF APPLICABLE) IV.4.1 Request of Waiver of LID BMPs IV.4.2 Water Quality Credits Description of Proposed Project Project Types that Qualify for Water Quality Credits (Select all that apply): ❑Redevelopment ❑Brownfield redevelopment, meaning i ❑ Higher density development projects which projects that reduce the redevelopment, expansion, or reuse of real i include two distinct categories (credits can only overall impervious property which may be complicated by the be taken for one category): those with more than footprint of the project presence or potential presence of hazardous seven units per acre of development (lower credit site. substances, pollutants or contaminants, and I allowance); vertical density developments, for which have the potential to contribute to j example, those with a Floor to Area Ratio (FAR) adverse ground or surface WQ if not of 2 or those having more than 18 units per acre redeveloped. (greater credit allowance). --------------------------------------- ❑ Mixed use development, such as a I ❑ Transit -oriented developments, such as a mixed ❑ Redevelopment combination of residential, commercial, use residential or commercial area designed to projects in an established industrial, office, institutional, or other land maximize access to public transportation; similar to historic district, historic uses which incorporate design principles above criterion, but where the development center is preservation area, or that can demonstrate environmental benefits within one half mile of a mass transit center (e.g. bus, similar significant city that would not be realized through single rail, light rail or commuter train station). Such area including core City use projects (e.g. reduced vehicle trip traffic projects would not be able to take credit for both Center areas (to be with the potential to reduce sources of water categories, but may have greater credit assigned defined through or air pollution). mapping). 11 ❑ j ❑ Live -work developments, a ❑In -fill projects, the variety of developments designed conversion of empty lots ❑Developments with El dedication of undeveloped in historic Developments to support residential and and other underused I portions to parks, 1 districts or i in a city center vocational needs together - spaces into more preservation areas and historic i areasimilar to criteria to mixed use beneficially used spaces, . other pervious uses. preservation development; would not be able such as residential or areas. to take credit for both categories. commercial areas. --------------------------------------- ------ -------------------' - --------- Calculation of Water Quality This project does not qualify for the water quality credits listed above. Credits (if applicable) IVA3 Treatment Control BMPs Since the project is fully treated using Infiltration BMPs, utilization of Treatment Control BMPs is not required. Treatment Control BMPs MR. GARY ]ABARA Section IV !�H Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California BMP Name 11 BMP Description Kristar Flogard Catch Basin Filter Insert (Model FGP- 24F) TRT-2 Media Filter The Filter removes Hydrocarbons, oil, grease, trash and sediment and debris. See Spec Sheet on Attachment F Use and Location The indoor parking garage will not be directed to the Bioretention planter box for treatment. Because it is indoor, there is no runoff tributary to this area, however, drain inlets in the garage can collect contaminated water from cars that enter the garage. Therefore, the drains in the garage will be fitted with treatment filters. Locations of proposed treatment control BMPs are shown on the BMP Exhibit in Section VI. Performance The provided Filter insert performance (See Filter Insert Spec page on Attachment D) provides treatment for the pollutants of concern. Specifically: Trash and Debris removal Hydrocarbons (Oil, Grease, Pesticide) 8o% Removal Sediment (TSS) 86% Removal Grease, Pesticide) 8o% Removal Sediment Removal Pathogen/microorganism removal (Coliforms, Enterococcus) Sizing See Worksheet D (Capture Efficiency Method for Flow -Based BMPs) calculations on the following page. The design flow rate of 0.015 cfs is fully treated by the proposed Kristar F1oGard Catch Basin Filter insert FGP-12F which has a treatment capacity of 0.25 cfs (See Spec sheet in Attachment Q. MR. GARY ]ABARA Section IV ! g Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) T.= 5 Using Figure 111.4, determine the design intensity at which the estimated time of concentration (Tc) achieves 80% capture 11= 0.26 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc (inches) dHSC= - inches (Worksheet A) 4 Enter capture efficiency corresponding to dHSC, Y2 Y2= % (Worksheet A) Using Figure 111.4, determine the design intensity at which the 5 time of concentration (T.) achieves the upstream capture 12= - efficiency(Y2), 12 6 Determine the design intensity that must be provided by BMP, ldesign= O.26 Idesign= 11-12 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.128 acres 2 Enter Project Imperviousness, imp (unitless) imp= 0.64 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= 0.63 Calculate design flowrate, Qdesign= (C x Itlesign x A) Qdeslgn= 0.021 cfs 4 Supporting Calculations The design flowrate for the lot that is using the filter insert is 0.021 The provided Kristar FloGard filter Insert (FGP-12F) provides 0.25 cfs of filtered flow ...... OK Provide time of concentration assumptions: Tc of 5-minutes is the minimum allowed and provides the most conservative design. MR. GARY ]ABARA Section IV Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California 11 � � o CO �I o E E E E R o (D O O O lD Q A CO 1' II Vcc bx O N r �Z ry ci u) 'V) o � o o — N o - - o ci 0 0 0 0 0 0 0 0 0 0 0 o rn m rr fD In c M N .- RaualoW3 a.ln;deo lenuuv86eJ8ny MR. GARY JABARA Section IV ?�,D Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.4.4 Regional/Sub-Regional LID BMPs This project will not participate in Regional/Sub-Regional LID BMPs since the full DCV can be treated using LID BMPs. Regional/Sub-Regional LID BMPs IV.4.5 Other Alternative Compliance Measures This project will not make use of other alternative compliance measures since the full DCV can be treated using LID BMPs. MR. GARY ]ABARA Section IV Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section V Inspection/Maintenance Responsibility for BMPs An Operation and Maintenance Plan is included in Attachment C. MR. GARY )ABARA Section VI Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section VI Site Plan and Drainage Plan VI.1 SITE PLAN AND DRAINAGE PLAN VI.2 ELECTRONIC DATA SUBMITTAL MR. GARY ]ABARA Section VI P�qe, 33 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California ca'e 'eP ell Newport Beach 90 ]ZnE SY n sire zi 4 q 3 £ `�•1 a ,9 ■ � d CM1emnued Nlh s, iq Lude Preeisua i 9 e 0unuls Bakery© Bala Sbmkeee BALBOA PENINSULA SITE Wn I'm �g r a .0 'l, e v4nWM+N So eep _ e, s a" cp cl v� n a N° vou4rdwn v�Mv Warm ADM £y mod+ 3 o V\ bntla lxlantl u� Q 151, 4 arada or � Y Harbor Wand wr,na,so Be, inland ROW, Wood Balboa Fun Zone Balboa Pavilion GO gle Balboa Peninsula Peek •7 Hallorlaland Figure VI.1. Vicinity Map. Source: maps.google.com MR. GARY )ABARA Section VI pf" Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Figure VI.2. Aerial Image. Source: maps.google.com MR. GARY JABARA Section VI PTO WOMP LEGEND Omows[os-oscu BE oust o wuixx Erioowrewur x / \ a — zo to . SCALE: i "= za' RL BIORETENTION PwNIER Box P.L f~ ®o E / �. r® �RAINBO%w/ -- � � ®t \14kMT FILTER oRAlwaox w/ TREATFIL .. TRE4TMEM FILTEfl �V PUMP �DRAINBOXWI - �L a �Oeluua r IJ TREAT pJT FILTER - rlr1n'wl A �i f-3'su wn PIANTEP Wt STRUCTURAL DESIGN BY OTHERS UNDER SEPARATE PLAN & PERMR DETAIL BBIIORRETENTION PLANTER BOX TOAL ENGINEERING. INC. /\ BIORETENIION � It / PIANTEFBOX �•� s R.O.W. t YYY J FORCE _ W � MAIN Z et . CURB Q R.O.W OUTLET Q� _ ✓ — E, ACT, = — �_ 'ems .'. ' �I1lY� __ '�.. �_� _��.� a ✓'�;, f� i.(� / — _ AVONSTREET — — — — W.Q.M.P. SITE PLAN 121 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section VII Educational Materials Refer to the Orange County Stormwater Program (ocwatersheds.com) for a library of materials available. For the copy submitted to the Permittee, only attach the educational materials specifically applicable to the project. Other materials specific to the project may be included as well and must be attached. Education Materials Residential Material Check If Business Material Check If (http://www.ocwatersheds.com) Applicable (http://www.ocwatersheds.com) Applicable The Ocean Begins at Your Front Door ® Tips for the Automotive Industry ❑ Tips for Car Wash Fund-raisers ❑ Tips for Using Concrete and Mortar ❑ Tips for the Home Mechanic Tips for the Food Service Industry ❑ Homeowners Guide for Sustainable ® Proper Maintenance Practices for Your El Use Business Household Tips ® Compliance BMPs for Mobile El Businesses Proper Disposal of Household ® Hazardous Waste Check If Other Material Attached Recycle at Your Local Used Oil ® Collection Center (North County) Recycle at Your Local Used Oil El ❑ Collection Center (Central County) Recycle at Your Local Used Oil El El Center (South County) Tips for Maintaining a Septic Tank ❑ El Responsible Pest Control ® ❑ Sewer Spill ❑ ❑ Tips for the Home Improvement Projects ® ❑ Tips for Horse Care ❑ ❑ Tips for Landscaping and Gardening ® ❑ Tips for Pet Care ® ❑ Tips for Projects Using Paint ® ❑ MR. GARY ]ABARA Section VII P1-e, ATTACHMENT A los TECHNICAL GUIDANCE DOCUMENT APPENDICES XIV.5. Biotreatment BMP Fact Sheets (BIO) Conceptual criteria for biotreatment BMP selection, design, and maintenance are contained in Appendix XII. These criteria are generally applicable to the design of biotreatment BMPs in Orange County and BMP-specific guidance is provided in the following fact sheets. 24 Note: Biotreatment BMPs shall be designed to provide the maximum feasible infiltration and ET based on criteria contained in Appendix XI.2. BIO-1: Bioretention with Underdrains Bioretention stormwater treatment facilities are landscaped shallow depressions that capture and filter stormwater runoff. These facilities function as a soil and plant -based filtration device that removes pollutants through a variety of physical, biological, and chemical treatment processes. The facilities normally consist of a pending area, mulch layer, planting soils, and plants. As stormwater passes down through the planting soil, pollutants are filtered, adsorbed, biodegraded, and sequestered by the soil and plants. Bioretention with an underdrain are utilized for areas with low permeability native soils or steep slopes where the underdrain system that routes the treated runoff to the storm drain system rather than depending entirely on infiltration. Bioretention must be designed without an underdrain in areas of high soil permeability. Feasibility Screening Considerations ➢ Rain gardens with underdrains ➢ Vegetated media filter ➢ Downspout planter boxes Bioretention Source: Geosyntec Consultants • If there are no hazards associated with infiltration (such as groundwater concerns, contaminant plumes or geotechnical concerns), bioinfiltration facilities, which achieve partial infiltration, should be used to maximize infiltration. 24 Not all BMPs presented in this section are considered "biofiltration BMPs" under the South Orange County Permit Area. Biofiltration BMPs are vegetated treat -and -release BMPs that filter stonnwater through amended soil media that is biologically active, support plant growth, and also promote infiltration and/or evapotranspiration. For projects in South Orange County, the total volume of storage in surface pending and pores spaces is required to be at least 75% of the remaining DCV that the biofiltration BMP is designed to address. This prevents significant down- sizing of BMPs which otherwise may be possible via routing calculations. Biotreatment BMPs that do not meet this definition are not considered to be LID BMPs, but may be used as treatment control or pre-treatment BMPs. See Section 11I.7 and Worksheet SOC-1 for guidance. December 20, 2013 22 4' TECHNICAL GUIDANCE DOCUMENT APPENDICES • Bioretention with underdrain facilities should be lined if contaminant plumes or geotechnical concerns exist. If high groundwater is the reason for infiltration infeasibility, bioretention facilities with underdrains do not need to be lined. Opportunity Criteria • Land use may include commercial, residential, mixed use, institutional, and subdivisions. Bioretention may also be applied in parking lot islands, cul-de-sacs, traffic circles, road shoulders, road medians, and next to buildings in planter boxes. • Drainage area is <_ 5 acres. • Area is available for infiltration. • Site must have adequate relief between land surface and the stormwater conveyance system to permit vertical percolation through the soil media and collection and conveyance in underdrain to stormwater conveyance system. Criteria and Considerations El greater depth should not exceed 18 inches; fencing may be required if ponding depth is greater than 6 inches to mitigate drowning. ❑ The minimum soil depth is 2 feet (3 feet is preferred). ❑The maximum drawdown time of the bioretention ponding area is 48 hours. The maximum drawdown time of the planting media and gravel drainage layer is 96 hours, if applicable. Infiltration pathways may need to be restricted due to the close proximity of roads, foundations, or other infrastructure. A geomembrane liner, or other equivalent water proofing, may be placed El along the vertical walls to reduce lateral flows. This liner should have a minimum thickness of 30 mils. If infiltration in bioretention location is hazardous due to groundwater or geotechnical concerns, ❑ a geomembrane liner must be installed at the base of the bioretention facility. This liner should have a minimum thickness of 30 mils. ElThe planting media placed in the cell shall be designed per the recommendations contained in MISC-1: Planting/Storage Media Plant materials should be tolerant of summer drought, ponding fluctuations, and saturated soil ❑ conditions for 48 hours; native place species and/or hardy cultivars that are not invasive and do not require chemical inputs should be used to the maximum extent feasible El start bioretention area should be covered with 2-4 inches (average 3 inches) or mulch at the start and an additional placement of 1-2 inches of mulch should be added annually. Underdrain should be sized with a 6 inch minimum diameter and have a 0.5% minimum slope. ❑ Underdrain should be slotted polyvinyl chloride (PVC) pipe; underdrain pipe should be more than 5 feet from tree locations (if space allows). El aggregate gravel blanket or bedding is required for the underdrain pipe(s). At least 0.5 feet of washed aggregate must be placed below, to the top, and to the sides of the underdrain pipe(s). ❑ An overflow device is required at the top of the bioretention area ponding depth. El basin flow or energy dissipation (i.e. splash rocks) for piped inlets should be provided at basin inlet to prevent erosion. Ponding area side slopes shall be no steeper than 3:1 (H:V) unless designed as a planter box El BMP with appropriate consideration for trip and fall hazards. XIV-51 December 20, 2013 285 TECHNICAL GUIDANCE DOCUMENT APPENDICES Method for Bioretention with Underdrain If the Simple Design Capture Volume Sizing Method described in Appendix III.3.1 is used to size a bioretention with underdrain facility, the user selects the basin depth and then determines the appropriate surface area to capture the DCV. The sizing steps are as follows: Step 1: Determine DCV Calculate the DCV using the Simple Design Capture Volume Sizing Method described in Appendix III.3.1. Step 2: Verify that the Ponding Depth will Draw Down within 48 Hours The ponding area drawdown time can be calculated using the following equation: DDP = (dP / KMEDIA) x 12 in/ft Where: DDP = time to drain ponded water, hours dP = depth of ponding above bioretention area, ft (not to exceed 1.5 ft) KMEDIA = media design infiltration rate, in/hr (equivalent to the media hydraulic conductivity with a factor of safety of 2; KMEDIA of 2.5 in/hr should be used unless other information is available) If the drawdown time exceeds 48 hours, adjust ponding depth and/or media infiltration rate until 48 hour drawdown time is achieved. Step 3: Determine the Depth of Water Filtered During Design Capture Storm The depth of water filtered during the design capture storm can be estimated as the amount routed through the media during the storm, or the ponding depth, whichever is smaller. dFILTERED = Minimum [ ((KMEDIA x TROUTIN012), dP] Where: dFILTERED = depth of water that may be considered to be filtered during the design storm event, ft KMEDIA = media design infiltration rate, in/hr (equivalent to the media hydraulic conductivity with a factor of safety of 2; KMEDIA of 2.5 in/hr should be used unless other information is available) TROUTING = storm duration that may be assumed for routing calculations; this should be assumed to be no greater than 3 hours. If the designer desires to account for further routing effects, the Capture Efficiency Method for Volume -Based, Constant Drawdown BMPs (See Appendix III.3.2) should be used. dP = depth of ponding above bioretention area, ft (not to exceed 1.5 ft) Step 4: Determine the Facility Surface Area A = DCV/ (dP + dFILTERED) Where: A = required area of bioretention facility, sq-ft DCV = design capture volume, cu-ft dFILTERED = depth of water that may be considered to be filtered during the design storm event, ft dP = depth of ponding above bioretention area, ft (not to exceed 1.5 ft) In South Orange County, the provided ponding plus pore volume must be checked to demonstrate that it is greater than 0.75 of the remaining DCV that this BMP is designed to address. See Section 111.7 and Worksheet SOC-1. XIV-52 December 20, 2013 120 TECHNICAL GUIDANCE DOCUMENT APPENDICES Method for Bioretention with Underdrains If the bioretention geometry has already been defined and the user wishes to account more explicitly for routing, the user can determine the required footprint area using the Capture Efficiency Method for Volume -Based, Constant Drawdown BMPs (See Appendix III.3.2) to determine the fraction of the DCV that must be provided to manage 80 percent of average annual runoff volume. This method accounts for drawdown time different than 48 hours. Step 1: Determine the drawdown time associated with the selected basin geometry DID = (dP / KDEsicN) x 12 in/ft Where: DID = time to completely drain infiltration basin ponding depth, hours dp = bioretention ponding depth, ft (should be less than or equal to 1.5 ft) KDEsicN = design media infiltration rate, in/hr (assume 2.5 inches per hour unless otherwise proposed) If drawdown is less than 3 hours, the drawdown time should be rounded to 3 hours or the Capture Efficiency Method for Flow -based BMPs (See Appendix III.3.3) shall be used. Step 2: Determine the Required Adjusted DCV for this Drawdown Time Use the Capture Efficiency Method for Volume -Based, Constant Drawdown BMPs (See Appendix III.3.2) to calculate the fraction of the DCV the basin must hold to achieve 80 percent capture of average annual stormwater runoff volume based on the basin drawdown time calculated above. Step 3: Determine the Basin Infiltrating Area Needed The required infiltrating area (i.e. the surface area of the top of the media layer) can be calculated using the following equation: A = Design Volume / dp Where: A = required infiltrating area, sq-ft (measured at the media surface) Design Volume = fraction of DCV, adjusted for drawdown, cu-ft (see Step 2) dp = ponding depth of water stored in bioretention area, ft (from Step 1) This does not include the side slopes, access roads, etc. which would increase bioretention footprint. If the area required is greater than the selected basin area, adjust surface area or adjust ponding depth and recalculate required area until the required area is achieved. In South Orange County, the provided ponding plus pore volume must be checked to demonstrate that it is greater than 0.75 of the remaining DCV that this BMP is designed to address. See Section 111.7 and Worksheet SOC-1. Configuration for Use in a Treatment Train • Bioretention areas may be preceeded in a treatment train by HSCs in the drainage area, which would reduce the required design volume of the bioretention cell. For example, bioretention could be used to manage overflow from a cistern. • Bioretention areas can be used to provide pretreatment for underground infiltration systems. Additional References for Design Guidance • CASQA BMP Handbook for New and Redevelopment: httpV/www.cabmphandbooks.conVDocuments/Development/rC-32.pdf XIV-53 December 20, 2013 127 TECHNICAL GUIDANCE DOCUMENT APPENDICES • SMC LID Manual (pp 68): httvJ/www.lowimpactdevelopment.orgIgLiest7ypub/All Projects/SoCal LID Manual/SoCa1L ID Manual FINAL 040910.ydf • Los Angeles County Stormwater BMP Design and Maintenance Manual, Chapter 5: httv✓/dyw.lacounty.gov/DES/design manuals/StormwaterBMPDesignandMaintenance.ydf • San Diego County LID Handbook Appendix 4 (Factsheet 7): httpz//www.sdcounty.ca.gov/dylu/docs/LID-Appendices.pdf Los Angeles Unified School District (LAUSD) Stormwater Technical Manual, Chapter 4: httv✓/www.Iaschools.or emvloyee/design(fs-studies-and- reports/download/white paper_ report _material/Storm _Water _ Technical_Manual _2009-opt- red.pdf?version_ id=76975850 • County of Los Angeles Low Impact Development Standards Manual, Chapter 5: http V/dpw.lacounty.gov/wmd/LA_County_LID_Manual.pdf XIV-54 December 20, 2013 122 TECHNICAL GUIDANCE DOCUMENT APPENDICES PRE-2: Catch Basin Insert Fact Sheet Catch basin inserts are manufactured filters or fabric placed in a drop inlet to remove sediment and debris and may include sorbent media (oil absorbent pouches) to remove floating oils and grease. Catch basin inserts are selected specifically based upon the orientation of the inlet and the expected sediment and debris loading. Opportunity Criteria Catch basin inserts come in such a wide range of configurations that it is practically impossible to generalize the expected performance. Inserts should mainly be used for catching coarse sediments and floatable trash and are effective as pretreatment in combination with other types of structures that are recognized as water quality treatment BMPs. Trash and large objects can greatly reduce the effectiveness of catch basin respect to sediment and hydrocarbon capture. inserts with • Catch basin inserts are applicable for drainage area that include parking lots, vehicle maintenance areas, and roadways with catch basins that discharge directly to a receiving water. OC-Specific Design Criteria and Considerations Frequent maintenance and the use of screens and grates to keep trash out may decrease the likelihood of clogging and prevent obstruction and bypass of incoming flows. ❑ Consult proprietors for specific criteria concerning the design of catch basin inserts. ❑ Catch basin inserts can be installed with specific media for pollutants of concern. Proprietary Manufacturer / Supplier Websites • Table XIV.2 is a list of manufacturers that provide catch basin inserts. The inclusion of these manufacturers does not represent an endorse of their products. Other devices and manufacturers may be acceptable for pretreatment. Table XIV.2: Proprietary Catch Basin Insert Manufacturer Websites Device Manufacturer Website AbTech Industries Ultra- AbTech Industries www.abtechindustries.com Urban FilterM Aquashield Aqua- GuardianTM Catch Basin AquashieldTM Inc. www.aguashieldinc.com Insert Bowhead Environmental & Safety, Bowhead StreamGuardM hftz//Www.shopbowhead.co Inc. Contech Triton Catch Contecho Construction Products www.contech-cyi.com Basin FilterTm Inc. ContecV Triton Curb Inlet Contecho Construction Products www.contech-cpi.com FilterM Inc. XIV-78 December 20, 2013 Z gj TECHNICAL GUIDANCE DOCUMENT APPENDICES Table XIV.2: Proprietary Catch Basin Insert Manufacturer Websites Device Manufacturer Website Contech Triton Basin Contecho Construction Products www contech-c r com p StormFilterTM Inc. Contecho Curb Inlet Contech Construction Products www•contech-cpi.com StormFilterT Inc. Curb Inlet Basket SunTree Technologies Inc. www.suntreetech.com Curb Inlet Grates EcoSense International TM httyWwww.ecosenseint.coa✓ DrainPacTm United Storm Water, Inc. httyJ/www.unitedstormwater.com Grate Inlet Skimmer Box SunTree Technologies Inc. www.suntreetech.com KriStar FloGard+PLUS® KriStar Enterprises Inc. www.kristar.com KriStar FloGarde KriStar Enterprises Inc. www.kristar.com KriStar FloGard LoPro Matrix Filter KriStar Enterprises Inc. www.kristar.com Nyloplast Storm -PURE Nyloplast Engineered Surface �^•nyloplast-us.com Catch Basin Insert Drainage Products StormBaain FabCo Industries Inc. www.fabco-industries.com Stormdrain Solutions FabCo Industries Inc. www.fabco-industries.com Interceptor Stormdrain Solutions Stormdrain Solutions www.stormdrains.com Inceptor° Storm Pod° FabCo Industries Inc. www.fabco-industries.com Stormwater Filtration EcoSense International TM httpJ/www.ecosenseint.com/ Systems Ultra-CurbGuarda UltraTech International Inc. www.spillcontainment.com Ultra-DrainGuarda UltraTech International Inc. www.spillcontainment.com Ultra-GrateGuarde UltraTech International Inc. www.spMcontairtment.com Ultra-GutterGuare UltraTech International Inc. www.spiRcontainment.com Ultra-]nletGuare UltraTech International Inc. www.spillcontainment.com XIV-79 December 20, 2013 �JL) ATTACHMENT B 2j2 ueuu atp put upup vows aqt sayrzu n u.laq uunnnud don dlay lH^ geuatw lu lnlsdup put mn iadoy 'uounllodgouw utgm aanpas put Ibgenb m. wmdun m papa.. Il smtmPpnq put muappas.uuswp .2uu0 wwl m.dd.S sme p m5ols ucelvum P. 8mdmnp le8aln mr8nsanal 'mmt(1 uncap ..I, mp In d)ouw smmom'.6genb smex nmwd m allqud mp a8un.am put meanp. m A)...:) A.,) vwgSuoup p.d.laaap uaaq .q wu8ad mawa8euew.4llenb.mtuuumg "e(eq P. uvgsey say may m ym, wise u.n.u.0 apu8ap wle .wgl,'nmlgn( puepms P. It., m 1'. se .A auutus wey uv wms.W ulup uums alp wwl numnllod 'Aunt a8uuO cal Aulenb mew uo Imdwl w.pa, e amq cat. unpsglud awslw ug."uly flown aw Im paffg ata (Wifomix rmWmmvmlal Prolec0m Agem'S' n x.edrpuu.pu. •N Nr 0.emu.ce, Bnvd ad1o. n • nep tf Pmtfride RegWadnn Id". • Depdnlm .I or'rozk Snnxwn(unlml w.dw.aalpn • blegnlea Wmu Meny;emml Bovtl mb.ugm • Office of FmirnnmmW Health lLwd ahW Nmha. a . • von WmR er murtea Conan( Bova wxw.wmtdmard,o.ym Iimh 911-On' .....n SLd&Lurtwmrm4 Irlhrmurr.p Ilm0rkanup.r Wn1 xaw IB00rlramp uR Iledlh Cue Agmcya Ocem and Bey W.1-0. and PnninR Ito111ne 17I4I lYYGpp or nm naw.m Ir4e111nfr.ar11ll loleglmtd W'aur M."unnl U pn. of Ormge (W(i14)S 7Y?u1 .m1 wwxuW.WrW.mm Cu. inrurmadon on hnmehold l uudma rule rollerdon ..nun...C'divA «nan md,.Iid x.r1e cWlrmon O.C. A d,,dllae Cammimia. (714) H]-]100 u1 Nai1 n+m.maytnmm.(om Smrm .. Ben Ma9ytmmr Pluck, Hmdbuuh \.nI xnw lxnpbandbw5a.mrn VC Mouton Caedmee Hotline PIN 70&1616.nui1 xWw..¢emg.r.m me Cu., mM.g nu rd arW mntltmrm nr ar.-u nr mawg ux rn utn.me r n.u49°c.drnu.nA rarnurgc rrkn an nnabom Wnp and Inpo-a relamd ro wrmwarn and wbannW, Ime uupin .mrFniWprugmockmenu IDpun thhe, &t Plrar rnd m —I.. amnmrnme� W.y.nnaunn...mmnad...nm '.a ,elms p td put n.18uryaed u. s.ms 10.J11 vmuw nuWso nlpo put :nmw Munro, aulddga u.1 um)!-7g s PII4'R.o1pMSWa put ,duymry win spq.p mnp pue uols.n ln0 M Ivud pue nued'wlmaplu lnodnp sadosdwl ■ suu.] put Iu.psa v.1 wolf umglual put mp.ml d ff xmlt put 8upeld lti.w'I.. 'Iwcd psaIj, .x -Isnegxa aply.n m p.uol slnaly 0 'pinll .uvlu. mi o p., P. p.ns pr lesldnp..d.udwl■ 'sllld, put,jtal .ylomm i,o HOpngud AUHOS 0110d440 fO ra 1105: AWn Vielu. ......... ... iml 12sxSss AWv+m P9Hk N'mb Olmunn 1]I II 1B61B60 Mra ErgrnrerNR ... I]II) 99nTr6K &um Pk MJA. \1'vr4 (III) Mi^-'Y34 1. Skv INN. 4crvtm. ..lilt) MWA 1N'e w N'orb Illll YPIb]in R.w N.n Nta. N'm4. 19491 TIAS.n Funuun Vil4F Wlr&Nur4 1]Io 59Y411 Fullnrm FnSm.mngikµ all( S.Sg®n3 urdm C.— PWM, l:.W I7I41 741-MM I lu..ry_hole Pow., Nlnb ...17111 3NN151 Innx Pnbix HVL_ -(919) III~ la lbtlnaPWu5nnr.n. .ISM) 9659M L ISIm. NbW W'mla. ..I7111 Fm11510 Lg.nu Rc.rb N'.un Q[ 1ln. 19491 "MRS IwgmuIline P"...- _ 19191 747.S159 Ltwu \.gust Find' Wodu 001 WAIS7 LWunc W,W MM. N'm6 19191 fi'PMdm UM Fnma N.M., N'm4 It", WI-Uto I m Ymmn Gnnmrmrry lla I56:1 III-Mv 11-..n \'vIn Nf i. W'.w4 19191 OPbNr ti+ynnr Ma.b. CWn4 W.. (liWnlP rlmnmrnl... 19VP WAMM I lunge NW., Wur4 ISM 6N41m H.n.niw l',.eLi Nln6 1911) 9 Im S.nUwcmc FmwmnmWPnKr'mr ...PIMP M14143 sanJwn Up.nran.. Fnpnemrrg PIMP P341113 Suru.Na PuL4. N'mb .... . , p10 MS bm 4.1 Pe.rn ynlinaenns .. ..... (M)u{un VI; Sm.bn F.bb, N'vrb .. OIII 3'I'KPC rYm T.un Publm N'mL/Fuginrenry.... pp) 57MIA Vin Pad Fngln¢dng (7H) 9 %W N'ummwm P.W. Wm6a/CoO.g ON) 9041d511 NI6 nn&Ontlx FnpncnmP (]I{) %1-7IM urmRc (usury Aonnwnn hopxm ...to", 69WO6 (Inntlellilwr xsm PoW ndun nP {IWlloe 1477A -745SI land95Plu 11E]]A9]alssl 0".. Wa. Pollan— honlem Pgwnu'rmm 11 \\N. 11 C N a f t I' S II L• II 1 1 (1 III -(uualea mw 8wm. w.laq pmean I.. n supup vuou vl A.•(napol.. PpIp m.g) u.mm.4ulun m smut aggun :wm5k nxx .(moues mn wwl muedaa arz whip uuoISM xvlwp vows wm spvaem puce .M. uc, UT, iv muq amad It maq'01. apol vo -whip M.1, mm pagnal n, u.xulq mi uu—umnml, put w2gwal 'uponsad'luled To d,nmu miq—lmuvmp put Sal.lgm'ww.g apul n; mn ax 8ulglAuyE (of) 1/ raup adavM 'lmlelp wms mm nsmnnod ..W. aagm put, WnIdd,p .,.I -qmn I.0 t. ss.mos smpu pue 8nlystx apl4aa'wPa..! woy anu.Iex aynaax.nryx caA alp {n awll.lue uvlde4...Jlmsw ut"M inx.y18u.le smmngp i do 8ugsd •.d"-Putl nnlm .41.s.0 w m-to sawnpl'ISM.N-I--nP M-u.4A5 "neJulu most nlnsm llonlu smr .U.'M ung.A.Il dlouw utym pve salnxuunn :uupnpad .unm Imoc4.ml in .,In o-I wt.sa411111 'u.pnn.d ..can wl�umt„ W11., ,muw. w Il uonnnoddo.dk ny1-n.I 8uppoul put vip u.mrwsuoa •spooysoyy8lau 'naans A. w.j s.mw uopnnod Im. to amuol n.8ml m,i'"q ui "nueld lnmmtam a8u5., pne xaunpgl m %nu wnuu .gonad, mwl caw.. ware uegml in ."nnrd.m. to a.m(u umi, l mii wT m.g.q akin d I.IgM 9a W nq{ PIG ­ti4 Follow Ihese simple steps to help reduce water pollution: Household Activities ■Uo not rinse spills with xuec Vie dry cleanup mcthnds inch as applying cm filler or anoher .bombem material, sweep and chip. of in she rash. Take hemstitch as used or race. baucrica, rasa, d,murs. atnouwtisc fluid, painting products and cathode my tubes, like TV, and computer monitor, to a I I..hold Haman .. Ware Collection Center (111 MCC). ■For a III MCC near you call ( 714 1 94i675" or sid, www.w landtills.aun. ■Uo ram hoer down your driteway, sidewalk or patio to the street, gutter or storm drain. Sweep up deficit and dhpme, of it in the umh, Autontative 'take your vehicle to a commercial car wash whence, partible. ayou xvh your srhidr at home. ch. soaps. denim, or de,e,genu labeled ran-mxic. phosphate her or biodcg,adahlc. Vegetable and citwsbamd products are ppwally saint for the emdronment. ■ D. not all..1ovater From vehicle washing m dmin iota the street. gutter or norm dmin. Excrn wastewater should be disposed of in the sanitary sewer (though a sink or imict) or onto Art alnorbenl surface like your barn. ■Monica your vehicles for Ieaks cad place a pan under leaks "year,chides well maintained m stop and prevent leaks. ■Never pour oil or anullu me in the street. gutter w etann drain. Regale these unnanm at a service station, a waste oil collection « rarer or used oil recycling center. For the neaten Used Oil Collecturn Center ill laitg4(:IF.\Nk'P or obit wow. l tgek lea mtp erg. Pool Maintenance ■Pool and spa rater must be dcchludnmed and free of ewm acid, alkali or color to he allowed in the umer. gutter or corm drain. When it is not mining, drain &chlorinated pool and spa xa,a direedy imo the twittarysewer. INSume cities may have ordinanm drat do not allow pool water m be disposed of in the storm drain. Check with your city. Landsrnpe and Gardening ■Do not mrnwater. %meryour, lawn and garden by hand to control the amount of w wr you use or set inigatiun gstenu w mllert normal wine. needs. If water fluws all roan vaul onto vino driveway m sidewalk. four system h mcr tcrmg. Periodically inape.. atul fix Isles and ounlar od sprinklers. ■0o nut take or blow learns. clippings or put ping waste into the siren. gutter or to. drain. Instead. dispose of waste by comporting, hauling it to a 'endued landfill. m a turn, wear tbrrn..I, ..... city" recycling program. ■Follow direumm on pesticides and feniluee (mcamre. do no, esumue amounts) and do not use if min h predicted within M hm,n IN unwanted penicidn to a IIRWCC to be rccyded. For locations and hours of flff WCC, rail (:Ill. 94 W7V!or visit wow.. Wulfille.rom. Trash ■Plain trash ad liner that canna be recycled in curely covered loath uses. ■%%cmcver pmdhle, buy recycled prndueu. ■Remrmher. Reduce, Rewe, Rcelcle. Pet Care MAlways pick up after your pet. Flush waste down the toilet or dispose of it in We tout. Pet it. if left madoon. can wash Ina the erect. gutter or norm drain. ■If posdble, bathe your pert indonn. If you now bathe your pet muside. wash it on your lam, or another alumben V permeable surface to keep the x Ioouei from entering the street, gutter or stow, drain. ■Follmv dtreclum, for ore of pet care products and dispose of any unused products a, a III MCC PENT x v p ro O N •�' C 3 C O A ro� G O w ro h ro OV y a a o p 'C ` o CC) U G C V x vo r Q b u C k ro u 0 o ° v ro> � 5° o d a e v o q aGb CL CL rev °�u iy zy oC°lu CL o n a"'y a°b xxxtv CL 8 0bO •G � tl " u C > L y C C v O p N Q. 'V N G 7° �.y n" ro y a o b' " c F" v o •5 /° =° ° ° H ° � •a •G � � v, o `� •� v � u 3 0, � � aG, � c .c � °ag O ° y v° v y> o[ c c c °rz ° ❑ u ? 'off °u' a a°� u C U Cl e x C 7 g 'y $ u O ru 'o CL O b O .a w ao a¢ A x 3 n w d 'o c7 °u a°. U a U m E U ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ C V O b .. i9bS r. iF v y 2G r 7 O V O a•V roro v O O o-0 •y x x v�bo °O o 0 w ro by '7 �0' G a : �J .Ly] b O w •ci p X o o cu 'o c v � u s C axi dj p> � G u O C O v C y �•� y C� u U cz C Gv npw y 8 � u O �bC �b�H z=� 4=10.0 & `3ro y O r c0on " TS C a; U 0 ; g ° ro ai x o 2 0 0 bbo . IQ G v v v C .q p Ern vC) ao xOro o '[ v '�O O 6O U�°•w°'r�� 3 o G u roT.ro �ro u Fa0 FEZ A 0.0 O O.0 y O �;aao°:d ai ti E f a 3•� ° ob �n4)C� c ga U c2,u y� � .y N ■ 0 o o a &-s L a pp u b4 4) v Ava•ao ■ L ° O Cb0 c U.0 ON y o�A�� L H G •� L •tiaci�a° a .So 60 O a a c � y c o bb a Cd m c a•ho m 4.1 ° N W M U °� (4W4yi .�.. • � U 'b ct ■ oL bt v � cg-55 Ej b0 .0 �• fd o ^ w y H U O � •a 'LJ 4' N •5 ow cu •oy g � '°, c w ° •c v b JcL 0 ti q u ca O C u 6 z c. o C5 ■ ■ v b � O q •-0 o bA ova. C c aa, tC N L G1 cYAw ■ fa \ � a u � � q 2 � � � � § § % ' k [ ( \ k �� 2 \ � a � \ƒ coo§\\oC) r. \ G ; % Q a col2 c % u k / 7 b § Wnk2�$\ 4 ��2«�»w Pow S E �«{a> /{§§� Ik3\tea �u��=� I § g c - �] ) j - }}/(ƒ\)� •. f§ \ / bo 0 ( /)�o o © §tt_,t %\o u 'k 0 » \�_ƒzo \7\ W] 550 \�}CLqj0 ° 4 ) § \ / 0 rg 7�.EE=� 8»c§ \�\§��i § �i\$§)[ o 0 = a 2 § I j ) ) ) � § k 2 o i% obD k \ § 2 \ "02 C to Cl ee_= r. Cl� \ } \ ) j D cu ° _7 \ . c�•� §\k d/ }\ ) G\ u _ ]} jƒ w,c= c �v _ ° G E}\k k§ k k/ / /§ /e%§ ■ ■ ■ ■ �� ATTACHMENT C 200 Operations and Maintenance (O&M) Plan for �A":IkTJ4ZZMII7=FAVJ4►LIJ4 Por. Lot D, Tract No. 919 APN 049-103-17 Newport Beach, California Overall Responsible Party/Owner: CANNERY PARTNERS LLC 660 Newport Center Drive, Suite 200 Newport Beach, CA 92660 Contact: Gary ]abara (949) 999-4545 201 Exhibit B, Operations and Maintenance Plan BMP BMP Name and BMP Implementation, Implementation, Maintenance, and Inspection Person or Entity with Operation & Applicable? Maintenance and Inspection Procedures Frequency and Schedule Maintenance Responsibility Yes/No Non -Structural Source Control BMPs Nt. Education for Property Owners, Tenants and Owner shall keep up to date with BMP Owner Occupants requirements, and be responsible for educating Practical information materials will be provided to the first maintenance personnel; As required. Yes residents/occupants/tenants on general housekeeping practices that contribute to the protection of stormwater quality. These materials will be initially developed and provided to first residents/occupants/tenants by the developer, No N2. Activity Restrictions N3. Common Area Landscape Management Keep garden areas clean, planted, and weed free. Owner or contracted maintenance Identify on -going landscape maintenance requirements that Weekly. personnel are consistent with those in the County Water Conservation Yes Resolution (or city equivalent) that include fertilizer and/or pesticide usage consistent with Management Guidelines for Use of Fertilizers (DAMP Section 5.5). Statements regarding the specific applicable guidelines must be included in the project WQMP. N4. BMP Maintenance Visual Inspection, perform more thorough Owner or contracted maintenance Yes The project WQMP shall identify responsibility for inspection if ponding water sits for more than 48 personnel implementation of each non-structural BMP and scheduled hours. Twice yearly and immediately following cleaning and/or maintenance of all structural BMP facilities. each storm event. No N5. Title 22 CCR Compliance No N6. Local Water Quality Permit Compliance No N7. Spill Contingency Plan No N8. Underground Storage Tank Compliance No N9. Hazardous Materials Disclosure Compliance No I N10. Uniform Fire Code Implementation 202 Exhibit B, Operations and Maintenance Plan Page 2 of 7 BMP BMP Name and BMP Implementation, Implementation, Maintenance, and Inspection Person or Entity with Operation & Applicable? Maintenance and Inspection Procedures Frequency and Schedule Maintenance Responsibility Yes/No N11. Common Area Litter Control Keep site clean of litter. Weekly. Owner or contracted maintenance The owner may contract with their landscape maintenance personnel firms to provide this service during regularly scheduled Yes maintenance, which should consist of litter patrol, emptying of trash receptacles in common areas, and noting trash disposal violations by tenants/homeowners or businesses and reporting the violations to the owner/POA for investigation. No N12. Employee Training No N13. Housekeeping of Loading Docks N14. Common Area Catch Basin Inspection Inspect drain inlets and catch basins. Keep inlet Owner or contracted maintenance The owner is required to have at least 80 percent of drainage covers clean. Weekly. personnel facilities inspected, cleaned and maintained on an annual basis with 100 percent of the facilities included in a two year Yes period. Cleaning should take place in the late summer/early fall prior to the start of the rainy season. Drainage facilities include catch basins (storm drain inlets), detention basins, retention basins, sediment basins, open drainage channels and lift stations. Records should be kept to document the annual maintenance. No N15. Street Sweeping Private Streets and Parking Lots Structural Source Control BMPs S1. Provide Storm Drain System Stenciling and Signage Ensure that all catch basins are stencilled "No Owner or contracted maintenance Provide stenciling or labeling of all storm drain inlets and Dumping - Drains To Ocean." personnel Yes catch basins, constructed or modified, within the project area with prohibitive language and/or graphical icons, which discourage illegal dumping. No S2. Design Outdoor Hazardous Material Storage Areas to Reduce Pollutant Introduction 203 Exhibit B, Operations and Maintenance Plan Page 3 of 7 BMP BMP Name and BMP Implementation, Implementation, Maintenance, and Inspection Person or Entity with Operation & Applicable? Maintenance and Inspection Procedures Frequency and Schedule Maintenance Responsibility Yes/No S3. Design Trash Enclosures to Reduce Pollutant Keep trash storage areas clean and orderly. Owner or contracted maintenance Introduction Weekly. personnel Design trash storage areas to reduce pollutant introduction. Yes All trash container areas shall be paved with an impervious surface, designed not to allow run-on, screened or walled to prevent off -site transport of trash, and be provided with a roof or awning to prevent direct precipitation. S4. Use Efficient Irrigation Systems and Landscape Ensure that sprinklers are working properly and Owner or contracted maintenance Design minimize unnecessary irrigation. Weekly. personnel Projects shall design the timing and application methods of irrigation water to minimize the runoff of excessive irrigation Yes water into the municipal storm drain system. Additionally, permittee shall: Employ rain shutoff devices, design irrigation systems to each landscape areas specific requirements, use Flow reducers, group plants with similar water requirements together. No S5. Protect Slopes and Channels No S6. Loading Dock Areas No ST Maintenance Bays and Docks No S8. Vehicle Wash Areas No S9.Outdoor Processing Areas No S10. Equipment Wash Areas No S11. FuelingAreas No S12. Site Design and Landscape Planning No S13. Wash Water Controls for Food Preparation Areas No S14. Community Car Wash Racks MCI Exhibit B, Operations and Maintenance Plan Page 4 of 7 BMP Name and BMP Implementation, Implementation, Maintenance, and Inspection I Person or Entity with Operation & Maintenance and Inspection Procedures Frequency and Schedule Maintenance Responsibility Low Im act Development BMPs Filter Insert (Treatment). TRT-2 • Once a year. Refer to Manufacturer's Owner via maintenance contractors • Filter Insert Replacement/Rotation 0&M plan on pages 36-39 for details. • Remove Sediment and debris. • Three times per year and after storm events. Refer to Manufacturer's 0&M plan on pages 36-39 for details. Bio-retention Planter (Biotreatment). BIO-1 • Visual inspection for debris, standing water. • Twice yearly and after each storm event. Owner via maintenance contractors • Gravelimedia replacement. • Every 10 years as required. • Filter fabric Replacement • Once a year as required. 2015 Exhibit B. ODerations and Maintenance Plan Attachments Ku15Tnu GENERAL SPECIFICATIONS FOR MAINTENANCE OF T SERIES CATCH BASIN INSERT FILTERS (POST-CYINSTRUC'T/ON INSTALLATION) SCOPE: vreaegk TV t� FcdcmL State mid Local Clean Water Act regulations and those of insurance carriers mquuc that swronvaler filtration systems be mainlamed and serviced on a recurring basis. The Intent or the legulalimas is to ensue That the systems. on a continuing basis. efficient remote pollutants flat" stornhteatm runoff Thereby pmenIing poliularn of the nation's %ewer resources. 'These Specifications apply to the T-Seriesest Catch Basin Wen Filter. RECOMMENDED FREQUENCY OF SERVICE: Drahage Protection Syslems (DPSI recommends that installed T-Series" Catch Basin lawn Fihem be sentcod on a reeurring bests Ullimalclp, the ficqucncy depends on the amount of maoff. pollutant loading and interference from debris (tortes. tegetmion. cans. paper, etc), however. it is reconimendod dent each installation be senioed a mmtmum of three times per year. with a clunge of filler mediwn once per year. DPS imhnicins arc nvailablc to do an on-sitc oaluntion, upon request. RECOMMENDED TIMING OF SERVICE: DPS gnideliites for the liming of service arc as follows: 1. For areas with a defmile rainy season: Prior to. during and fnllmving llte many season. 2. For areas subject to year-round rhinf dl: Ott a retuning basis fat least three timax per rear). 3. For arms with reinter snow and summer rain: Prior to and just after the snms season and during the summer min season. i. For installed devic,s not subject to the elenxnts (washracks. parking garages, etc.): On a meaning basis (no less than three times per scars. SERVICE PROCEDURES: I The service slull commence with collection and removal of sediment and debris 04mr. Imes. papers. can& etc and bromw nseeping around the drainage tdcl Acnnnulaled malends shill be placed in a DOT approecd container for later disposal. 2. The catch basin slut! be sistully inspected for defects and possible illegal dumping If illegal duntputg has omtrrcd. the pmper authoril icsand pmpcny owner represeniat k c shall be notified as soon as practicable. 3. Tlu catch basin grime shall be mmoscd and set to one side. Using an industrial Vucuwn. to cotlectcd ntalerlals shall be mnmved from lic litter (Note. DPS uses a truck-monnled tacuwm for senicing'h-Senes "catch basin inserts.) J. When all of the collected materials late been mmmcd, the filtw rnedhum pouches. if used. shall be removed by unsnapping the milsr from the D-ring and set to mu side. Thu filler liner. grskels. stainless steel fatale and mounting brackets. etc. shall be inspected for continued sen imbliti. Minor damage or defects found shall be correctoil on-tho-spot and a notation made on the MaimeuanceRecord. More cdenskc deftciencics that affect the efficiency of the filler (tom liner. etc. I. i f approved be slut cuslonur represcnuative. will be turreted nM an inwiw snbmilled to the repr ulaliee along with Ili Mainician lv Record. 5. Thu filter modiwn pouches stall be inspected for defects and continued seniceabili) and replaced as ncccssan and Ili pouch tcthcts re -attached to the liners D-ring See below. G. The gmle slull be replaced. E.CCILINGE AND DISPOSAL OF EXPOSED 1glfTER DIEDIUM .1VD COLLECTED DED121S The frequency of filter medium pouch exchange will be in accordance with the existing DPS-Customer Maintenance Contract. UPS recommends that the medium be chanced at least once per year. During the appropriate service, or if so determined by the service technician during a non-scheduled service, the filter medium pouches will be replaced with new pouches and the exposed pouches placed in the DOT approved container, along with the exposed debris. Once the exposed pouches and debris have been placed in the container, DIPS has possession and must dispose of it in accordance with local, state and federal agency requirements. Note: As the generator, the landowner is ultimately responsible fur the proper disposal ofthe exposed filternnedium and debris. Because the materials likely contain petraleunr hydrocarbons, henrymetals and other harmful pollutants. the materials must be treated as an EPA Class 2 Hazardous Waste and properle,6pos'cdof. DPS relieves the landowner ofthe actual disposal Task, andprovides certification of its conrpldion in accordance with appropriate regulations. DPS also has the capability of servicing all manner of catch basin inserts and catch basins without inserts, underground ail/water separators, stormwater interceptors and other such devices All DPS personnel are highly qualified technicians and are confined space trained and certified. Call us at (888) 950-8826 for further information and assistance. 207 Required Permits This section must list any permits required for the implementation, operation, and maintenance of the BMPs. Possible examples are: • Permits for connection to sanitary sewer • Permits from California Department of Fish and Game • Encroachment permits If no permits are required, a statement to that effect should be made. Forms to Record BMP Implementation, Maintenance, and Inspection The form that will be used to record implementation, maintenance, and inspection of BMPs is attached. Recordkeeping All records must be maintained for at least five (5) years and must be made available for review upon request. 202 RECORD OF BMP IMPLEMENTATION, MAINTENANCE, AND INSPECTION Today's Date: Name of Person Performing Activity (Printed): Signature: BMP Name Brief Description of Implementation, Maintenance, and (As Shown in 0&M Plan) Inspection Activity Performed 209 Exhibit D Water and Wastewater Generation Memorandum 210 WATER DEMAND MEMORANDUM 215 Riverside Avenue Newport Beach, CA 92663 PREPARED BY: Fuscoe Engineering, Inc. 16795 Von Karman, Suite 100 Irvine, CA 92606 (949) 474-1960 Project Number: 1843-002-01 Project Manager: Joshua Ruiz Date Prepared: June 5, 2019 211 FUSCOE N E E R I N G Water Demand Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Purpose Irvine San Diego Ontario Los Angeles El Centro San Ramon The purpose of this report is to present the results of the evaluation of the water demand analysis for the 215 Riverside Avenue project. Project Site Location The existing site is located in the City of Newport Beach, CA. The site is to the northwest of the intersection of Riverside Avenue and Avon Street. Existing Conditions The site area is 0.4 acre. Based on our review, the existing two-story building currently serves as office space, along with a restaurant. Sheet G7-W of the City of Newport Beach water atlas map shows that there is an existing 8" waterline in Avon Street along with a 12" waterline in Riverside Avenue, fronting the property. A fire hydrant flow test was performed for a nearby project, located on WCH approximately 2,000 feet easterly from the 215 Riverside Avenue project. A copy of the G7-W water atlas map is included as Attachment 1. The fire hydrant location (address) and test results are presented on the following page. 1 212 Water Demand Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 CITY OF NEWPORT BEACH UTILITIES DEPARTMENT FH Y1 IMM SIM of MO W I FIRE HYDRANT FLOW TEST AMOUNT PAI D: S360.00 DATE: D39I(,12019 CHECK NO: TIME: S:00 AM TESTNO: WEATMER: CLEAR PROIECT: PROJECT LOCATION: TEST CONDUCTED FOR: TEST PERFORMED BY: TEST WLTNFSSED BY: 2200 W. COAST HWY. FUSCOE ENGINEERING BULLMAN, AUGER FIELD OBSERVATIONS AND FLOW DATA STATIC HYDRANT F: 4W LOCATION: 2244 W. COAST HWY. RH MANUFACTURER: JONES NFIMBER & SIZE OF OUTLETS: 2-2.5" 1d STATIC PRESSURE, ( Ps , psi), PRE -FLOW: fiR RESIDUAL PRESSURE, 1,h , ps(I FLbW1146: 6B FLOW HYDRANT M: 404 LOCATION: 2200 W.COASTHWY. FM MANUFACTURER: AVK NUMBER & SIZE OF OUTLETS: 2-2.5" 14' STATIC PRESSURE, PRE -FLOW (INFO ONLY, NOT FOR TEST CALLS) : FM OUTLET SIZE( 2.5 or 4.01. 2.5 fd. Irisheal FLAW LOSS COEFFICIENT • TUBE C-1-0 1 BUTT C-0.9 0 9 PITOT GAUGE READING (p, psi l: 33 OBSERVED FTAW: THE OBSERVED FIANT FROM A HYDRANT OLIT.ET 1S CALCULATED FRONT THE FO VTNG EQUATION! Q,} 29. RAC4),r WHFRE.; Q lSTHF OB3FRYFD PLOW TN GPM:J IS THEOlRI.ET D1.aMFTF.R IN INCHFs; P 15THFPITO. TG.AUGE PRFtiSUT(F.IN P51; ANDCIS TF1F FlAW]'ASSCOFFFlCTFNT(C=LIIFDKFI I R'RFS .ANDC=U.o FOR BUTT FLOWRL, DINGS). OBSERVED FLOW (Qs, Spa): 954 GPM D(SOIARGECALLS "WDISCIIARCE FOR A GIVEN FIRE In DRANTC_;N RE DETERMINED FRU\I TIM FOLLC ING E44UA'11ON USING'DIE INI'1TAL 1 STA'RC) WN ER PRFSSLTIE.WD 171E RESIDUAL 1 D"MIC ) WATER PR _liAIRE< r(F 20)a Q,=Q tiP,-F,./ WHERE; Q (STATIC OR RESIDUAL) IS THE ELI M IN GPM: AND P (STATIC OR RES117L:RL) IS THE PRE5%L MM NOTE: A ID PH DROP lS REQLTREI FCIR V MD TESP. CALCULATED FLOW AT Z4 psi (Qr, gpn): 2536 CIFM 2 213 Water Demand Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Proposed Development The proposed development includes demolition of the existing building, and construction of the new retail building. In addition, according to the Preliminary Utility Plan (Attachment 3), a new water service is proposed, to replace the existing service, with the assumption that the condition of the existing service is not satisfactory. The total proposed commercial building area will be 2,772 square feet. The area calculations for the proposed project are as follows: Main Level: Commercial Area 1 2 3 Totals 2d Level: Commercial Area 54 sf 1 54 sf 1215 sf 2 1215 sf 117sf 3 117sf 1,386 sf 3 Total, 1,386 sf gi Water Demand Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Water Demand Calculations The water demand for the existing site was estimated based the CC Appeal of PC Approval of Use Permit for Nesai Restaurant (see Attachment 4), along with Irvine Ranch Water District (IRWD) demand coefficients (see Attachment 2) for the existing development, which include the following: • First Floor Restaurant; 2,910 square feet (220 gal/ksf/day) = 640 gallons/day • Second Floor Office; 2,830 square feet (60 gal/ksf/day) = 170 gallons/day • Third Floor Office; 2,316 square feet (60 gal/ksf/day) = 139 gallons/day • Total Existing Water Demand = 949 gallons/day = 1.1 ac-ft per year The water demand for the proposed development is based on IRWD demand coefficient for commercial development. The IRWD value of 220 gallons/ksf/day was used, along with the total area calculation of 2,772 square feet. The water demand calculations are as follows: • 2,772 square feet (220 gal/ksf/day) = 610 gallons/day • Total Proposed Water Demand = 610 gallons/day = 0.7 ac-ft per year. Conclusion The water demand calculations show that the proposed project will require approximately 0.7 ac-ft of water per year. This will be a reduction from the existing water demand of 1.1 ac-ft per year. It is proposed to replace the existing service with a new water service line. The proposed new service location is shown on the Preliminary Utility Plan (Attachment 3). Attachments: 1. Water Atlas Map G7-W 2. IRWD Water Demand Factors 3. Preliminary Utility Plan 4. Pages 249 & 281 from CC Appeal of PC Approval for Nesai Restaurant 0 215 ATTACHMENT 1 Water Atlas Map G7-W Water Demand Memo — 215 Riverside Avenue Newport Beach, CA 210 as 227 ATTACHMENT 2 IRWD Water Demand Factors Water Demand Memo — 215 Riverside Avenue Newport Beach, CA 212 Water Use Factors Table 3-1 Land Use and Water Use Factors odc j(QQ Land t %edewription Residential D"I'm Interior I.Aterior Cal/DUiDavGalAcIDn Foist krea Factor 1111 Res - Rural Density Orange 0.30 300 750 1,050 5 2,800 1121 Res - Estate Density Orange 1.20 300 300 600 8 2,900 1131 Res - Low Density Orange 4.00 300 300 600 15 2.900 1141 Res - Low -Medium Density Orange 10.50 200 100 300 22 3,300 1161 Res -Medium Density Orange 19.50 225 185 410 17 3,100 1122 Res -Estate Density Irvine 0.50 300 600 900 7 2,800 1132 Res - Low Density Irvine 3.00 225 I80 405 16 3,000 1162 Res - MediumDensin Irvine 7.50 200 110 310 20 3,100 1172 Res - Medium -High DensilN Irvine 17.50 165 15 I80 25 3,600 1182 Res - High Density Irvine 32.50 180 20 200 20 3,300 1192 Res- High -Rise Density Irvine 40 180 20 200 20 3,300 1133 Res - Low Density Newport Beach 1.00 250 190 440 17 3,100 1153 Res - Medium -Low Density Newport Beach 2.75 250 200 450 10 2,800 1163 Res - Medium Density Newport Beach 5.00 190 60 250 22 3,300 1183 Res - High Density Newport Beach 12.25 155 20 175 25 3,600 1134 Res - Low Density PC Tustin 4.50 225 185 410 17 3,100 1164 Res - Medium Density PC Tustin 11.80 155 15 170 25 3,600 1184 Res - High Density PC Tustin 17.40 135 15 150 15 3,700 1115 Res - Rural Density County 0.26 300 750 1,050 5 2,800 1135 Res - Suburban Density County 9.25 225 180 405 16 3,000 1175 Res - Urban Density County 29.00 165 15 I80 25 3,600 1126 Res - Estate Density Lake Forest 0.50 300 600 900 7 2,800 1136 Res - Low Density Lake Forest 3.00 225 I80 405 16 3,000 1166 Res- Medium Density Lake Forest 7.50 200 I10 310 20 3,100 1176 Res - Medium -High Density Lake Forest 17.50 165 15 I80 25 3,600 1186 Res - High Density Lake Forest 32.50 180 20 200 20 3,300 LQQ Commercial KSF/Ac Ga1/KSF/Dav Gal/Ac/Dav I210 Comm - General Office 25.00 56 4 60 30 4,000 1221 Comm - Community 9.09 209 Il 220 30 3,500 1222 Comm - Regional 10.53 180.5 9.5 190 20 5,000 1230 Comm - Recreation 8.33 54 6 60 30 4,500 1240 Comm - Institutional 8.88 39.38 5.62 45 50 2,750 1244 Comm - Hospital 8.70 218.50 11.50 230 25 2,850 1260 Comm - School 13.33 14.25 0.75 15 50 2,500 1273 Comm - Military Air Field 7300 Industrial KSF/Ac GaRKSF/DaV Gal/Ac/Dar 1310 industrial- Light 25.00 56 4 60 25 4,000 1320 Industrial - Heavy 25.00 4.500 500 5,000 25 4,000 Open Space & Other Gal/AciDat 1820 Park - Community 90 3,400 1830 Park - Regional 85 2,100 2100 AG - Low -Irrigated 100 1,800 2110 AG - Low -Irrigated (TIC) 100 1,800 2200 AG - High -Irrigated 100 3,100 2,210 AG - High -Irrigated (TIC) 100 3,I00 Note: The database includes the following land use codes that do not use set factors or do not generate water demands: 0 = area not served by IRWD; 1411 = Airports; 1413 = Freeway and Major Roads; 1850 = Park -Wildlife Preserve; I880 = Park -Open Space (Rec); 1900 = Vacant; 4100 = Water Body; 9100-9199 = Mixed Use (uses a combination of factors) Water Resources Master Plan 3-5 7116103 C. UredatalWRMP20021Ch31chapter3wsad716,fm �2� ATTACHMENT 3 Preliminary Utility Plan Water Demand Memo — 215 Riverside Avenue Newport Beach, CA 220 o-• _ Fx"�x+,+Ww (Sw. PEN„—REDFawe ID o- v�. vuweA wnuRL PAp u�cnruoeg �ec,Nens UNDEROETAL SSEE lu I.DER eoxRARE SCOPEOPWORN TOAL DEVELOPMENT STATISTICS °"'"K�wmi :.e —AD IS �w�Uro9®¢ LTE TO Dp�a.IGFAUR.o PIPES, SIDE �m PAR D"ID— 'a �\, _i.n11 �_ �:�- AVON STREET z z rc RE z K a C-1 V ATTACHMENT 4 Pages 249 & 261 from CC Appeal of PC Approval for Nesai Restaurant Water Demand Memo — 215 Riverside Avenue Newport Beach, CA 222 �.� EMlSI1NGPAxPRG '\. MEn WGS. LOI Y]WJiE FOpFnG E: 16,L4! SO VME FE41' M1N➢MIIµ F.4R. � I0..S11 LGTPRGI � 1444I%43� B�SdifAEFEEi &IitDINGaAE4 FIPSFFLOOR(PFSIWPAHp ZBIB�.FI. 22S K,*OEN E.SMN > KITCHEN NL. KITCHEN K'C[n �MTN'C) l N[r KITCHEN KC(SS OOHS / -- f "i J � IEQ � M( S Main Dining 9�4 sq ft a 39 seats -, i Chef's Dining 269 sq ft i6 seats N[r mrrwr SPINS Kn IIAM DOM N Main Patio .R. E.aC� � [ Chef's Patio t ❑ 602 sq ft C 388 sq ft - 30 seats _ — — Q [>�RT -- zz seats —� [LSM M.SN { R V V i 0o❑ - i A# M[ RA1[D CYM191C110 �T �i�R.M 07/13/202.2 Community Development Department - Planning Division 224 19 SEWER CAPACITY MEMORANDUM 215 Riverside Avenue Newport Beach, CA 92663 PREPARED BY: Fuscoe Engineering, Inc. 16795 Von Karman, Suite 100 Irvine, CA 92606 (949) 474-1960 Project Number: 1843-002-01 Project Manager: Joshua Ruiz Date Prepared: June 5, 2019 225 FUSCOE N E E R I N G Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Purpose Irvine San Diego Ontario Los Angeles El Centro San Ramon The purpose of this report is to present the results of the evaluation of the sewer capacity analysis for the 215 Riverside Avenue project. Proiect Site Location The existing site is located in the City of Newport Beach, CA. The site is to the northwest of the intersection of Riverside Avenue and Avon Street. Existing Conditions The site area is 0.4 acre. Based on our review, the existing two-story building currently serves as office space, along with a restaurant. Based on our review of CC Appeal of PC Approval of Use Permit for Nesai Restaurant (see Attachment 1), the following is the usage of the existing site: • First -Floor Restaurant (107 seats) • Second Floor Office Space (2,830 square feet) • Third Floor Office Space (2,316 square feet) Based on our review of the City of Newport Beach GIS sewer atlas map (see Attachment 2), it appears that the existing wastewater is directed to an existing 6" City sewer line in Avon Street. From there, the line drains to the existing 8" sewer line in Riverside Avenue. The line continues southerly, and becomes a 12" diameter line at the southerly end of Riverside Avenue, and then connects to the existing Orange County Sanitation District (OCSD) sewer line in West Coast Highway (WCH). 1 220 Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Proposed Development The proposed development includes demolition of the existing building, and construction of the new retail building. According to the Preliminary Utility Plan (see Attachment 4) the existing sewer lateral in Avon Street will be replaced with a new lateral cleanout. The total proposed commercial building area will be 2,772 square feet. The area calculations for the proposed project are as follows: Main Level: Commercial Area 1 54 sf 2 1215 sf 3 117sf Total, 1,386 sf 2 2" Level: Commercial Area 1 54 sf 2 1215 sf 3 117sf Total, 1,386 sf 227 Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Sewer Generation Calculations (City of Los Angeles Sewer Factors) Since the City of Newport Beach does not have sewer generation factors for retail, commercial, or office uses (only residential), City of Los Angeles Sewer Factors were used. The calculations are based on the building square footage, along with a peaking factor. The following are the sewer calculations for both existing and proposed conditions: • Existing Condition o First Floor Restaurant; 107 seats x 30 gpd = 3,210 gpd o Second Floor Office; 2,830 square feet x 120/1000 gpd = 340 gpd o Third Floor Office; 2,316 square feet x 120/1000 gpd = 278 gpd • Total Average Daily Flow = (3,210+340+278) = 3,828 gpd • Peak Flow (peaking factor = 2.5): 9,570 gpd (0.0148 cfs) • Proposed Condition (commercial/retail): (50 gpd/1000 sf) x 2,772 square feet 0 139 gpd o Peak Flow (peaking factor = 2.5): 348 gpd (0.0006 cfs) A copy of the City of Los Angeles Sewerage Generation Factor Table is included as Attachment 2. Sewer Flow -Depth Calculations The flow -depth calculations of the peak flow were prepared using FlowMaster computer program. The flow -depth calculations shows an existing and proposed percent -full of 1 1.2% and 2.5%, respectively. The calculations demonstrate that the proposed development will not adversely impact the existing sewer system, since the percent -full of the sewer system does not exceed 50%-full. In addition, the proposed sewer loading will be less than the existing condition loading. The calculations are included on the following pages. 3 222 Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Worksheet for Circular Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient Channel Slope Diameter Discharge Results Normal Depth Flow Area Wetted Perimeter Hydraulic Radius Top Width CnBcal Depth Percent Full Critical Slope velocity Velocity Head Speafic Energy Ffoude Number Maximum Discharge Discharge FWI Slope Full Flow Type SuperCrlecal 4 - Existie"e _Development 0 013 0.01000 fvyt 6 in 00148 fpla 0.06 6 0.01 W 0.34 6 0.04 fl 0.32 fl 0.06 It 11.2 % 0.00814 ftM 1.23 Ns 0.02 ft 0.06 R 1.11 0,60 fl'/s 0.56 fP/s 0.00001 full 22 j Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Worksheet for Circular Pipe - Proposed Development Project Description Friction Method ManningFormula Solve For Normal Deph Input Data Roughness Co9fiaerit 0.013 Channel Slope 0.01000 Poft Diameter 6 in Discharge 0.0006 ft-is Results Normal Depth 0.01 ft Flow Area 0.00 ft Wetted Perimeter 0.16 ft Hydraulic Radius 0.01 ft Top W9dlh 0.16 ft Critical Depth cot ft Percent Full 2.5 % Critical Slope 0,01264 fVft Velocity 0.47 Ns Velocity Head coo ft Specific Fsagy 0.02 ft Froude Number 0.91 Maximum Disd)wge OZO ft /s Discharge Full 0.56 ft-is Slope Full 0.00000 ftin Flow Type Subcritical 5 230 Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Conclusion The calculations presented in this memorandum show that the proposed 275 Riverside Avenue project will not adversely impact the existing sewer system. The proposed condition sewer loading will be less than that of the existing condition for the project site. In addition, the depths in the existing sewer lateral of 11.2%-full (existing condition) or 2.5%- full (proposed) do not exceed the City of Newport Beach design criteria of 50%-full. Attachments: 1. Pages 249 & 281 from CC Appeal of PC Approval for Nesai Restaurant 2. GIS Sewer Atlas 3. City of Los Angeles Sewerage Generation Factor Table 4. Preliminary Utility Plan 0 231 ATTACHMENT 1 Pages from CC Appeal of PC Approval of Use Permit for Nesai Restaurant Sewer Capacity Memo — 215 Riverside Avenue Newport Beach, CA �.� EMlSI1NGPAxPRG '\. MEn WGS. LOI Y]WJiE FOpFnG E: 16,L4! SO VME FE41' M1N➢MIIµ F.4R. � I0..S11 LGTPRGI � 1444I%43� B�SdifAEFEEi &IitDINGaAE4 FIPSFFLOOR(PFSIWPAHp ZBIB�.FI. 233 K,*OEN E.SMN > KITCHEN NL. KITCHEN K'C[n �MTN'C) l N[r KITCHEN KC(SS OOHS / -- f "i J � IEQ � M( S Main Dining 9�4 sq ft a 39 seats -, i Chef's Dining 269 sq ft i6 seats N[r mrrwr SPINS Kn IIAM DOM N Main Patio .R. E.aC� � [ Chef's Patio t ❑ 602 sq ft C 388 sq ft - 30 seats _ — — Q [>�RT -- zz seats —� [LSM M.SN { R V V i 0o❑ - i A# M[ RA1[D CYM191C110 �T �i�R.M 07/13/202.2 Community Development Department - Planning Division 2S 4 19 ATTACHMENT 2 GIS Sewer Atlas Sewer Capacity Memo — 215 Riverside Avenue Newport Beach, CA J n rr H ry ry .Qa' R' n MXpeS_el) mwos_w? wrvw MB p'°mms ar -,... t'. Llff DRT .GS a-vlF� raps_ s 1pr. �PER�O4. a �• ' T M —QY •bq, '+� UCLIFFOPoVE CCMCQp MUNISY IER i YIYoa_ ou 6 3 \ ^ s11aVa_ [lift Palk '. M YIOM_OA N m L ry f b PVON Si .YIa0p_ MOm_am mr � 215 Rvers 0e Avenue k M �OS_001 P IN 71S wP pd /— I R 15'r9it� 2 /. 4 'iips_ bp'31 '.NIOW ml Rpm+� / �� r 1 ,41 nI)p (r / / / Y("_ ram rr33. ♦ /v 'O ti S � ab{ )fir• 4� 3p�Ma � / h y 6 _ a / S a IMBOa_IN tlXBW w R\ 6 , a �Or,. N'Y 1j41 1M1R1 mf 7p MXP01 W3 P�&r, John Yp T,O i- Yn WaVne Park r r d e t 5 NBG S 0 O 100 200 EvocIB Everyreasonable affert owhas been ma de massure the accorade of Ne data provided, M1owe tt The City of New otl Bea and de employees end agents d scla m any and ell reepone h'I ly hpm Or Om ��,.e.•' . cX Feet relpupemppy.ppwra oM1�pea'p 1p pop �— rye. / verzms � 2 o ATTACHMENT 3 City of Los Angeles Sewerage Generation Factors Sewer Capacity Memo — 215 Riverside Avenue Newport Beach, CA 237 SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 r (1 FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD IFSS (m /1) (m /1) I Acupuncture Office/Clinic 120/1,000 Gr SF 265 275 2 Arcade - Video Games 50/1,000 Gr SF 265 175 3 Auditorium a) 3/Seat 265 275 4 Auto Parkin a 20/1,000 Gr SF 265 275 5 Auto Mfg., Service Maintenance b) Actual 1,260 t, 165 6 Bake 280/1,000 Gr SF 3,020 2,540 7 Bank: Headquarters 120/1,000 Gr SF 265 275 8 Bank: Branch 5011,000 Or SF 265 275 9 Ballroom 35011,000 Gr SF 265 275 10 Banquet Room 350/1,000 Gr SF 265 275 11 Bar: Cocktail, Fixed Set a) c 15/Seat 265 275 12 Bar: Juice, No Baking Facilities d 720/1,000 Gr SF 265 275 13 But: Juice, with Baking Facilities d 720/1,000 Gr SF 265 275 14Bar: Cocktail, Public Table Area c) 720/1,000 Gr SF 265 275 15 Barber Shop 120/1,000 Gr SF 265 275 16 Barber Shop s t5/Stall 265 275 17 Beauty Parlor 25/1,000 Gr SF 265 275 18 Beauty Parlor (s) 50/Stall 265 275 19 Bldg. Const/Field Office e t20/Office 265 275 20 Bowling Alley: Alley, Lanes & Lobby Area 5011,000 Gr SF 265 275 21 Bowling Facility: Arcade/Bar/Restaurant/Dancing Total Average Averra e 22 Cafeteria: Fixed Seat 30/Seat 1,000 600 23 Car Wash: Automatic bActual 265 285 24 Car Wash: Coin Operated Bays (b) Actual 265 285 25 Car Wash: Hand Wash b Actual 265 285 26 Car Wash: Counter & Sales Area 5011,000 Gr SF 265 275 27 -'hapet: Fixed Seat 3/Seat 265 275 28 Chiropractic Office t20/1,000 Gr SF 265 275 29 Church: Fixed Seat 3/Seat 265 275 30 Church School: Day Care/Elem 9/Occupant 265 275 31 Church School: One Day Use s 9/Occupant 265 275 32 Cocktail Lounge: Fixed Seat (f) 15/Seat 265 275 33 Coffee House: No Food Preparation d) 720/1,000 Gr SF 265 275 34 Coffee House: Pastry Baking Only d 720/1,000 Gr SF 265 275 35 Coffee House: Serves Prepared Food d 5/Seat 1,000 600 36 Cold Storage: No Sales ) 3011,000 Gr SF 265 275 37 Cold Storage: Retail Sales 5011,000 Gr SF 265 275 38 Comfort Station: Public 80/Fixture 265 275 39 Commercial Use a 5011,000 Gr SF 265 275 40 Community Center 3/Occupant 265 275 41 Conference Room of Office Bldg. 120/1,000 Gr SF 265 275 42 Counseling Center h) 120/1,000 Gr SF 265 275 43 Credit Union t20/1,000 Gr SF 265 275 44 Dairy Average Flow 1,510 325 45 -)airy: Bam Average Flow 1,510 325 46 Dai : Retail Area 5011,000 Gr SF 265 275 47 ancin Area of Bars or Nightclub) c) 350/1,000 Gr SF 265 275 48 Dance Studio i) 50/1,000 Gr SF 265 275 49 Dental Office/Clinic 250/],000 Gr SF 265 275 Page 1 SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 r (,- FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD (m /1) SS 50 Doughnut Shop 280/1,000 Gr SF 1,000 600 51 Drug Rehabilitation Center (h) 120/1,000 Or SF 265 275 52 Equipment Booth 30/1,000 Gr SF 265 275 53 Film Processing Retail 5011,000 Or SF 265 275 54 Film Processing (Industrial) Actual 265 275 55 Food Processing Plant bActual 2,210 1,450 56 Gas Station: Self Service 100/W.C. 265 275 57 Gas Station: Four Bays Max 30/Station 1,950 1,175 58 Golf Course Facility: Lobb /Office/Restauram/Bar Total 700 450 59 Gymnasium: Basketball, Volleyball k) 00/1,000 Or SF 265 275 60 Hanger (Aircraft) 50/1,000 Gr SF 265 275 61 Health Club/Spa k 650/1,000 Gr SF 265 275 62 Homeless Shelter 70Bed 265 275 63 Hospital 70/Bed 820 1,230 64 Hospital: Convalescent a 70/Bed 265 275 65 Hospital: Animal 300/1 000 Gr SF 820 1,230 66 Hospital: Psychiatric 70/Bed 265 275 67 Hospital: Surgical a 360/Bed 265 275 68Hotel: Use Guest Rooms Only a t20/Room 265 275 69 Jail 85/Inmate 265 275 70 Kennel: Dog Kennel/Open t00/1,000 Gr SF 265 275 71 Laboratory: Commercial 250/1,000 Or SF 265 275 72 Laboratory: Industrial Actual 265 275 73 Laundromat 185/Machine 550 370 74 Library: Public Area 5011,000 Gr SF 265 275 75 Library: Stacks, Storage 3011,000 Gr SF 265 275 76 Lobby of Retail Area t) 50/1,000 Gr SF 265 275 77 Lodge Hall 3/Seat 265 275 78 Lounge (1) 5011,000 Gr SF 265 275 79 Machine Shop No Industrial Waste Permit Required) b 50/1,000 Gr SF 265 275 80 Machine Shop IndustrialActual 265 275 81 Mfg or Industrial Facility o IW Permit Required) (b) 5011,000 Gr SF 265 275 82 Mfg or Industrial Facility Industrial Actual 265 275 83 Massage Parlor 250/1,000 Or SF 265 275 84 Medical Building a 225/1,000 Or SF 265 275 85 Medical: Lab in Hospital 250/1,000 Gr SF 340 275 86 Medical Office/Clinic 250Y1,000 Gr SF 265 275 87 Mini -Mall No Food) 5011,000 Or SF 265 275 88 Mortuary: Chapel 3/Seat 265 275 89 Mortuary: Embalming 300/1,000 Or SF 800 800 90 Mortuary: Living Area 5011,000 Gr SF 265 275 91 Motel: Use Guest Room Only a 120/Room 265 275 92Museum: All Area 30/1,000 Gr SF 265 275 93 Museum: Office Over 15% 120/1,000 Or SF 265 275 94 Museum: Sales Area 5011,000 Gr SF 265 275 95 Office Building a 120/1,000 Or SF 2651 275 96 lOffice Bldg w/Cooling Tower 170/1,000 Or SF 265 275 97 IPlating Plant o IW Permit Required) b 50/1,000 Gr SF 265 275 98 [PlatingPlant Industrial b dual 265 275 Page 2 239 SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 r (,- FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD (m /1) SS 99 Pool Hall (No Alcohol) 5011,000 Gr SF 265 275 100 Post Office: Full Service (m) 120/1,000 Gr SF 265 275 101 Post Office: Private Mail Box Rental 50/1,000 Gr SF 265 275 102 Prisons 175/Inmate 265 275 103 Residential Dorm: College or Residential n 70/Student 265 275 104 Residential: Boarding House 70Bed 265 275 105 Residential: Apt - Bachelor a 75/DU 265 275 106 Residential: Apt - I BDR (a) (o) 110/DU 265 275 107 Residential: Apt - 2 BDR a o 150/DU 265 275 108Residential: Apt - 3 BDR a o 190/DU 265 275 109 Residential: Apt ->3 BDR o 40BDR 265 275 110 Residential: Condo - 1 BDR o 110/DU 265 275 IIIResidential: Condo - 2 BDR o 150/DU 265 275 112 Residential: Condo - 3 BDR (o) 190/DU 265 275 113 Residential: Condo ->3 BDR o 40/BDR 265 275 114 Residential: Du lex/Towhhouse - 1 BR o 110/DU 265 275 115 Residential: Du lex/Towhhouse - 2 BR (0) 1501DU 265 275 116 Residential: Du lex/Towhhouse - 3 BR o 190/DU 265 275 117Residential: Du lex/Towhhouse ->3 BR o 0/BDR 265 275 118 Residential: SFD - 1 BR (o) 140/DU 265 275 119 Residential: SFD - 2 BR o 185/DU 265 275 120Residential: SFD - 3 BR o 2301DU 265 275 121 Residential: SFD ->3 BR o) 45/BDR 265 275 122 Residential Room Addition: Bedroom o 45BDR 265 275 123 Residential Room Conversion: Into a Bedroom o) 5/BDR 265 275 124 Residential: Mobile Home Same as Apt 265 275 125 Residential: Artist 2/3 Area 75/DU 265 275 126 Residential: Artist Residence 75/DU 265 275 127 Residential: Guest Home w/ Kitchen Same as Apt 265 275 128 Residential: Guest Home w/o Kitchen 45BDR 265 275 129 Rest Home 70/Bed 555 490 130 Restaurant: Drive -In 50/Stall 1000 600 131 Restaurant: Drive -In Seating Area 25/Seat 1000 600 132 Restaurant: Fast Food Indoor Seat 25/Seat 1000 600 133 Restaurant: Fast Food Outdoor Seat 25/Seat 1000 600 134 Restaurant: Full Service Indoor Seat a 30/Seat 1000 600 135 Restaurant: Full Service Outdoor Seat 30/Seat 1000 600 136 Restaurant: Take Out 300/1,000 Gr SF 1000 600 137 Retail Area(greater than 100,000 SF 5011,000 Gr SF 265 275 138 Retail Area less than 100,000 SF 25/1,000 Or SF 265 275 139 Rifle Range: Shooting Stalls/Lanes, Lobby 5011,000 Gr SF 265 275 140 Rifle Range Facility: Bar/Restauram Total Average Avera e 141 School: Arts/Dancing/Music i 11/Student 265 275 142 School: Elementary/Jr. High (a) ) 9/Student 265 275 143 School: High School a I 1/Student 265 275 144 School: Kinder arten s 9/Student 265 275 145 School: Martial Arts i 9/Student 265 275 146 School: Nmse -Da Care 9/Child 265 275 147 School: Special Class 9/Student 1 26511 27511 Page 3 240 SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 r (1 FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD (m /1) SS 148 School: Trade or Vocational I1/Student 265 275 149 School: Training ) I 1/Student 265 275 150 School: University/College a 16/Student 265 275 151 School: Dormitory a n 70/Student 265 275 152 School: Stadium, Pavilion 3/Seat 265 275 153 Spa/Jacuzzi Commercial with backwash filters Total 265 275 154 Storage: Building/Warehouse 30/1,000 Gr SF 265 275 155 Storage: Self -Storage Bldg 3011,000 Gr SF 265 275 156 Store: Ice Cream/Yogurt 25/1,000 Gr SF 1000 600 157 Store: Retail 1 5011,000 Or SF 265 275 158 Studio: Film/TV - Audience Viewing Room ( 3/Seat 265 275 159 Studio: Film/TV - Regular Use Indoor Filming Area 5011,000 Gr SF 265 275 160 Studio: Film/TV - Ind. Use Film Process/Machine Shop ) 5011,000 Gr SF 265 275 161 Studio: Film/TV - Ind. Use Film Process/Machine Shop Total 265 275 162 Studio: Recording 5011,000 Gr SF 265 275 163 Swimming Pool Commercial with backwash filters Total 265 275 164 Tannin Salon: Independent, No Shower r 50/1,000 Or SF 265 275 165 Tannin Salon: Within a Health Spa/Club 640/1,000 Gr SF 265 275 166 Theater: Drive -In 6/Vehicle 265 275 167 Theater: Live/Music/Opera 3/Seat 265 275 168 Theater: Cinema 3/Seat 265 275 169 Tract: Commercial/Residential 1/Acre 265 275 170 Trailer: Const/Field Office e) 120/Office 265 275 171 etermaryClinic/Office 250/1,000 Gr SF 265 275 172 Warehouse 30/1,000 Gr SF 265 275 173 Warehouse w/ Office Total 265 275 174 Waste Dump: Recreational 400/Station 2650 2750 175 Wine Tasting Room: Kitchen 200/1,000 Gr SF 265 275 176 Wine Tasting Room: All Area 5011,000 Gr SF 265 275 Page 4 MIM FOOTNOTES TO SGFs TABLE (a) SFC rates for these facilities have historically been published in SFC ordinances. (b) Bureau of Sanitation will determine the flow based on the information given by applicants for facilities with industrial discharge. The flow will be redetermined by Sanitation inspectors annually based on water bills. If the actual flow exceeds the previous year's determined flow, the applicants will be charged for the difference. If this type of facility is exempt from an industrial discharge permit, only the domestic SFC will be assessed. (c) The SFC for a bar shall be the sum of SFC's for all areas based on the SGF for each area (ex. fixed seat area, public table area, dancing area). (d) The determination of SGF for juice bars and coffee houses previously depended on the extent of the actual food preparation in house, not by the types of food provided. Food is assumed to be prepared offsite and as such, the three prior subcategories have been consolidated. 1) SGF for no pastry baking and no food preparation is 720 gpd/1000 gr.sq.ft. 2) SGF for pastry baking only and no food preparation is 720 gpd/1000 gr.sq.ft. 3) SGF for complete food preparation is 25 gpd/seat, the same as a fast food restaurant. Juice bars and coffee houses do not serve any alcoholic drinks. (e) Building construction includes trailers, field offices, etc. (f) Cocktail lounge usually does not serve prepared food. (g) Cold storage facilities are categorized as follow: 1) No Sales - the cold storage facility is used only for temporary storage, no selling is involved. For example, cold storage facilities at the harbor temporarily store seafood until it is distributed. 2) Cold storage w/ retail sales - the primary function of this facility is to support the wholesale/retail operation of a store, such as supermarket freezers, refrigerators, etc. (h) Counseling centers include marriage counseling centers, alcohol/drug rehabilitation /dependency centers, nutrition centers, diet centers, etc. F►g (i) Part -rime basis schools or dance studios should be charged as retail area - 50 gpd /1000 gr.sq.ft. Full-time basis schools should be charged by the number of students. 0) Domestic waste is estimated at 50 gpd/1,000 square feet in addition to total process flow. (k) Bureau of Sanitation will determine if an industrial permit is needed for health spas. The first year flow is based on 650 gpd/1000 gr.sq.ft., and the Sanitation inspectors will redetermine the flow annually based on water bill from the previous year. The applicants are responsible for paying the difference of SFC. Health club/spa includes lobby area, workout floors, aerobic rooms, swimming pools, Jacuzzi, sauna, locker rooms, showers, and restrooms. If a health club/spa has a gymnasium type of facility, this portion should be charged separately at the gymnasium SFC rate. Gymnasiums include basketball court, volleyball court, and any other large open space with low occupancy density. (1) Lobby of retail includes lounges, holding rooms, or waiting area, etc. (m) Full service post offices include U.S. Postal Service, UPS, Federal Express, DHL, and etc. (n) The SGF for a college dormitory based on student capacity also includes the SGF for the dormitory cafeterias. (o) A bedroom is defined as an enclosed subdivision with 50 sq.ft. or more floor area in a residential building commonly used for sleeping purpose, and is partitioned off to form a habitable room. (p) The SGF for schools based on the student capacity, covers the following facilities: 1) classrooms and lecture halls 2) professors' offices 3) administration offices 4) laboratories for classes or research 5) libraries 6) bookstores 7) student/professorlounges 8) school cafeterias 9) warehouses and storage areas 10) auditoriums 11) gymnasiums 12) restrooms 2 24 S It does not include water used by schools for swimming pools. When a school files an application for addition of any of the foregoing facilities, the student population will be reassessed and the total gpd for the new facility will be based on the number of students increased since the last SFC was paid or when the City implemented the SFC for the first time. The SFC for any school facility (ex. stadium, dormitory, etc.) not listed above, will be based on the designated SGF for that category. (q) The SFC for a TV or motion picture studio shall be the sum of SFC's for different facilities in the studio, based on the SGF for each facility. A studio may include one or more of the following facilities: audience viewing room, filming room, film processing, storage area, etc. (r) No independent tanning salons with shower were encountered during 1996 survey. (s) Alternative basis of charge for City's consideration. The prior square footage basis is also presented should the City decide to continue charging on that basis. 3 ATTACHMENT 4 Preliminary Utility Plan Sewer Capacity Memo — 215 Riverside Avenue Newport Beach, CA 24.E o-• _ Fxyy"'Ew o-ANAPPR P w. PN„a.WR„awe ,a.m mow.ERPmwx.,PAN— o-- REPERE RxENNERS .xAPIDS NENEDIN o-I AN�.x. �as®DD �E EI NA v�. vuweA wnuRL PAp u�cnruoeg �ec,Nens UNDEROETAL SSEE lu I.DER eoxRARE SCOPEOPWORN TOAL DEVELOPMENT STATISTICS °"'"K�wmi :.e —AD IS �w�Uro9®¢ LTE TO Dp�a.IGFAUR.o PIPES, SIDE PAR D"ID— 'a �\, _i.n11 �_ �:�- AVON STREET z z rc RE z K a C-1 P Planning Commission - August 22, 2019 Item No. 3a Additional Materials Received The Garden Office and Parking Structure (PA2019-023) From: Nova, Makana To: Lee, Amanda Cc: Ramirez, Grew Subject: FW: Project Fine No. PA2019-023 215 Riverside Ave Date: Monday, August 19, 2019 8:56:56 AM Attachments: imaoe001.ono Hi Amanda, Please refer to the following public comments received for Item No. 3 on this week's Planning Commission agenda. MAKANA NOVA, AICP Community Development Department Associate Planner mnovarpbne wportbeachca. aoov 949-644-3249 From: dgriffith@law1975.com [mailto:dgriffith@1aw1975.com1 Sent: August 16, 2019 11:42 AM To: Nova, Makana <M Nova@ newportbeachca.gov> Subject: FW: Project Fine No. PA2019-023 215 Riverside Ave Dear Ms. Nova, As we will be unable to attend next week's public hearing, I am submitting this email to you on my behalf and that of my wife, Diane, as our being the owners and nearby residents of 223 Ocean View Ave., Newport Beach, CA, and ask that it be accepted for consideration by the Planning Commission. Having previously met with the project architect and reviewed renderings of the proposed redevelopment we fully support this project. It is our hope that the vision, capital and entrepreneurial zeal that has led to the redevelopment of the adjoining "Garden" property, and which is evident in the pending project, will spark a broader redevelopment of the remainder of the Mariner's Mile locale. The project proposed for 215 Riverside will greatly enhance this area and should be approved. The only concern, a very practical one, which we would wish to note that applies to all nearby redevelopment is assuring that reasonable steps will be taken by code enforcement to assure that limits on the hours of construction are strictly adhered to. Similarly, and ignorant of what may be existing code and regulatory limitations, the hours for commercial trash pick-up must be limited so that the rumbling of the trucks and the loud booming from the dumping of the metallic trash containers does not begin before 7:00 am. Currently the same routinely occurs as early as 6:00 am and during the redevelopment of the Garden property, construction debris was routinely and loudly hauled away as early as 6:00 am. Finally, while not related to the instant project, but which is an unavoidable consequence of the commercial success of the Mariner's Mile corridor. the streets of Ocean View Avenue and Tustin Avenue (between Cliff and Avon Street) are currently choked with parked vehicles, primarily owned by employees of the nearby businesses and to a lesser extent by patrons of charter services not Planning Commission - August 22, 2019 Item No. 3a Additional Materials Received The Garden Office and Parking Structure (PA2019-023) wishing to make use of the nearby municipal pay lot. I am certain that no member of the Commission or Council who resided upon either of those streets would long tolerate this abuse of what is intended and should be only a residential parking area. While it is posted for 2 hour parking during the day, most every evening as the restaurant workers arrive, these two streets become an employee parking lot, with the associated noise when all of those employees return late in the evening after work. Further, it makes it nearly impossible for homeowners to have parking space for guests, particularly on weekends. Other communities have solved this problem by having embraced and consistently enforced regulatory schemes limiting such areas for the parking of residents and their guests. Please note that the current enforcement is less than consistent, all but non-existent on weekends, and typically results in ticketing only of the cars of the occasional tradesman called to make repairs during weekday daylight hours within the homes situated upon these two streets. Again, we fully support the pending project and look forward to a broader and ongoing enhancement of the Mariner's Mile area, but note that the same will only result in more employees looking for nearby parking. Another parking issue we would wish for you to be aware of arises from the current use of the parking lot situated behind the 2700 W. Coast Highway property by chartered commercial buses, which sit idling for hours waiting for the return of patrons enjoying the boat charter services situated across the Coast Highway typically for sunset cruises. Depending upon the event, the exhaust and noise from these busses continues late into the evening, particularly on weekends. As such, wholly independent of the processing of the 215 Riverside Ave. project (which we note will provide its own parking facilities), we urge the Commission to address and resolve the foregoing parking problems in a sensible manner that will preserve and promote the value and enjoyment of the adjoining residences. We thank you for considering these comments and again urge you to approve the project as conceived for the development of 215 Riverside. Very truly yours, Dwight and Diane Griffith Law Offices of Dwight J. Grittitl 180 Newport Center Drive, Ste. 220 Newport Beach, CA 92660 949-662-6556 deriffith(@Iawl975.com Any tax advice contained in the body of this e-mail (and any attachments thereto) was not intended or written to be used, and cannot be used, by the recipient for the purpose of avoiding penalties that may be imposed under the Internal Revenue Code or applicable state or local tax law provisions. Privileged And Confidential Communication.This electronic transmission, and any documents attached hereto, (a) are protected by the Electronic Communications Privacy Act (18 USC SS 2510-2521), (b) may contain confidential and/or Legally privileged information, and (c) are for the sole use of the intended recipient named above. If you have received this electronic message in error, please notify the sender and delete the electronic message. Any disclosure, copying, distribution, or use of the contents of the information received in error is strictly prohibited. Planning Commission - August 22, 2019 Item No. 3b Additional Materials Received The Garden Office and Parking Structure (PA2019-023) From: led Robinson To: Planning Commissioners Cc: Juriis. Seimone; Nova. Makana; Campbell. Jim Subject: August 22, 2019 Agenda Item no. 3 Date: Wednesday, August 21, 2019 11:28:19 AM Newport Heights Improvement Association P.O. Box 2823 Newport Beach, CA 92659 new on rtheightsassoc(c)gmail.com City of Newport Beach Newport Beach Planning Commission 100 Civic Center Drive Newport Beach, CA 92660 nlannini2commissionersO.newnortbeachc August 21, 2019 Re: The Garden Office and Parking Structure (PA2019-023) @ 215 Riverside Avenue Dear Newport Beach Planning Commission, The Newport Heights Improvement Association [NHIA] just learned about agenda item no. 3 for this Thursday's Planning Commission meeting regarding the proposed development located at 215 Riverside Avenue, which is located within the area NHIA represents. NHIA was never given notice of this proposed development despite many attempts with the City of Newport Beach to change and update the association's contact information. Further, it is the understanding of NHIA that multiple homeowners within 300 feet of the proposed development did not receive notice of the hearing, despite assertions in the Planning Commission Staff Report to the contrary. NHIA therefore requests that the Planning Commission continue this matter until the next regularly scheduled Planning Commission meeting on Thursday, September 5, 2019, so that NHIA, owners, and residential occupants have time to review the applicant's request for this coastal development permit, conditional use permit, and modification permit. We appreciate your consideration in this matter. Sincerely, Jed Robinson President Newport Heights Improvement Association newportheightsassoc&gmai 1. com Planning Commission -August 22, 2019 Item No. 3c Additional Matenals Received The Garden Office and Parking Structure (PA2019-023) :liff Haven Community Association 4.10 PO Box 1332 Newport Beach, CA 92659 August 22, 2019 Dear Planning Commissioners, On behalf of the Cliff Haven Community Association, I am addressing the following concerns with regards to the proposed Garden office and parking structure project to be located at 215 Riverside Drive in the City of Newport Beach. We are concerned about the impact of increased traffic on Cliff drive, and its impact on the residents in Cliff Haven. At this time, we are requesting a continuance to review both the office and parking structure and the proposed roof -top restaurant and their cumulative impacts. The parking structure is a catalyst to the restaurant. This is defined by CEQA as "piecemealing" or "segmenting" a project. The project must be reviewed together as both proposed activities are an integral part of the same project. In order to maintain public integrity, we are asking for a continuance to allow the community and those concerned residents to view the project in its entirety. Only showing a portion of the project is referred to as "chopping -up" a project and could be perceived as turning a "blind -eye" to a reasonable foreseeable impact of a "whole" action. The conditions of approval for the office and parking structure appear to be vague and we do not support the project moving forward without more transparency with regard to the proposed restaurant, valet parking, hours of operation, employee parking, lighting and the impacts to the surrounding community. In addition, there was an issue with the City's notification process, as they did not follow the appropriate protocol for noticing the Newport Heights Improvement Association and they did not take into consideration the blank radius of both parks along Cliff Drive. The resident at 2919 Cliff Drive has had their attorney send a letter to the City that they were not noticed. The new owner of 2907 Cliff Drive was not noted and according to realtor John Cain, Principal Broker of Pacific Sotheby's International Realty, this project was not disclosed in escrow to the new buyer. The escrow closed on July 29, 2019. The owners have not moved into the property. In closing, we are asking for a continuance and for the opportunity to review all components of the project (the office Building, parking structure and the roof -top restaurant) as a whole. Sincerely, Luke Dru — President Cliff Haven Community Association " Protecting Our Community & Quality of Life Since 1954 " Planning Commission - August 22, 2019 Item No. 3d Additional Materials Received The Garden Office and Parking Structure (PA2019-023) Good day Mr. Chairman and members of the Planning Commission My name is Charles Klobe. I am a resident of Newport Heights and a board member of the Newport Heights Improvement Association. Today I am speaking for the board. Others here tonight will ask you to delay this project for more review. I am asking you to deny it in its entirety. Here's why. Drawing your attention to the top of handwritten page 7, electronic 5 of the staff report which says: "The project is intended to support off -site parking for future restaurants within The Garden shopping center located south of the project site across Avon Street. A separate conditional use permit (CUP) is requested as part of a proposed restaurant at 2902 West Coast Highway for off -site parking and to establish a parking management plan for the shopping center including valet parking for the proposed structure". This will be the basis for a CECA challenge as this is a clear violation. If there is a nexus or even a probable connection between this proposal and one in the future that is contemplated, then Staff needs to review BOTH in totality. This means impacts that the City says are "non-existent" under the current proposal may very well surface under the future CUP. It is my opinion that it is a very weak conclusion that no impacts occur under either traffic, noise or light. I can't imagine why the City would not be concerned with additional traffic crossing over the existing sidewalk at Riverside. How many times do kids, adults, electric bikes and skateboards scream down that sidewalk or bike lane, and the retaining wall serves a total blindside. The cars exiting onto Riverside late at night when this garage serves a restaurant across the street must be addressed. You are going to add more cars to a parcel that only requires 12 spaces, yet also add 35 more spaces to an area that is already at risk? Under Traffic: No traffic study is required. Yes, the traffic count may not be supported with the 2,800 square foot building but what happens when this parking is used for "off - site" parking from other uses such as the stated future restaurant? An analysis should at least contemplate in/out movements given other uses from the retail and restaurants that clearly generate more ingress/egress that just 2,800 square feet during working hours Monday through Friday. And also, noise and light. Again, these impacts have not been considered by piecemealing this proposal. Anyone who has been here awhile remembers how this owner treated existing tenants when he bought the property. Successful local businesses were forced out. There are tenants in the subject building with existing leases that the owner is not addressing. Planning Commission - August 22, 2019 Item No. 3d Additional Materials Received The Garden Office and Parking Structure (PA2019-023) The owner clearly knows that he CANNOT put in a restaurant across the street unless he can provide more parking. So, he is piecemealing this proposal and he could care less about the 2,800 square feet of office as it's the parking that is needed! Also, the proposed tenant for the office space is another of the same owners' businesses. On another note the adjacent riparian areas and stream of water are absolutely jurisdictional and the development of this site should be required to file a formal notification with the California Department of Fish and Wildlife to ensure that CDFW also concurs that there are no impacts from the proposed development. The site does not drain into this area however it is directly adjacent to the development and the CDFWS could at minimum require specific on -site protection to protect their stream. Please deny this project and require it to be submitted correctly with the entire intended project. Thank you for your service. Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) _F a.wLrlrwl - Lr 0 Planning Commission Public Hearing August 22, 2019 Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) '4'llA-Lrwwir ❑ Coastal Development Permit • For demolition and project development in the Coastal Zone ❑ Conditional Use Permit • Parking structure adjacent to residential zone ❑ Modification Permit • Tandem parking to serve office tenants Community Development Department - Planning Division 2 Lrwwff yl trII VWX / 7 1 IL- IN Planning Commission - August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) - wrrrM #Dr)Ay n`sownaena l_ '4k Community Development Department- Planning Division 919rIY9NY111 P+II \ I \ P\ I a IIr� � wuwraeu. f� �gonauwe I \T�.+ a I I 4 Planning Commission -August 22, 2019 LQr{ ff 1, Zone CG (Commercial /Square General) 0.5 FAR Footage Height 32 feet (flat) 37 feet (pitched) Parking 1 space per 250 sq. ft. (retail/office) • 1 space per 4040 sq. ft. Net Public Area (res Vacant Restaurant (2,910 sq. ft.) Office (5,146 sq. ft.) Surface parking lot 8,056 sq. ft. (0.49 FAR) 28 feet flat 18spaces Office (2,830 sq. ft.) Parking Structure 2,830 sq. ft. (0.17 FAR) 32 feet (flat) 47 spaces (12 spaces required for office use) Community Development Department - Planning Division 5 4d"`" First Floor Plan 5econo moor Plan Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) 6E , Community Development Department - Planning Division 8 Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Community Development Department - Planning Division vur.ew nuwwwwra Planning Commission - August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) urwa�xyu� - III warxearwt�� --_ AyCA 5?(t-1�177 _-- Community Development Department- Planning Division 919rIY9NY111 P+II \ I S P I a IIr� amm�.e fj II ZU Planning Commission - August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) New bom Vlew from ReAdonce ' Pool T000ce /' V"7�\ E*Irg UpNI Re$de e Propowd View Co"Idor of PorWg Emh'g New Coeloor of Porking Molwe Height of Proposed Trees Proposed Lomecope Screening histlg es/dlrg Eming Pvlmg Te Qces Community Development Department- Planning Division 11 vrsuai - Simulations (Cliff Drive Park) y� v 4 . •.w�.. Ctn tip.. i ham, w -- ��/9S��K�•i} tom/ Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) ■ a o i "°T�.� a"TAw�L IL 4 Community Development Department - Planning Division 13 -Fo! 4r . +4■ a .,.tea• Visual Simulations (Avon Street) F u No so 1IL11_II_r111 II 'I • iiu Simulations roposed _ofice -� e ardenPunbildig shopping center �=-�.•�� � �- � � ��'9r ran.r w IL .■ 4 \"� � A• [ � f � 1 Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Class 32 Exemption- (Infill Development Projects) Supporting Studies: Traffic trip analysis • Noise Study • Water Quality Management Plan (WQMP) • Water/sewer generation study Community Development Department - Planning Division 16 Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) rrrr 1. Adjacent private development projects. 2. The office and parking structure could operate independently of each the other application and can be implemented separately. 3. The parking structure is intended to serve The Garden shopping center as a whole. Community Development Department - Planning Division 3.7 Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) ■ Existing uses 294 ADT ■ Proposed office use 46 ADT Land Use Rate Type Size Unit AM Peak Hour PM Peak Hour Dail In Out Total In Out Total Total General Office Building ITE 710 5.146 TSF 5 1 6 1 5 fi 50 Ouali Restaurant ITE 931 2.910 TSF 2 0 2 15 8 23 244 7 5 EProposed Uses Land Use Rate Type S za Uri, AM Peak Hour I PM Peak Hour Daily In Out Total In Out Total Total Small Office Building [ I F 712 Total 2 83 2.83 SF TSF 4 1 5 2 5 7 46 4 Community Development Department - Planning Division 18 Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) 1. Notices were mailed to property owners and residential occupants within a Soo -foot radius of the property. 2. The site was posted with the public notice. 3. Notices were published in the newspaper at least Zo days prior to the public hearing. ■ A courtesy notice was sent to the HOA contact on file when the application was submitted. ■ Electronic copy of the notice was emailed to the current association contact when staff discovered the mailed courtesy notice contact was out of date. Community Development Department - Planning Division 19 Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) L EY I ■ Project provides parking supply to serve uses in the surrounding area ■ Office land use, and bulk/scale of parking structure is compatible with the area and surrounding development in Mariners' Mile Community Development Department - Planning Division 20 Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) *rrr L=II.'�j� -y 1 1. Conduct a public hearing ■ Consider public comments received and requests for continuance 2. Continue the item to allow staff to further analyze the CEQA determination and LCP standards in light of public comments received. Community Development Department - Planning Division 21 Planning Commission -August 22, 2019 Item No. 3e Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) .. aNING 7RF t: RD rE WPOR POLICE 0 11 Questii u! S? m. C A 41z_. - ^Ozx Community Development Department- Planning Division 22 Planning Commission - August 22, 2019 Item No. Y Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) • Use of similar enhanced architectural finishes and articulation • Integration of landscape into the overall design • "Five" sided approach to design and finishes • Pedestrian oriented design for both the building and the parking • Preserves existing on street parking and contributes to an overall parking strategy • Consistent with the principles outlined in the Mariner's Mile Strategic Vision and Design Framework Planning Commission -August 22, 2019 Item No. 3f Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Metal Awning Brick Detail 215 Riverside Material Palette r Planning Commission - August 22, 2019 Item No. Y Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) View from Riverside View from Avon View from edge of Park Planning Commission - August 22, 2019 Item No. 3f Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Existing Site Planning Commission August 22,mo10 Item No. 3fAdditional Materials Presented /«Meeting The Garden Office and Parking Structure (PA2019-023) \ ` ` \ \ \ , � Proposed Site Plan — Planning Commission - August 22, 2019 Item No. 3f Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Superimposed Existing and Proposed Site Plans Planning Commission - August 22, 2019 Item No. 3f Additional Materials Presented At Meeting I The Garden Office and Parking Structure (PA2019-023) I Improved Site -line Diagram v' Planning Commission - August 22, 2019 Item No. 3f Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) �o PvocY a44r�� TO A WWPaYYq Wtl _ y835Sr A �Pybp WY % Y;O.P , _ O.P = XcuG O wd l y I,ppv PaLLpl[rvY _ 0. WM A WwPWp WY l Y8 tiffi Building Cross Sections through Parking lfem Mn Lower Level Plan Planning Commission - August 22, 2019 ' f Amitional Materials Presented At Meeting and Parking Structure (PA2019-023) Planning Commission - August 22, 2019 Item No. 3f Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) View from View from Residence Pool Terrace (. _ — —. tax. L Existing Uphill Residence Proposed View Corridor of Parking Existing View Corridor of Parking Mature Height of Proposed Trees Proposed Landscape Screening Existing Building \\\\\\\\\\ \\\\\\\\\\\\\\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ fl Existing Parking Terraces Parking View -Shed Section Diagram W% L S❑architects 0 1 5 10 uwuwsau. A �� Gfi ✓ Aft r Planning Commission August 22,mo10 Item No. 3fAdditional Materials Presented /«Meeting The Garden Office and Parking Structure (PA2019-023) \ ` ` \ \ \ , � Proposed Site Plan — Planning Commission - August 22, 2019 Item No. 3f Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Rendered View from (Menteeibn al Avon and Rhmmide Planning Commission - August 22, 2019 Item No. 3f Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Planning Commission -August 22, 2019 Item No. 3f Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Rendered Rooffop View ocrou Avon Sk*M Planning Commission - August 22, 2019 Item No. Y Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Community Outreach • Open House held on Sunday, July 21 • Invitations sent to all individuals on the City's notification list for this project • Residents within a 300 ft radius of the project • Newport Heights HOA • Invitees identified by Councilmember Avery: Sandra Ayres and Peggy Palmer • Individual outreach to 2907 Cliff Drive Planning Commission - August 22, 2019 Item No. Y Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Community Outreach • Responded to questions at the open house • View impacts • Demolition and construction timing • Need for more parking in the area • Access from Riverside • Letters of support received • Addressing comments received by City from residents and tenant Planning Commission - August 22, 2019 Item No. Y Additional Materials Presented At Meeting The Garden Office and Parking Structure (PA2019-023) Project Benefits • Development consistent with the General Plan and zoning and Mariners Mile Strategic Vision and Design Framework • Continues the redevelopment and revitalization of existing commercial • Provides unified vision and appearance • Enhanced landscaping • Reduced footprint and intensity • Professional office development limitation • Unified management of properties • No significant impacts to: noise, light, traffic