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HomeMy WebLinkAbout2.0_The Garden Office and Parking Structure_PA2019-023_1 �EWPpRT o� e CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT r+� = October 17, 2019 Agenda Item No. 2 SUBJECT: The Garden Office and Parking Structure (PA2019-023) Coastal Development Permit No. CD2019-003 Conditional Use Permit No. UP2019-003 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 41-space, two-level parking structure and a 2,744-square-foot office building. A conditional use permit is required to authorize the construction of the parking structure adjacent to the residentially zoned property. 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 or potentialy other nearby uses in the future. Approval of off-site parking use and any other uses which require parking in the proposed 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. PC2019-031 approving Coastal Development Permit No. CD2019-003 and Conditional Use Permit No. UP2019-003 (Attachment No. PC 1). 1 V� QP �P The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 2 VICINITY MAP fr Subject Property f� P The Garden shopping ` center 1 1 GENERAL PLAN ZONING 1 ! YI ± k ilk 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 SOUTH MU-H1 (Mixed-Use MU-MM (Mixed-Use Retail shopping center Horizontal) Mariners' Mile) (The Garden RS-D (Single Unit R-1 (Single Unit EAST Residential Detached) Residential) and CG Retail and and CG (General (Commercial General) Single-unit residential dwellings Commercial PR (Parks and PR (Parks and WEST Recreation Recreation) Cliff Drive Park 3 V� QP �P The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 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. An 18-space surface parking lot 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 with a small wetland riparian area to the west along Avon Street. August 22, 2019 Planning Commission Meeting On August 22, 2019, the Planning Commission held a public hearing to consider this item. Several Planning Commissioners inquired about traffic and parking for this site related to a proposed conditional use permit and coastal development permit application for a new restaurant located within The Garden shopping center at 2902 West Coast Highway. The Commission inquired whether these two applications should be heard individually or separately. Staff noted that each application could be reviewed independently because the restaurant application is not dependent upon the subject application. Staff went on to suggest that the Planning Commission could direct the applications to be reviewed concurrently at the same hearing if they felt this was appropriate. At the request of staff, the public hearing was continued to September 19, 2019, to allow staff to analyze potential impacts to biological resources in the adjacent Avon Street right- of-way that were identified through a public comment received. The Planning Commission staff report and minutes are provided as Attachment Nos. PC 3 and PC 4. At the September 19, 2019, Planning Commission public hearing, staff requested a 2-week continuance to complete their analysis of the biological resources. Several members of the community spoke at this meeting and requested that the application be reviewed concurrently with the conditional use permit and coastal development permit application for The Garden Restaurant at 2902 West Coast Highway (PA2019-006). At the October 3, 2019, Planning Commission public hearing, staff requested the item be removed from calendar so the public hearing could be re-noticed. This was required because it was necessary to distribute a new public notice that included the CDP appeal process. The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 4 DISCUSSION Project Scope Changes On September 4, 2019, the applicant submitted updated project plans that eliminated the request for tandem parking and the accompanying request for a modification permit application. The proposed number of parking spaces has been revised from 47 spaces to 41 spaces including 19 spaces on the first level and 22 spaces on the second level. Further, the office building floor area has been slightly reduced from 2,830 square feet to 2,744 square feet. The basic architecture and site plan has not changed drastically. Revised project plans are provided as Attachment No. PC 7. Biological Resources Analysis At the August 22, 2019, Planning Commission meeting, public comments were submitted indicating the presence of a wetland riparian area on the north side of Avon Street near the site, and that it should be studied to determine if the project would impact it. A comment also noted that notification to the California Fish and Game and permitting from that agency may be required. With this additional information, staff requested a continuance of the item to allow time to analyze the location of this resource and if the proposed project complied with regulations relating to biological resources. The City contracted with biologists from Glenn Lukos, Inc., who conducted a site visit on September 3, 2019, to document the resource and review the relationship between the project site and the wetland resource area. The biological resources memorandum (Exhibit E to Attachment No. PC 5) explains that this wetland is a slope wetland or groundwater fed wetland that has been documented at this location since at least 1989. The biological analysis included mapping of the wetland and inventory of the species occupying the area. This indicates the wetland is three to six feet wide directly adjacent to Avon Street and includes a mix of native and non-native species. The source of water is a spring and/or urban runoff, which drains toward the west, discharging into a drainage culvert west of the subject property across from and behind the BMW dealership property. Even though the wetland is not on the project site and no diking dredging or filling is proposed, Coastal Land Use Policy 4.2.2.3 and Section 21.3013.040 (Wetlands, Deepwater Areas, and Other Water Areas) of the Local Coastal Program requires a 100 foot buffer between development and wetlands unless: a. One hundred (100) foot wide buffer is not possible due to site-specific constraints; and b. The proposed narrower buffer would be amply protective of the biological integrity of the wetland given the site-specific characteristics of the resource and of the type and intensity of disturbance. The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 5 Existing site wall and driveway encroachments over the property line would be removed and as a result, the distance between the wetland and the project will increase from 29 feet to 39 feet. Further, the proposed erosion control plan demonstrates that adequate measures such as a silt fence, straw wattle, and other necessary protections will be taken to protect surrounding properties from erosion and discharge of pollutants during construction. The removal of these encroachments on the abutting parkland will be revegetated with native plants to blend with the existing improvements as reflected on the conceptual landscape plan (Attachment No. PC 7). The biologist's analysis concluded that there would be no significant impacts to wetland Environmentally Sensitive Habitat Areas (ESHA) associated with the re-development of the site and that 39 foot buffer is sufficient for the long term maintenance and health of the wetland resource. Additionally, since the proposed project would not affect the wetland directly through dredging, filling, or other alteration, notification and/or permitting under California Department of Fish and Wildlife Section 1602 is not required. This analysis has been updated within the findings for the draft resolution for approval (Attachment No. PC 1) and the Class 32 Exemption Determination (Attachment No. PC 5) Public Comments Since the August 22, 2019, Planning Commission meeting, 17 additional public comment letters in opposition and 140 letters of support have been received (Attachment No. PC 6). These comments, prior comments, and those made by the Planning Commission speak to a range of topics, which are discussed below: Piecemeal under CEQA. Comments suggest that this application should be reviewed concurrently with the application on file for The Garden Restaurant (PA2019-006) located at 2902 West Coast Highway since that application requested to use this site to meet its parking requirement. Staff believes the two applications can be reviewed separately, as the applicant has requested. The office/parking structure land use is not dependent on the approval of the restaurant or any other use to operate and the excess parking could be used for other uses such as parking for charter boats. Further, staff has been informed by the applicant for The Garden Restaurant (PA2019-006)that they are seeking alternative parking supplies to meet the parking demand for their restaurant. Refer to public comments submitted by Susan Hori on October 2, 2019 provided as part of Attachment No. PC 6. A potential use of the proposed parking supply at the subject property to serve another use would be considered as part of a conditional use permit application for off-site parking. However, since there is an application on file proposing to use this site for restaurant off-site parking the Planning Commission can direct staff to bring both applications to them for concurrent review if deemed appropriate. The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 6 Noise. Comments express concern about noise resulting from increased vehicle circulation and potential late night use of the parking structure. Parking lots and 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 (22 spaces) but the impacts from vehicle movements will be similar to that of existing conditions. An important clarification is that surface parking lots do not require discretionary approval when adjacent to residential, only parking structures. The code allows fences and walls to up to 8 feet tall (2 feet higher than the 6-foot standard) on residential properties adjacent to commercial uses to provide additional buffering. Further, the lower level of the parking structure is accessed from Avon Street so there are no openings facing the nearby residential properties. To determine if the use of the structure would comply with NBMC Section 10.26.025 (Exterior Noise Standards), a noise study was prepared by Urban Crossroads that considers 24-hour parking lot use. The study analyzed potential noise impacts associated with vehicle movements to the adjacent residents using sound modeling. The study provides a conservative analysis and considers worst-case operational mechanical equipment and vehicle movements over a 24-hour period and uses a site in Lake Forest as a noise level reference. Noise at this example location was primarily attributed to employees coming and going during the lunch peak hour period, with vehicles pulling in and out of parking spaces and employees talking. This location is a corporate office building surrounded by a large surface level parking area. The study concludes that the noise generated from vehicle movements within the first and second level of the structure will not exceed the NBMC daytime and nighttime base exterior noise level standards at the adjacent residential properties and commercial uses. While the noise generated from the use on-site is expected to comply with the NBMC requirements, use of the structure will generate noise from talking, car doors, alarms, horns, stereos, etc. which is difficult to quantify. The Planning Commission may require additional noise abatement measures if they believe it is necessary to alleviate potential noise nuisance effects to surrounding residents. These measures could include additional noise screening, buffering, an additional wall, and/or covering of the parking structure. Additionally, the Commission could consider limiting the hours of use of the upper level of the parking structure. 8 The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 7 • Lighting. Comments express concern about excessive lighting resulting from increased vehicle circulation and late night use of the parking structure. 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. Pursuant to this condition and NBMC Section 21.30.070 (Outdoor Lighting), the Community Development Director has the authority to require the shielding or dimming of lighting should lighting result in negative impacts to nearby residents. Additional lighting impacts may be generated by vehicles using the structure, however, the lower elevation, existing retaining wall, and added landscaping are expected to adequately minimize these lighting impacts to abutting residential properties. • Parking Structure Cover. Several comments have expressed concern over the effects of noise, air pollution, lighting, potential valet operations, and traffic related to potential late night use of the parking structure. The commenters suggest that an enclosure over the parking area be added to buffer and protect the adjacent residentially zoned properties from these potentially negative effects. The proposed parking structure maintains the existing setbacks and bulk and scale similar to the existing surface parking lot. The design of the project includes landscaping and trellis elements to help screen the project from nearby residential properties. The applicant has considered the addition of a parking area enclosure and has rejected this concept as they believe the design and screening features provided will adequately address potential negative impacts. The Planning Commission could direct the applicant to return with additional screening/buffering features that may include a larger trellis element or a partial or complete cover of the top parking deck. • Driveway ingress/egress along Riverside Avenue. Comments suggest that the driveway ingress/egress along Riverside Avenue should be carefully considered due to the high level of pedestrian and bicycle traffic along this street. Planning and Public Works staff, including the City Traffic Engineer, have reviewed the design of the entire project including the ingress/egress driveway along Riverside Avenue. The access ramp has been lengthened, widened, and the slope reduced from its current condition. Sight distance visibility will be improved with the removal of structures within the sight distance triangle, providing wider views for motorists, bicyclists, and pedestrians traveling in and around this property. Further, Public Works staff have recommended against new street trees along Riverside Avenue to 9 The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 8 ensure that adequate width and visibility are maintained for the many pedestrians, bicycles, and vehicles that use the right-of-way along Riverside Avenue. • Views from Cliff Drive Park. Comments correctly identify that Cliff Drive Park is considered a coastal view point and request the installation of temporary story poles and view simulations for the project. While story poles have not been prepared and are not typically required for new development projects that comply with the height limit, they may also not prove helpful because the proposed development is within the height, bulk and scale of existing development on the site. The applicant has prepared view simulations from Cliff Drive Park to consider any potential view impacts from this location, which are provided as part of the project plans (Attachment No. PC 7). Staff believes the view simulations show no impact to public coastal views. • Comments from Goodwin Procter LLP. Comments allege the invalidity of the Newport Heights and Cliff Haven Homeowner's Associations. Staff has reviewed these comments and believes this issue is a civil matter. That being said, the written comments prepared by these associations still identify similar concerns as discussed in this report of City residents regarding the proposed applications and should be considered. Conditional Use Permit - Parking Structure Adiacent 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; 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 10 The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 9 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. The commercial building and related uses are consistent with the CG General Plan land use designation and CG zoning district. The surplus parking in the parking structure is considered an accessory use that supports commercial uses. Parking structures are generally compatible with 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 and potential affects must be carefully considered. The parking structure will be visually screened from Cliff Drive Park and adjacent residential properties located at a higher elevation by landscaping surrounding the rear and sides. Additionally, a portion of the second level structure adjacent to Avon Street will be covered by a trellis carport cover. The trellis adds architectural interest to the fagade of the building and helps to screen and shade portions of the second level parking deck that may be visible to adjacent residences. 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 that will remain, 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. The increased parking supply for the area may potentially result in more activity and additional late night activities (noise, headlights, and potential 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. 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. 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. 11 The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 10 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. 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. 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 geotechnical 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 include 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. As discussed earlier, consideration of the nearby wetland resource along the northerly portion of Avon Street has been incorporated into the analysis of the proposed project. A biological resource analysis has been prepared and concludes that the project with the provided buffer have no potential to adversely affect this wetland resource. 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 elevated and 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. 12 The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 11 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 office building's flat roof parapet is constructed to the maximum height of 32 feet and the parking structure's trellis is constructed to a maximum height of 18 feet 3 inches. 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 easily visible from West 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. Access to the nearby wetland resource is also readily available from the Avon Street right-of-way. The proposed surplus parking in the parking structure will serve other nearby uses and may improve public access to users in the area. 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. 13 The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 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 and Local Coastal Program designations and policies, and can be found consistent with all applicable Zoning regulations upon approval of the requested applications. A noise study, preliminary WQMP, traffic analysis, water/waste-water generation memorandum, and biological resources analysis have been prepared. An analysis of the property indicates that the adjacent wetland area will not be negatively impacted by the proposed project and that the proposed wetland buffer is appropriate. 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. A courtesy notice was mailed to nearby homeowner's association contacts. 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. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Submitted by: \V- �oe 0,44:: ^� Jim Campbell Maka a N a Deputy Community Development Director Associate Planner GR/mkn The Garden Office and Parking Structure (PA2019-023) Planning Commission, October 17, 2019 Page 13 ATTACHMENTS PC 1 Draft Resolution for Approval with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Planning Commission Staff Report August 22, 2019 PC 4 Planning Commission Minutes August 22, 2019 PC 5 Class 32 Exemption PC 6 Public Comments PC 7 Project Plans and View Simulations :\Users\PLMShared\PA's\PAs-2019\PA2019-023\PC\PC2019-023 PC Apt.docx0l/12118 15 V� QP �P 2� Attachment No. PC 1 Draft Resolution for Approval with Findings and Conditions 27 V� QP �P sg RESOLUTION NO. PC2019-031 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-003 AND CONDITIONAL USE PERMIT NO. UP2019-003 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: SECTION 1. STATEMENT OF FACTS. 1. 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 and conditional use 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-one (41)space, two (2) level parking structure and a two thousand, seven hundred and forty four (2,744)-square-foot office building ("Project'). • Conditional Use Permit - to authorize the construction of the parking structure adjacent to the residentially zoned property. 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 and 21.62 of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. The Planning Commission continued the item to a date certain, September 19, 2019, at the conclusion of this public hearing. 19 Planning Commission Resolution No. PC2019-031 Page 2 of 15 7. At the September 19, 2019, Planning Commission meeting, the Planning Commission further continued the item at the request of staff so that they could complete their analysis of the project. 8. At the October 3, 2019, Planning Commission meeting, the Planning Commission further continued the item in order to re-notice the item. 9. A public hearing was held on October 17, 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 the Ralph M. Brown Act and Chapter 20.62 of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. 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 ("CEQA Guidelines"), 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 Project must occur on a site of no more than five (5) 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, water/waste-water generation memorandum, and biological resources assessment have been prepared. The initial biological resources survey of the Property indicates that the adjacent Avon Street right-of-way, west of the project site, is characterized by a wetland area 29 feet from the proposed development site and within the 100-foot wetland buffer standard. However, the analysis concludes that the proposed 29-foot wetland buffer is sufficient for protection of the wetland and that the project will not result in impact 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. 3. The Project is not dependent on the approval of a restaurant or other use to operate and the excess parking could be used for other uses such as parking for charter boats. At this time, there is no application on file making a request for future use of this parking structure for off-site parking. A potential use of the proposed parking supply at the subject 20 Planning Commission Resolution No. PC2019-031 Page 3 of 15 property to serve another use would be considered as part of a conditional use permit application for off-site parking. SECTION 3. REQUIRED FINDINGS. I. COASTAL DEVELOPMENT PERMIT A coastal development permit is required to authorize the demolition and redevelopment on the Property. In accordance with Section 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: 1. 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 2,744 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. d. The Project includes a parking structure for a total of 41 vehicles, complying with the minimum 12 parking spaces required for the 2,744-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. 21 Planning Commission Resolution No. PC2019-031 Page 4 of 15 4. An initial biological resources analysis of the Property indicates that the adjacent Avon Street right-of-way, west of the Property, is characterized by wetland areas located within 100 feet of the Property. The report evaluates the proposed wetland buffer and concludes that a 100-foot buffer is not necessary and that the proposed 39-foot wetland buffer is sufficient for protection of the wetland and that the Project will not impact habitat for endangered, rare, or threatened species. 5. 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. 6. 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. 7. 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. 8. Proposed landscaping complies with 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: 1. The Project is not located between the nearest public road and the sea or shoreline; however, the Project is located on a property within 100 feet of a wetland area located 22 Planning Commission Resolution No. PC2019-031 Page 5 of 15 within the Avon Street right-of-way. 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 Property 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 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 City of Newport Beach Local Coastal Program 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 Project 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. 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 allow for 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: C. The use is consistent with the General Plan and any applicable specific plan. 2S Planning Commission Resolution No. PC2019-031 Page 6 of 15 Facts in Support of Finding: 1. The commercial building and related uses are consistent with CG (General Commercial) 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 are compatible with the other commercial uses located in Mariners' Mile. 2. The Property is not located within a specific plan area. Finding: D. 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 office building and related uses are consistent with the CG (Commercial General) 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: E. 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. 24 Planning Commission Resolution No. PC2019-031 Page 7 of 15 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: F. 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. Facts in Support of Finding: 1. The Project results in a parking requirement of eleven (11) spaces, which are provided on-site within the forty one (41)-space parking structure. 2. 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. Finding: G. 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 Project 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 two (22)spaces) but the impacts from vehicle movements will be similar to that of existing conditions according to the noise analysis as discussed below. 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. 25 Planning Commission Resolution No. PC2019-031 Page 8 of 15 3. The Project has been conditioned to require a nighttime light inspection to confirm there are no light and glare impacts. 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 the Project consists of an in- fill development project in an urban area consistent with the General Plan and applicable development standards. In addition, the Project site is less than five (5) acres, has no value as habitat for endangered, rare or threatened species, is adequately served by all utilities and public services, and does 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. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-003 and Conditional Use Permit No. UP2019-003, subject to the conditions set forth in Exhibit"A," which is attached hereto and incorporated by reference. 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. Final action taken by the City may be appealed to the California Coastal Commission in compliance with Section 21.64.035 of the NBMC and Title 14 California Code of Regulations, Division 5.5, Chapter 5 of the California Code of Regulations and Sections 13111 through 13120, and Section 30603 of the Public Resources Code. PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF OCTOBER, 2019. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Koetting, Chairman BY: Lee Lowrey, Secretary 20 Planning Commission Resolution No. PC2019-031 Page 9 of 15 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. 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. 4. Exterior lighting standards shall be no more than twenty (20) feet in height. 5. 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. 6. 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. 7. 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 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. 8. 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. 9. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 27 Planning Commission Resolution No. PC2019-031 Page 10 of 15 10. 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. 11. 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. 12. 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. 13. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 14. Revisions to the approved plans may require an amendment to this Coastal Development Permit and Conditional Use Permit or the processing of a new coastal development permit, conditional use permit, and/or modification permit. 15. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 16. 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. 17. This Coastal Development Permit and Conditional Use 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. 18. 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. 19. 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 Planning Commission Resolution No. PC2019-031 Page 11 of 15 20. 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. 21. 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. 22. 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. 23. 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. 24. 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. 25. This Coastal Development Permit No. CD2019-003 and Conditional Use Permit No. UP2019-003 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. 26. 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 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 and Conditional Use Permit No. UP2019-003 (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, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant 29 Planning Commission Resolution No. PC2019-031 Page 12 of 15 shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. FIRE DEPARTMENT 27. 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. 28. 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 29. Fire flow shall be determined as per City of Newport Beach Guideline B.01. CFC Section 507.3. 30. Fire hydrants shall be provided and located within 400 feet of all portions of the building. CFC Section 507.5.1. 31. Public Safety Radio Coverage will be required as per CFC Section 510.1 and City of Newport Beach Guideline D.05. 32. 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 33. Accessible parking stalls shall comply with Section 11B-502 of the California Building Code (CBC). 34. Accessible path of travel shall comply with Section 11 B-402 of the CBC; steps/stairs not permitted as part of the accessible path. 35. The trellis element shall comply with 602 and 705 of the CBC for the exterior construction opening requirement. 36. 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. 37. 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. 30 Planning Commission Resolution No. PC2019-031 Page 13 of 15 38. 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. 39. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan ("SWPPP") and Notice of Intent ("NOF) 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 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. 40. 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. 31 Planning Commission Resolution No. PC2019-031 Page 14 of 15 41. 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 42. All improvements shall be constructed as required by Ordinance and the Public Works Department. 43. 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. 44. An encroachment permit is required for all work activities within the public right-of-way or park area. 45. 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. 46. 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. 47. Prior to final of building permits, the existing sewer lateral shall be abandoned at the property line. A new sewer lateral and sewer clean out shall be installed per City Standard STD-406-L. 48. Prior to final of building permits, the applicant shall be required to upgradelreconstruct all non-compliant water services per City Standard. 49. Structural encroachment, including but not limited to, caissons, retaining walls, and tie- backs are prohibited within the public-right-of-way. 50. 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. 32 Planning Commission Resolution No. PC2019-031 Page 15 of 15 51. Prior to the issuance of building permits, proposed encroachments, including handrails within the existing street easement along Avon Street shall be removed and relocated to an area outside of the easement. 52. 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. 53. 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. 54. County Sanitation District fees shall be paid prior to the issuance of any building permits. 55. Prior to the commencement of demolition and grading of the project, 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. 56. 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. 33 V� QP �P 31{ Attachment No. PC 2 Draft Resolution for Denial 35 V� QP �P 3C RESOLUTION NO. PC2019-031 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: SECTION 1. STATEMENT OF FACTS. SECTION 1. STATEMENT OF FACTS. 1. 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 and conditional use 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-one (41) space, two (2) level parking structure and a two thousand, seven hundred and forty four (2,744)-square-foot office building ("Project'). • Conditional Use Permit - to authorize the construction of the parking structure adjacent to the residentially zoned property. 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 and 21.62 of the Newport Beach Municipal Planning Commission Resolution No. PC2019-031 Page 2 of 4 Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. The Planning Commission continued the item to a date certain, September 19, 2019, at the conclusion of this public hearing. 7. At the September 19, 2019, Planning Commission meeting, the Planning Commission further continued the item at the request of staff so that they could complete their analysis of the project. 8. At the October 3, 2019, Planning Commission meeting, the Planning Commission further continued the item in order to re-notice the item. 9. A public hearing was held on October 17, 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 the Ralph M. Brown Act and Chapter 20.62 of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public 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. 01-25-19 38 Planning Commission Resolution No. PC2019-031 Page 3 of 4 3. The site is not physically suitable in terms of design, location, shape, size, operating characteristics. 4. 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. 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 and Conditional Use Permit No. UP2019-003. 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. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 17T" DAY OF OCTOBER, 2019. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Koetting, Chairman BY: Lee Lowrey, Secretary o1-25-19 39 Planning Commission Resolution No. PC2019-031 Page 4 of 4 01-25-19 40 Attachment No. PC 3 Planning Commission Staff Report August 22, 2019 41 V� QP �P WPo"" CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT rM z August 22, 2019 a °q<,Fonr" 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). 4-S V� QP �P The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 2 VICINITY MAP t Subject Property The Garden shopping center T � . s } /os GENERAL PLAN ZONING 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 SOUTH MU-H1 (Mixed-Use MU-MM (Mixed-Use Retail shopping center Horizontal Mariners' Mile The Garden RS-D (Single Unit R-1 (Single Unit EAST Residential Detached) Residential) and CG Retail and and CG (General (Commercial General) Single-unit residential dwellings Commercial WEST PR (Parks and PR (Parks and Cliff Drive Park Recreation Recreation V� QP �P 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. DISCUSSION 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 4�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 Development Standard Standard Proposed 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 9.0 feet minimum (North 30.5 feet(NAVD 88) (min.) American Vertical Datum of 1988 NAVD 88 Floor Area Ratio 0.5 FAR 0.17 FAR max. 8,145 square feet 2,830 square feet Parking 12 (one space per 250 47 (including 12 tandem min. square feet) spaces) Height 32-foot flat roof 32-foot flat roof max. 37-foot sloped 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 44R 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 20.52.020.17 (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; 41�1 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. 59 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 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 a2 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. 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); 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. Is's 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: Submitted by: ,/,{ Jim Campbell Maka a N!pva Deputy Community Development Director Associate Planner JM/mkn ATTACHMENTS PC 1 n.s+ Res l utieR RK npPFE)yal with FiRd'Rgs and GORCI'tie ,S or :2 DFaft RPS3 J1ItiA . f0F QPRial $5 The Garden Office and Parking Structure (PA2019-023) Planning Commission, August 22, 2019 Page 13 PC 4 Pub"G Comments RSA--o;ass 3_€)(eanpti9; :UscrsTLMShared\PA's\PAs-2019TA2019-023TCPC2019-023 PC Rpt.dacx0l/12/18 V� QP �P �g Attachment No. PC 4 Planning Commission Minutes August 22, 2019 159 V� QP �P �o Planning Commission Minutes August22, 2019 answer to Commissioner Weigand's query, Commissioner Koetting related that he has sufficient time to serve as air. The Plan g Commission unanimously appointed Commissioner Koetting as Chair. Commissioner more nominated Commissioner Weigand for the office of Vice Chair. The Planning Commi ion unanimously appointed Commissioner Weigand as Vice Chair. Chair Koetting nominated missioner Lowrey for the office of Secretary. The Planning Commission unani usly appointed Commissioner Lowrey as Secretary. V. PUBLIC COMMENTS None VI. REQUEST FOR CONTINUANCES None VII. CONSENT ITEMS ITEM NO. 2 Minutes of August 8,2019 Recommended Action: Approve and file Motion made by Vice Chair Weigand and seconded by Chair Koetting to a ove the minutes of the August 8, 2019 meeting with Mr. Mosher's suggested revisions. AYES: Koetting, Weigand, Ellmore, Klaustermeier, Rosene NOES: ABSTAIN: Lowrey, Kleiman ABSENT: Vlll. PUBLIC HEARING ITEMS THE GARDEN OFFICE AND PARKING STRUCTURE (PA2019-023)ITEM NO. 3 Site Location: 215 Riverside Avenue Summary: A coastal development permit (CDP) to demolish an existing restaurantloffice 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. Recommended Action: 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 2of10 �1 Planning Commission Minutes August 22, 2019 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. Associate Planner Makana Nova reported the applicant proposes to demolish an existing office building, vacant restaurant, and 18-space surface parking lot and to construct a new 2,830-square-foot office building and 47- space parking structure. A coastal development permit is required for demolition and project development within the coastal zone. A conditional use permit is required for a parking structure located adjacent to residential properties. A modification permit is required for the tandem parking proposed to serve office tenants. Associate Planner Nova indicated that the project site contains 16,290 square feet. Residences are located to the north of the project site. Cliff Drive Park is located immediately west of the site. The project site is located directly north of The Garden shopping center. The development is intended to provide off-site parking for the shopping center. Staff is reviewing an application for a new restaurant located at 2902 West Coast Highway. The proposed office building would contain 2,830 square feet in two stories. The parking structure would provide 47 parking spaces on two levels. A portion of the second level would be covered with a trellis. An existing retaining wall located at the north end of the property would remain, and the parking structure would be built into the slope. Associate Planner Nova continued, identifying that the property is zoned Commercial General(CG)with a floor area ratio (FAR) limit of 0.5. Existing development on the property contains slightly more than 8,000 square feet, and the FAR almost meets the 0.5 limit. Proposed development would reduce the existing square footage significantly, and the use would be office only. The resulting FAR would be 0.17. The height limit for a flat roof is 32 feet, and the project proposes a roofline at 32 feet. The existing development has a flat roof, which measures 28 feet. Associate Planner Nova specified that the applicant proposes a general office use, which requires parking at a rate of one space per 250 square feet of floor area for a total of 12 parking spaces. The applicant proposes providing the 12 parking spaces in a tandem configuration. Vehicles would enter and exit the parking structure's ground level via Avon Street and the second level via Riverside Avenue. Six tandem parking spaces would be located three on the ground level and three on the second level with employees utilizing the front spaces and visitors and/or employees occupying the rear spaces. Associate Planner Nova described the bulk and scale of the proposed development, indicating that the project would be either less than or similar to the existing development. For the most part, the structure would be built into the slope to reduce the bulk and scale of the structure. A coastal view point is located adjacent to the project site at Cliff Drive Park. The project site is visible from the edge of the lawn area in Cliff Drive Park. The architectural exterior elevations of the proposed project are designed to be similar in materials and style to those of The Garden shopping center. Associate Planner Nova reported that staff has analyzed the project as a Class 32 exemption under the CEQA Guidelines and prepared a traffic trip analysis, a noise study, a Water Quality Management Plan, and a water/sewer generation study. The noise study considered a 24-hour operation and vehicle and circulation movement for a similar office use in Lake Forest. In response to public comment regarding the potential for piece-mealing the project, staff is comfortable with the parking structure and office building proceeding. A separate application for a restaurant is under review. The parking structure would provide parking for The Garden shopping center as a whole. The office building and parking structure could operate independent of the restaurant. The traffic study found a reduction in the number of average daily trips (ADT). The existing uses generate 294 ADT, and the proposed uses would generate 46 ADT. The project has been noticed in accordance with Zoning Code and Local Coastal Program (LCP) standards. Associate Planner Nova discussed public noticing provided for the project and noted that contact information for the courtesy notice to the homeowners association has been updated since the submission of the application, and notice has been provided to the new contact person. Ten members of the public have submitted written comments, five supporting the project, three opposing the project, and two requesting a 3of10 Planning Commission Minutes August 22, 2019 continuance of the item. Staff recommends the Planning Commission continue the item so that staff can further analyze the CEQA determination and LCP standards as a result of the comments received. In response to Commissioner Kleiman's questions, Principal Planner Gregg Ramirez indicated the application for the restaurant could be heard independent of the current application because the restaurant applicant could request a parking waiver or other off-site parking solution. Associate Planner Nova explained that the current application includes a parking management plan. Assistant City Attorney Yolanda Summerhill advised Commissioners not to delve into the details of the restaurant application as it has not been agendized. Commissioner Kleiman felt the Planning Commission's inability to discuss the details of the parking structure by itself or in relation to the restaurant project suggests the two projects are reliant on each other or at least interconnected. Associate Planner Nova stated the Planning Commission can discuss use of the tandem parking spaces and the fact that the structure provides surplus parking. The Planning Commission is not considering the manner in which a future use may utilize the surplus parking. In answer to Commissioner Rosene's query, Associate Planner Nova related that the parking supply does not generate traffic in the trip generation calculations. The off-site use of the parking spaces is a component of the future application. In reply to Chair Koetting's questions, Associate Planner Nova stated the project could be considered as a small office building and a large parking supply with or without tandem parking. Chair Koetting remarked that the tandem parking would not work well. Associate Planner Nova explained that a condition of approval requires signage directing customers and employees of the office building to utilize the tandem spaces. A parking operations plan is included in the packet and discusses use of the spaces. The operations plan proposes signage that would limit the tandem spaces to employees. The applicant has provided a materials board and the project architect can address the materials in greater detail. In response to Vice Chair Weigand's inquiries, Associate Planner Nova reported staff relies on homeowners associations to update their contact information with staff. Community Development Director Seimone Jurjis added that staff provided notifications to homeowners associations as a courtesy. Staff may provide email notifications to homeowners associations, but an email notification is not required. Associate Planner Nova clarified that the Code does not allow staff to omit parks when measuring the 300 feet for notices. Associate Planner Nova further advised that Condition of Approval No. 5 requires an on-site parking coordinator to be designated. Chair Koetting opened the public hearing. Scott Laidlaw, applicant representative, reported the project reflects the Mariners Mile Strategic Vision and Design Framework through enhanced architectural finishes, strong integration of landscape, five-sided design, and pedestrian orientation. Exterior finishes are consistent with the Garden project across the street. The roofing material is Ftintlastic roofing material with an impregnated aggregate in a sandy buff color. The view from the park was not taken from a public area of the park but from the property line. The project will reduce the existing floor area by 65 percent. The allowed FAR is more than 7,500 square feet of general commercial use. A development of that size would require more than 50 parking spaces. The project will improve sightlines and increase setbacks from adjacent residences. The amount of impervious surfaces has been reduced by 33 percent. Leases for professional office space can include self-management of the six tandem parking stalls. He proposed tandem parking in order to create the most efficient footprint possible. The office building will be restricted to the lowest intensity use,which will be consistent with the intention of the strategic plan. Backfilling the retaining wall will allow significant plantings. With the reduced building footprint, landscape area will increase 150 percent, and encroachments into parkland can be removed. Susan Hori, of Manatt Phelps, and representative for the project applicant, advised that Condition of Approval No. 2 indicates the space is to be used for professional offices. As part of a lease for professional office space, the landlord can assign parking spaces to the tenant. The tandem parking spaces will be managed through assigned parking. On-site security will monitor parking. The applicant held an open house for the community on July 21 to introduce the proposed project. Invitations were sent to residents and owners of homes located within 300 feet of the project site and the Newport Heights Improvement Association. At Council Member 4of10 o3 Planning Commission Minutes August 22, 2019 Avery's request, two additional individuals were invited to the open house because they are actively involved in community issues. At Ms. Palmer's suggestion, the project team spoke with the new owners of a property located in the notification area. Participants in the open house appreciated the project providing additional parking and expressed positive comments about the appearance of the proposed project. The project team invited Cliff Haven residents to the open house, and the residents of 2919 Cliff Drive attended the open house. There are no recorded deed restrictions on the property; therefore, the building height is consistent with requirements. The property manager has contacted a tenant and is making all reasonable efforts to accommodate the tenant, but negotiations are ongoing. The applicant will address pickup times with the trash contractor. The restaurant project can be considered without the parking structure through modification of parking standards or off-site parking. The noise study found that the project would not exceed the City's exterior noise standards of 55 dB during the day and 50 dB during the night. There is no riparian habitat on the project site as it has been fully developed. The project will not impact the vegetated slope. The project continues the redevelopment and revitalization of the area and provides a unified vision for the retail uses. In response to Vice Chair Weigand's inquiry, Associate Planner Nova indicated staff wishes to consider the comment regarding riparian habitat in more detail and requests the item be continued. Chair Koetting and Commissioner Rosene disclosed that they visited the site and spoke with the applicant. Commissioners Kleiman and Ellmore disclosed no ex parte communications. Commissioner Klaustermeier disclosed a drive by the site. Commissioner Lowrey disclosed a conversation with the consultant. Vice Chair Weigand disclosed that he met on-site and communicated via telephone with the consultant and spoke with residents and association members. In reply to Chair Koetting's questions, Ms. Hori stated a parking management plan for 215 Riverside has been submitted. Tandem parking is the best solution for making the best use of the property. Mr. Laidlaw added that tandem parking is a creative and beneficial way to provide an efficient project that serves the community best. Twelve parking spaces are provided for employees and customers. The alternating color of brick will reduce the mass of the structure, provide contrast and visual interest, and respect the corner. The proposed parking ramps will be significantly longer than the existing ramps, and the slopes of the proposed ramps will be 10 to 11 percent. In answer to Vice Chair Weigand's query, Mr. Laidlaw felt a parking structure on the corner would be less desirable than landscaping, an office building, or pedestrian activity. The property owner is interested in the project generating some revenue, which the office building will do. Professional offices will be a good addition to the area. In response to Commissioner Ellmore's inquiry, Mr. Laidlaw advised that the parking structure will not be a fee lot and will not have gates. Charles Klobe, Newport Heights Improvement Association Board Member, remarked that the tandem parking is designed for valet use at another time. The office building will not provide any real revenue because of the ownership of the brokerage firm and tenant. Excess parking is not needed after 5 p.m. unless there is another use on-site. He suggested the Planning Commission continue the project to such time as it includes the restaurant. Peggy Palmer advised that she did not receive an invitation to the open house. Residents opposed rooftop parking in the Mariner's Pointe project. The AutoNation project, which included rooftop parking, was denied. The parking structure appears to be closer to the homes on Cliff Drive than Mariner's Pointe and AutoNation. If the restaurant is proposed atop the existing building, it will block views from public parks. The Planning Commission should review the two projects together. Car carriers for Sterling BMW drop-off and pick-up on Avon in front of the existing building. Jed Robinson, Newport Heights Improvement Association President, questioned whether the applicant could provide additional parking in another manner and how the parking structure would be tied to the two developments as they are located on separate parcels. A parking attendant or parking fee would be important to manage for traffic flow. 5of10 0 Planning Commission Minutes August 22, 2019 David Grant, resident of Cliff Drive, commented that the project is fabulous and one of the best projects in Newport Heights and Newport Beach. It will be a tremendous improvement to the area. Stephanie Sitzer Pilalas appreciated the aesthetics of the project, but she has not investigated its impacts, contrary to Ms. Hori's statement. She would provide her position regarding the project once she received additional information. Jim Mosher had difficulty believing the concept that increasing the supply or access to parking will not increase traffic in the area. He questioned whether parking would be restricted to serving The Garden in some way. The applicant did not discuss pedestrian access to the parking structure. He could not find a condition restricting the use of the office building to professional office. Chair Koetting closed the public hearing. In response to Vice Chair Weigand's inquiry, Associate Planner Nova reported one restaurant is currently operating in the center. In reply to Commissioner Klaustermeier's query, Associate Planner Nova advised that bifurcating the two projects would not change the CEQA findings because staff is considering a similar CEQA exemption for the restaurant project. In answer to Commissioner Lowrey's questions, Associate Planner Nova indicated staff is not required to re- notice the project if it is continued. Staff wishes to review the CEQA analysis and LCP policies in relation to public comments received earlier in the day. Principal Planner Ramirez added that at least 30 days would be needed for a biologist to prepare their analysis and for staff to prepare documents for Planning Commission review in advance of a hearing. In response to Chair Koetting's inquiry, Community Development Director Jurjis related that staff has provided the Planning Commission with an application for a specific project. The Planning Commission may direct staff to present both projects. Chair Koetting opened the public hearing to inquire of the applicant. In reply to questions from the Planning Commission, Ms. Hori stated the property owner is not present. She preferred to keep the two projects separate because the 215 Riverside project has more contained issues and can be processed more quickly than the restaurant project. The two projects can operate independently. The restaurant application has not been deemed complete, and the traffic study is not complete. Vice Chair Weigand suggested presenting the projects together may be in the applicant's best interests. Ms. Hori indicated the project team would discuss the Commission's and the public's comments with the property owner. Chair Koetting remarked that presenting the projects together could facilitate a parking analysis. If the two projects remain separate, he recommended eliminating the tandem parking, which would result in an over- parked office building. Commissioner Kleiman believed the CEQA determination could determine whether the projects remain separate or together. Commissioners appear to agree that the project is well-designed. The applicant intended to create a less impactful project and attempted to scale down the project. The interconnectedness of the two projects is an issue. The restaurant project seems to be reliant on the current project. In reply to Commissioner Klaustermeier's question, Associate Planner Nova explained that staff reviewed the application and felt it could standalone and serve as parking supply for the office use, the shopping center, or a different use. As a standalone project, the applicant could proceed with construction of the project. The shopping center is ready to accept tenants with leases. Assistant City Attorney Summerhill advised that staff could re-notice a hearing if the Planning Commission continues the project to a date certain. The Planning Commission does not have to decide at the current time whether the projects proceed separately or together. 6of10 05 Planning Commission Minutes August 22, 2019 Vice Chair Weigand remarked that the Planning Commission could approve the current application and later deny the restaurant application. The applicant will probably not construct the two projects separately. He suggested the applicant present the projects together. Motion made by Chair Koetting and seconded by Commissioner Rosene to continue PA2019-023 to September 19, 2019 with staff to provide notice of the new date. AYES: Koetting, Weigand, Lowrey, Ellmore, Klaustermeier, Kleiman, Rosene NOES: RECUSED: ABSENT: I NO.4 COAST BUSINESS CENTER PARKING WAIVER(PA2019-101) Site Location: 2121 East Coast Highway mmary: A c stal development permit and conditional use permit for a reduction of 18 of the required 160 off- street arking spaces to allow the entire 31,806-square-foot Coast Business Center building to be occupie by medical office uses. Coast Business Center is an existing office building currently occupied by a mix o rofessional office and medical office uses and a tutoring center. The existing on-site parking is provided in two-level, subterranean, 142-space parking structure accessible from Avocado Avenue. Recommended tion: 1. Conduct a publi earing; 2. Find this project a mpt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 xisting Facilities)of the CEQA Guidelines, because it has no potential to have a significant effect on th environment; and 3. Adopt Resolution No. PC 019-025 approving Coastal Development Permit No. CD2019-025 and Conditional Use Permit No. P2019-025. Associate Planner Chelsea Crager reporte he Coast Business Center is an existing office building. The application requests an 18-space parking we er, which requires a conditional use permit and a coastal development permit. The office building was cons cted in 1984 and contains 31,804 square feet of gross floor area. A two-level, subterranean parking garage prov es 142 parking spaces on-site. The zoning district for the site is General Commercial Office(CO-G). Office buildi s are located adjacent to and across the street from the project site. Residential zoning and a gas station are loca d across Avocado Avenue. The applicant would like the ability to convert all uses in the office building to medic office, which would require a total of 160 parking spaces. A parking study for the project concluded that the ma um demand would be 123 parking spaces if the entire building was medical office. Current tenants include medi I office, general office, a tutoring center, and outpatient surgery. The entrance to the parking garage is not gated. Staff recommends approval of the project. In response to Chair Koetting's inquiry, Associate Planner Crager indica d the medical office building located at Hospital Road and Superior Avenue has a gross floor area of 45,100 square et and provides 183 parking spaces, which is approximately one space per 246 square feet. Chair Koetting felt a arking rate of one space per 200 square feet is not sufficient for medical office. Commissioners disclosed no ex parte communications. Steve Mensinger, Mesa Management President, advised that the medical offices would oriented to cosmetic medicine, which is very light and non-intensive. The building offers an abundance of parkin . In reply to Commissioner Kleiman's question, Mr. Mensinger indicated the building is approxim ely 87 percent occupied. The vacant space was occupied by a retail use and would be divided into smaller medic offices. Chair Koetting remarked that the parking study did not explore the parking need for a 100-percent lease edical building. Therefore,the parking study did not accurately find 123 parking spaces are sufficient. In answer to hair 7of10 00 Attachment No. PC 5 Class 32 Exemption 07 V� QP �P �g 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. 69 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 70 (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 72 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, andlor 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. 72 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. A biological resources analysis (Exhibit E) has confirmed the presence of a wetland resource area on the northerly edge of Avon Street to the west of the subject property. The memorandum explains that this wetland is a slope wetland or groundwater fed wetland that has been documented at this location since at least 1989. The biological analysis included mapping of the wetland and inventory of the species occupying the area. 73 This indicates the wetland is three to six feet wide directly adjacent to Avon Street and includes a mix of native and non-native species. The source of water is fed by a spring and/or runoff, which drains toward the west, discharging into a drainage culvert west of the subject property across from the BMW dealership property. Even though the wetland is not on the project site and no diking dredging or filling is proposed, Coastal Land Use Policy 4.2.2.3 and Section 21.30B.040 (Wetlands, Deepwater Areas, and Other Water Areas) of the Local Coastal Program requires a 100 foot buffer between development and wetlands unless: a. one hundred (100) foot wide buffer is not possible due to site-specific constraints; and b. The proposed narrower buffer would be amply protective of the biological integrity of the wetland given the site-specific characteristics of the resource and of the type and intensity of disturbance. Existing site wall and driveway encroachments over the property line would be removed and increase the buffer distance from 29 feet to 39 feet from the wetland. Further, the proposed erosion control plan demonstrates that adequate measures such as a silt fence, straw wattle, and other necessary protections will be taken to protect surrounding properties from erosion and discharge of pollutants during construction. The biologist's analysis concluded that there would be no significant impacts to wetland ESHA associated with the re-development of the site and that 39 foot buffer is sufficient for the long term maintenance and health of the wetland resource. Additionally, since the proposed project would not affect the wetland directly through dredging, filling, or other alteration, notification and/or permitting under California Department of Fish and Wildlife Section 1602 is not required. Thus, there would be no significant 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. (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. 74 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 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 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/ceqa/handbook/scagmd-air-quality-significance-thresholds.pdVsfvrsn=2 715 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. 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. 70 Exhibit A Traffic Trip Generation Calculations 215 Riverside Ave Trip Generation Calculations - 7/11/19 (DRAFT) Trip Generation Rates-ITE 10th Ed AM Peak Hour PM Peak Hour Dail Land Use Rate Type Size Unit In Out Total In Out Total Total QualityRestaurant ' ITE 931 GFA TSF 0.58 0.15 0.73 5.23 2.57 T80 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 ]910 Unit 215 Riverside Office ITE 710 TSF 215 Riverside Quality Restaurant ITE 931 TSF Total TSF Existing Uses AM Peak Hour PM Peak Hour Daily Land Use Rate Type Size Unit 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 AM Peak Hour PM Peak Hour Daily Land Use Rater e Size Unit In Out Total In Out Total Total Small Office Building ITE 712 2.83 TSF 4 1 5 2 5 7 46 al 2.83 TSF 1 4 1 2 1 Mill 7 1 46 printed 0,AR2019 Exhibit B Acoustical Study �9 COMMAM 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 20 215 Riverside Avenue Noise Impact Analysis URBAN 12356-04 Noise Study crsossaonos II �2 215 Riverside Avenue Noise Impact Analysis TABLE OF CONTENTS TABLEOF CONTENTS...........................................................................................................................III 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 [ 0 URBAN III CROSSROADS 22 215 Riverside Avenue Noise Impact Analysis LIST OF EXHIBITS EXHIBIT 1-A: LOCATION MAP ..............................................................................................................4 EXHIBIT 1-B: PROJECT SITE PLAN .........................................................................................................5 EXHIBIT 2-A: TYPICAL NOISE LEVELS....................................................................................................7 EXHIBIT 2-13: SOURCE-PATH-RECEIVER CONCEPT ............................................................................... 10 EXHIBIT 2-C: NOISE LEVEL INCREASE PERCEPTION ............................................................................. 11 EXHIBIT 4-A: NOISE MEASUREMENT LOCATIONS............................................................................... 18 EXHIBIT 6-A: OPERATIONAL NOISE SOURCE LOCATIONS.................................................................... 24 LIST OF TABLES TABLE 3-1: EXTERIOR OPERATIONAL NOISE LEVEL STANDARDS......................................................... 13 TABLE 4-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS.......................................................... 17 TABLE 5-1: REFERENCE NOISE LEVEL MEASUREMENTS ...................................................................... 19 TABLE 6-1: OPERATIONAL NOISE LEVEL COMPLIANCE ....................................................................... 23 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 Equivalent continuous (average) sound level Lma. Maximum level measured over the time interval Project 215 Riverside Avenue 12356-04 Noise Study [7/URBAN CROSSROADS IV es 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 U#�URBAN 1 CROSSROADS 2/ 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study U#�URBAN 2 CROSSROADS 25 215 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 U#�URBAN 3 CROSSROADS 20 215 Riverside Avenue Noise Impact Analysis EXHIBIT 1-A: LoCATION MAP lot a ' M SITE 4. lilt ON i � .o '• Pr i I i r ro 12356-04 Noise Study U#�URBAN CROSSROADS 215 Riverside Avenue Noise Impact Analysis EXHIBIT 1-B: PROJECT SITE PLAN 1 1 ' 0 12356-04 Noise Study U#�URBAN 5 CROSSROADS 22 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study U#�URBAN 6 CROSSROADS 29 215 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 OR EAFENING 120 HEARING LOSS JET FLY-OVER AT 300M(1000 ft) ROCK BAND 110 LOUD AUTO HORN 100 GAS LAWN MOWER AT 1m(3 ft) 90 VERY NOISY DIESEL TRUCK AT 15m(50 ft), FOOD BLENDER AT 1m(3 ft) B0 at 80 km/hr(50 mph) NOISY URBAN AREA DAYTIME VACUUM CLEANER AT 3m(10 ft) 70 SPEECH LOUD INTERFERENCE HEAVY TRAFFIC AT 90m(300 ft) NORMAL SPEECH AT tm(3 It) 60 QUIET URBAN DAYTIME LARGE BUSINESS OFFICE 50 MODERATE SLEEP QUIET URBAN NIGHTTIME THEATER.LARGE CONFERENCE DISTURBANCE ROOM(BACKGROUND) 40 QUIET SUBURBAN NIGHTTIME LIBRARY 30 BEDROOM AT NIGHT,CONCERT FAINT QUIET RURAL NIGHTTIME HALL(BACKGROUND) 20 NO EFFECT BROADCAST/RECORDING 10 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 L�URBAN 7 CROSSROADS 90 215 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 L�URBAN 8 CROSSROADS 91 215 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 U0I URBAN 9 CROSSROADS 92 215 Riverside Avenue Noise Impact Analysis EXHIBIT 2-13: SOURCE-PATH-RECEIVER CONCEPT Source Path Receiver' 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 U#�URBAN 10 CROSSROADS 93 215 Riverside Avenue Noise Impact Analysis EXHIBIT 2-C: NOISE LEVEL INCREASE PERCEPTION Twice as Loud Readily Perceptible Barely Perceptible Just Perceptible 0 1 2 3 4 5 6 7 8 9 10 Noise Level Increase (dBA) 12356-04 Noise Study U#�URBAN 11 CROSSROADS 94 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study U#�URBAN 12 CROSSROADS 95 215 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 Newport (Noise Zone 1) Nighttime 50 Beach' Commercial Daytime 65 (Noise Zone 11) Nighttime 60 '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 U01i,URBAN 13 CROSSROADS 90 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study U#�URBAN 14 CROSSROADS 9� 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 15 URBAN IS CROSSROADS 92 215 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, L25, 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 U#�URBAN 16 CROSSROADS 99 215 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 55.7 50.0 58.2 Drive in an existing park near residential homes. Located within the existing parking lot at the L2 54.8 47.2 56.3 Project site,south of existing residential homes. L3 Located northeast of the Project site on 63.2 59.6 67.0 Riverside Avenue adjacent to an existing park. 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 Ufli URBAN 17 CROSSROADS 100 215 Riverside Avenue Noise Impact Analysis EXHIBIT 4-A: NOISE MEASUREMENT LOCATIONS AF .0 Wv � e°• ! _ `I * �1Z �..Y 1 o -Ab, _- a SITE A Am- R � LEGEND: - Noise Measurement Locations 12356-04 Noise Study ��/URBAN 18 CROSSROA .D /S 10l 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 (hh:mm:ss) (Feet) (Feet) @ Ref. @ 50 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 27", 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 Len. 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 O URBAN 19 CROSSROADS 102 215 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 U#�URBAN 20 CROSSROADS 10J 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 U#�URBAN 21 CROSSROADS 1-04 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study U#�URBAN 22 CROSSROADS 105 215 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 Leq, and are shown to satisfy the City of Newport Beach Municipal Code daytime 55 dBA Leq and nighttime 50 dBA Leq 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 Leq, 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 Land Unmitigated Project Threshold dBA Leq 3 Threshold Exceeded? Location' Use Operational Noise Levels(dBA Leq)z 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 UO),URBAN 23 CROSSROADS 100 h c ' > Qo a My m� a Igo E 'c h r z /J v , a N N �1►,.r. � o - j c, C F O s I! C W d y V k6 eN �ra o E m � n X W = c 3 E m y d C W y ` � v 0 0 2 � � n i � F Z c u a LAJ a z a z a h w N 4— Z PS 4 m N M ZOj 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 MetersANSI 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 U#�URBAN 25 CROSSROADS 104 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study U#�URBAN 26 CROSSROADS I-09 215 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. QgOFESSIDH R Bill Lawson, P.E., INCE ��Q� aOWARo e Principal °y 2 URBAN CROSSROADS, INC. a 3 A 260 East Baker Street, Suite 200 1 No.TR 2537 Costa Mesa, CA 92626 Jj TRAFFIC �P (949) 336-5979 9TFOF CALIFO�� blawson@urbanxroads.com EDUCATION 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 U#�URBAN 27 CROSSROADS 210 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study U#�URBAN 28 CROSSROADS 111 215 Riverside Avenue Noise Impact Analysis APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE 12356-04 Noise Study URBAN 29 OUR BAN 112 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN CROSSROADS 30 213 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 lever" 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/ 11- 4 1/9 2/1 412 0 1 9 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/ 225 2/9 2/1 412 0 1 9 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/ 110 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: ALLOWABLE EXTERIOR NOISE LEVEL (Equivalent Noise NOISE TYPE OF LAND Level, Leq) ZONE USE 7 a.m. to 10 p.m. 10 p.m. to 7 a.m. I Single-,two-or 55 DBA 50 DBA multiple-family residential II Commercial 65 DBA 60 DBA III Residential 60 DBA 50 DBA portions of mixed-use properties IV Industrial or 70 DBA 70 DBA manufacturing 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: ALLOWABLE INTERIOR NOISE LEVEL(Equivalent Noise NOISE TYPE OF LAND Level, Leq) ZONE USE 7 a.m. to 10 p.m. 10 p.m. to 7 a.m. I Residential 45 DBA 40 DBA 34 https://www.codepublishing.com/CA/NewportBoach/ 117 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/ 118 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. 1. 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/ 129 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/ 120 7/9 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/ 121 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/ 122 9/9 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN CROSSROADS 40 12S 215 Riverside Avenue Noise Impact Analysis APPENDIX 4.1: STUDY AREA PHOTOS 12356-04 Noise Study URB 41 CROSSROA1D�S 221 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN 42 CROSSROADS 1215 JN:12356 Study Area Photos k y' a L1 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 L2 Northeast 33, 37' 19.590000", 117,55'25.420000" 33, 37' 19.590000", 117,55'25.450000" 43 120 JN:12356 Study Area Photos L2 South L2 West 33, 37' 19.590000", 117,55'25.480000" 33, 37'19.620000", 117,55' 25.480000" s L3 North L3 Southeast 33, 37'21.060000", 117,55'22.680000" 33,37'21.070000", 117,55' 22.680000" s �y L3 Southwest L3 West 33, 37' 21.090000", 117,55'22.600000" 33, 37' 21.050000", 117,55' 22.540000" 44 227 JN:12356 Study Area Photos I 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" 45 222 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN CROSSROADS 46 129 215 Riverside Avenue Noise Impact Analysis APPENDIX 4.2: AMBIENT NOISE LEVEL MEASUREMENT WORKSHEETS 12356-04 Noise Study `O/URBAN CROSSROADS 47 130 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN CROSSROADS 48 131 24-Hour Noise Level Measurement Summary L1-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 : 356 ProjerProject. 215 Riverside Analyst: R.Saber R.Saber Hourly L, IBA Readings(unadjusted) 85.0 80.0 m 75.0 v 70.0 65.0 60.0 a 55.0 Q ^ n O O N ei O N ` 50.0 N e n n n n " N m pN� 40.0 N y�j y�j N Y1 N Irl - N N N N INfI O W V 35.0 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 21 442 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 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 y Max 57.2 85.2 50.3 66.0 63.0 60.0 60.0 58.0 55.0 53.0 52.0 51.0 Energy Average 56.2 Average: 62.8 60.9 58.9 58.2 56.0 54.0 51.5 50.9 49.8 54.3 55.7 50.0 Evening Mln 442 fi4.6 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 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 .70 Energy Ave rage Average: 54.4 52.4 50.4 49.8 48.0 46.9 45.0 44.7 44.1 Lam► URBAN U:IUclobsL12100-1250OL32300�123561Fieldwork112356 L1_Summary 49 grxpsgraoaos 1 � 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: : R R..Saber Hourly L, IBA Readings(unadjusted) 85.0 80.0 m 75.0 v 70.0 65.0 60.0 t 55.0 50.0 rn o LAry 0 45.0 40.0 35.0 Ahw 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 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.D 50.0 48.0 44.0 43.0 41.D 51.7 5.0 56.7 21 482 68.4 38.5 58.0 55.0 52.0 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 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 y Max 56.7 76.8 46.7 67.0 64.0 62.0 60.0 57.0 54.0 50.0 49.0 420 Energy Average 55.3 Average: 63.2 61.6 59.5 58.3 55.1 52.1 48.2 47.3 45.9 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.D 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 grxpe�raoaos 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 85.0 80.0 m 75.0 v 70.0 65.0 60.0 55.0 rp ui n N m ry INn o n 50.0 e e o n c 45.0 D n = 40.0 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 10 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 38.0 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 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 y Max 66.1 90.2 48.1 74.0 72.0 70.0 70.0 67.0 63.0 55.0 53.0 51.0 Energy Average 63.7 Average: 70.6 69.2 67.9 66.8 fi4.2 60.6 12.1 49.8 46.3 62.1 63.2 59.6 Evening Min 57.7 76.5 38.9 69.0 67.0 64.0 62.0 53.0 47.0 E41.0 40.0 340 V Max 61.0 86.1 39.8 70.0 69.0 66.0 65.0 61.0 55.0 44.0 43.0 41.0 Energy Average 60.0 Average: 69.3 68.0 65.3 64.0 57.3 51.0 42.0 41.0 40.0 Night Min 49.4 72.0 37.4 60.0 58.0 52.0 48.0 42.0 40.0 39.0 38.0 38.0 67.0 Max 66.6 83.1 45.3 74.0 73.0 71.0 70.0 68.0 64.0 52.0 49.0 48.0 v Energy Ave rage Average: 65.6 63.7 60.6 59.1 53.4 48.6 44.0 43.0 42.0 Lam► URBAN U:jUclobsL12100-12500L12300�123561Fieldwork112356 L3 Summary 51 1T.VPRosaoc 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) 85.0 80.0 m 75.0 v 70.0 65.0 60.0 t 55.0 O n h O N 0 SO.O w O IN N M N A N b a 16 IO N N O N w is OI r0 ALINr N M N p 40.0 N '^ u' N M 1�11 u' u O N 35.0 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 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 53.0 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.D 46.0 43.0 40.0 40.0 39.D 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 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 Day Max 61.9 89.7 46.6 68.0 65.0 63.0 61.0 57.0 53.0 49.0 48.0 47.0 r Energy Average 56.9 Average: 65.6 63.3 60.8 58.6 53.1 50.1 47.1 46.3 45.3 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 40.0 40.0 340 Max 52.0 74.3 41.1 65.0 62.0 57.0 54.0 49.0 47.0 44.0 43.0 42.0 Energy Average 51.1 Average: 63.0 60.3 54.7 51.3 46.7 44.3 41.3 41.0 40.0 Night Min 40.7 50.6 39.3 45.0 43.0 42.0 41.0 40.0 40.0 39.0 39.0 39.D 57.6 Max 55.7 77.8 45.4 64.0 63.0 61.0 60.0 55.0 50.0 47.0 46.0 46.0 .7 V Energy Average 4&7 Average: 53.7 51.7 49.0 47.6 44.7 43.0 41.3 41.1 41.0 Lam► URBAN U:IUcloi12100-12500L12300I12356IFieldworkl12356 L4 Summary 52 grxp raoaos 1� 215 Riverside Avenue Noise Impact Analysis APPENDIX 6.1: CADNAA NOISE MODEL DATA INPUTS & RESULTS 12356-04 Noise Study `*/URBAN CROSSROADS 53 130 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN CROSSROADS 54 237 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 Lw/U Day FN,1l FV.1ue norm. IdBA)I(dBA)I IdelA) Parking Lot 69. i 9 699 Lw 699 HVAC 88.9 89 Lw Bi-, HVAG 88.9188.91L. 188.9 Barrier(s) Name Absorption Height left right Begin End (m1 (m) BARRIERS 621 0.21 2.44 It BARRIERS RIERS 0.21 021 2.44 g BAR 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 ./ pg 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN 56 CROSSROADS ls� Exhibit C Preliminary Water Quality Management Plan 140 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 141 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach,California Project Owner's Certification 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# 949-999-4545 T 5 Signature Date MR. GARY IABARA Owner's Certification 142 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 Cortgnttss 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 3 144 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach,California Watershed-Based Plan Conditions Provide applicable conditions from watershed I TMDLs for Lower Newport Bay: -based plans including Nutrients (1998) TMDLS. Toxics (2002) Fecal Coliform (1999) MR. GARY]ABARA Section I Page 4 1- 45 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach,California Section II Project Description IIA Project Description Description of Proposed Project Development 8. All significant redevelopment projects, where significant redevelopment is Category defined as the addition or replacement of 5,000 or more square feet of (Verbatim from impervious surface on an already developed site. Redevelopment does not WQMP): 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 Pages Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach,California II.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 ........_ .... ........-- ---------- ....... t- - ^--- ._ ------ Heavy Metals OE N Pathogens (Bacteria/Virus) EO i N _...._.... ....... ........................ ............_........ __...... ...... .. ..... . Pesticides O N Oil and Grease OE N -.........__.......__......._.-..... - ..... — .....--.... --......i.....--..... —.............—......._...... _......._.-.....-_......__.......--.... --......_...... ....... — ... Toxic Organic Compounds E Q --........-------------...:-----....----------—......---........---....----.......-- ... ---...:-— .... ....... Trash and Debris <g> N i I MR. GARY]ABARA Section II �1 !� 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 Page 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 ...... _..-.... _ ...... ... . I Location/Address 215 Riverside Avenue, Newport Beach, California Project Area Description i 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 Page Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach,California III.2 Site Characteristics Precipitation Zone 0.7-in (TGD Fig XVI-1) _-...... - - _-.... _ . _....._ . . ....... ...... _. ....._.._..... . .. --...__. Topography 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 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. ......... ...I..... . _......... ..... ........ ........................ ............._........... ...... _. .....--.......... _........... ......... . 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 p-roperty. Information t MR. GARY]ABARA Section III IT3 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: i None. i Environmentally Sensitive and Special Biological Lower Newport Bay. Significant Areas MR. GARY]ABARA Section IIII PTIVT 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 I C = (0.75 x imp + 0.15) = 0.75 x0.77 + 0.15 = 0.73 d = 0.70 in. A = 14,470 sq.ft. l DCV = 0.73x0.70 in.x14,470s.f.x \12n/ - 616cf MR. GARY]ABARA Section IV pf" 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) dHSC= - inches Worksheet A Calculate the remainder of the design capture storm depth, dremainder= 0.70 inches 3 dremainder Inches Line 1 —Line 2 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 dremainder x A x 43560 x 616 cu-ft 4 1112 Vdesign= 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) Kmeasured= In/hr (Appendix VI I) 2 Enter combined safety factor from Worksheet H, Sfinai(unitless) Sfinal= 3 Calculate design infiltration rate, Kdasign = Kmeasumd/Sfinai Kdesign= In/hr Step 3b: Determine minimum BMP footprint 4 Enter drawdown time, T(max 48 hours) T= Hours Calculate max retention depth that can be drawn down within the Dmax= feet 5 drawdown time (feet), Dmax=Kdesign x T X 1112 6 Calculate minimum area required for BMP (sq-ft), Amrn = Vdasign/ Amin= sq-ft dmax MR. GARY]ABARA Section IV pfi 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. A ft.) Impervious BMP Type Sizing 1 14,470 0.77 BIO-1: Bioretention w/ SWQDv Underdrain 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 " 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 Pft" 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 IV Pmg 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: Would infiltration of the DCV from drainage area violate 3 downstream water rights? X 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 T 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 P7gP--7.a 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 PTg� 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 P F 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 For projectsand/ordemand) What is the minimum use required for partial capture? (Table 8 X.6) 9pd What is the project estimated wet season total daily use 9 (Section X.2)? 9pd 10 Is partial capture potentially feasible? (Line 9 > Line 8?) For projects with only toilet flushing demand 11 What is the minimum TUTIA for partial capture? (Table X.7) 12 What is the project estimated TUTIA? 13 Is partial capture potentially feasible? (Line 12 > Line 11?) or projects with only irrigation . 14 What is the minimum irrigation area required based on 0.84 x 0.256 = 0.215 ac conservation landscape design? (Table X.8) 15 What is the proposed project irrigated area? (multiply 0.076 ac conservation landscaping by 1; multiply active turf by 2) 16 Is partial capture potentially feasible? (Line 15 > Line 14?) No Provide supporting assumptions and citations for controlling demand calculation: MR. GARY]ABARA Section� 1IVV P19 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 P�ge Z1 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 Calculate the fraction of design volume that must be provided 7 by BMP, fraction =Xi-Xz fraction= 0.34 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 4 (1112)) Vdesign= 202 cu-ft 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 NZ2 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% may" i.1-hr—2-hr 80% r ,' / 3-hr J 70% r � J! ' +6-hr u / --12-hr ate, 60% f --24-hr f --3&hr w 50% w 1 —48-hr a 40% - -72-hr U —96-hr 30% / -ip-120-hr 20% —188-hr ■ 240-hr 10% 360-hr 48O-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 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 Pi 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 Identifier Name If not applicable, state brief Included Not 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 Compliance ❑ No hazardous waste. .................. ..................................................... ................ ................... ........................................... 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 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 Provide storm drain system stenciling Sl and signage ❑ ® Drain inlets on private property. 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 ��� 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 ❑Developments with El variety of developments designed conversion of empty lots 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 area similar 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 IIVV P�gp 2S Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach,California BMP Name 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 PTg11 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 Determine the design intensity that must be provided by BMP, 6 Idesign= 11-12 ldesign= O.26 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 pf! F Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach,California 0 IA o y� I Illll � N 0 N 0 N a N N C? E O E E E E R 0 L co 0 0 o u� a D" II 0 N II t0 it .I A II II If V ., 0 U 11 , I� H H F� F� W _. Y N 0 7 J O = LO V) e + o U � Z 0 o � 0 j o - — ---- o z w o 0 0 0 0 0 0 0 0 0 0 O Ip r cD In v M N .- � AoualoWg am3deo Ienuuy86eJany z x x MR.GARY JABARA Section IV TPT 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 ?!�-'i 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 7�� 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 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach,California A c SITE I�en nn - Balhna lsluutl Balboa Island Fen,p Balboa Fwi Zone0 f,Balboa PavAwn Go gle Han,,JJaand Figure VI.1. Vicinity Map. Source: maps.google.com MR. GARY)ABARA Section VI ?7,D ' •./5 ' y1 � r / r / j(� r Source: ••• WpMP LEGEND ` y 0 Omows[ososcuxwlcE Dual //\ to � SCALE: i"= za' TM .uu.sw I/ \fP.L BIORETENTION PwNIER Box P.L f~ � RAINBO%w/ T \oRAMBox W/ REAT14kMT FILTER ., TRE4TMEM FILTEfl PUMP ' �VSUMP �DRAINBOXWI - IL rtx a�Oelue:Hn rury ��, TREATppWNT FILTER a ' 111 BIORETENIION � I e , — may_ ' T. PIANTER BOX \-ROW 3 t � I ✓ �'f FORCE W n pmlasl vaa urtx �(/' /i I' MAIN Y[x T9Np Au w xamAml : W O v CURB 'alvw/1' fwvxn / OUTLET — — P.O.W.� L IY V4I'Ws6IXc¢ 1 _ 1ITe I+ =7I — J FZ C RJ 164 7 PIANTE STPUCTURPL DESIGN OTHERS U Z UNDERDER PR SE114TE�NBPERMR n DETAIL - "-- BIORETENTION PIANIER BOX TO�L. O� OOO —� .— — � -_� ��", LL-� .Y�-GW.Q.M.P. SITE:. FIGURE � PLAN vi.1 JOB NO.: 18131 177 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 Compliance BMPs for Mobile Household Tips ® Businesses El Proper Disposal of Household Hazardous Waste ® Check If Other Material Recycle at Your Local Used Oil ® Attached 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 PYge,34 ATTACHMENT A 179 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 ➢ Rain gardens with Bioretention stormwater treatment facilities are landscaped underdrains shallow depressions that capture and filter stormwater ➢ Vegetated media filter runoff. These facilities function as a soil and plant-based ➢ Downspout planter boxes 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 Source:Geosyntec Consultants Bioretention must be designed without an underdrain in areas of high soil permeability. Feasibility Screening Considerations • 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. XIV-50 December 20,2013 zgo 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. OC-Specific Design 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 282 TECHNICAL GUIDANCE DOCUMENT APPENDICES Simple Sizing 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 122 TECHNICAL GUIDANCE DOCUMENT APPENDICES Capture Efficiency 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 1g3 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 -124 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 ➢ Drop Inlet Filters sorbent media (oil absorbent pouches) to remove floating oils ➢ Catch Basin Filters 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 Catch Basin Insert(DrainPacT' structures that are recognized as water quality treatment BMPs. Trash and large objects can greatly reduce the effectiveness of catch basin inserts with respect to sediment and hydrocarbon capture. • 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 Filter TM Aquashield Aqua- Guardian TM Catch Basin Aquashieldl ' Inc. www.aguashieldinc.com Insert Bowhead StreamGuardTM" Bowhead Environmental & Safety, 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 Filter TM Inc. XIV-78 December 20,2013 28.5 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 StormFilterTM Inc. p Contecho Curb Inlet Contech Construction Products StormFilterT Inc. www•contech-cpi.com 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 Catch Basin Insert Drainage Products �^ •nyloplast-us.com 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 120 ATTACHMENT B zg7 v(ewweM mom 8wmua.ulaq pme>n my n avmup Iwoti.a.).•(nap.au s>[um moat) eliMiv AIptVR.'A.ixv.Y.TLA.l.Miv .(mp ies.i.."wound.sae sumip uu.sm 'mmlp.w.s wut steumnm pw. aye vo uma>o xa4 vapRrA a wmJ 1>t l wrap 1nuwctumvmm paysa as uroupq aq uv-uaueap pax uanlval 'sapupnd•toted•pa>mow alq-sxsauunq Pon v13t4al•v10u4 aptnnu am a.N Butgl.(WE lo`J$+'"a 2A24M uvw a41 pue ulup W.I.up myssv q a pq uupnpud d..dN411W getlmew)u luud•ry pue . mn iado>d 'uopnpodgvuw ueym uume anpu put i - I 'Mg.pmutnunnUduegm>aqlo Agmb aA.a mdi q in papaau n..,Iuminq s+� ._- - puc uYuldd.p unel•ysrw saw..,.Inm put nuapum.4unsq auup wwJ uudd.s agAo pun 8ntyacx>ptya+•uone8wt marl>sn nmN a4na>xa na.pM 1vA aq1 sumlp .woes umlumm pert 8utdump m8>Ilt me ..m - pi aup.(uc uaJJey vu Loam uegap� ' ul mals.4 ute]p. .M.ip ut Dun.a..!Wuo•.4Rmb 'Av ayl Buule uuenglml do Hu,.1 amw remold of>Rgnd ay1>8uno>ua pue monpa 'xleap.ml ungan a.p avou m amewlo .Atun(rJ J.C)f.w45nw41 paduplap ci. q :>aeyns pa+ed pue sat 8u, iol uo scans IW vwryu+>fllep cola slwaxmu amhN >Aey susu8wd waurammit.4lpmb amewwvls 'f>new nnM. 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HI11 961-T1]9 Ii Nl iO&1616 or.4ilww.uca<mp.wm ormg Cmrnry Ao.mnlo Acga.......lanl R9RA55 (hang.C'2"1... q Tbc unrnpe f'u.nn.y 5lomwalrr Prapram lm aneaml M'a¢r Pxuuuun N.M-Re ol"Hrx9a vrd mWenrr.an rlmvonic wJinBlW wGrLium pET/~IUJI47E97d051 coin..... .,weyund-and..orange ideu.mmp Ur.Yne Weer Mo...Now.R F.- .N .Nnni -od.......I."lino.- m.and •Wr^^R -Wn nmmR axd drrbnplm...udur of c'..r drromu N \v N n [ N a t e f 5 11 e d s . < u 111 r'p• f . r a r (spin U.e w0 Plrue•and m r.nnW w �OJ>[1�IUI\ nnlurmxuerinlufulntlhcoRnenL[d..aum e a v+ The Ocean Begins at Your Front Door �r f Is 1 Follow these simple neat w help reduce wale' pollutes: Household Activities Pool Maintenance Trash ■Do nor rime spflb with.ter.U.dry cleanup Wool and spa water must ber deeldorinated and free ■Place trash and liner that mount be recycled in methods such as applying cat litter or another of excess acid.alkali or color to be allowed in else securely covered tradt cans. absorbent material,sweep and ditpme of in street,gutter o'stems desist. ■ts'henerer possible,buy recycled predueu. the I.A.Take items such as used or excen ■%'ben it is not mining,drain dechlonnated pool and ■Remember-Reduce,Reuse,Recyek, hall'ie,Im I.dmnen.automotive fluids, spa water directly into the painting products and cathode sty tubes,like saniaq., Pet Care TA's and compeer monitors,to Ifoutchold 0Some cities may hale ordinances that do out allow ■Ahmys pick up after your pet.Flush waste down Harardmu Waste Collection Center(HI IWCC). peal water to W dispose of in the storm drain. the toilet or dispose of it In the troth.P"waste. ■For a I IIiWCC near you call(714,R-7441791 or Check with your cis, if left mndoors,can wash into the street.gs"m' ids moo—.Indlllbrnm. or steno rival". ■Do not hose down your driveway,sidewalk or l.undswpe and Gardening Elf possible,bathe your pets indmws.If yots must patio to the street,gutter or storm drain.Swap ■Do not mrr-water NSmr your lawn and garden by badse your pet ouufde.wuh it on your lawn or ,If,debris and dispose of is in the tmh. hand m central the amount of water you use or set another ahsorberu/permeable surface to keep its igation q•tenu to seller seawnal w.ua nerds. the w-mhwat,,from entering the street,gutter or Automotive If weer RsmcoR yonr yat'l"nus yraudnvcwayot swrmdrain. MTake your t,hldc so a cammercial car sislamlk.your mmem is mcrasatcring.Periodically ■Follow directions for tat of pet cam products .Is wIonc cs,possible.If you wash your ingwct and Is.halts and usudirccted spinklns. and d'npom of any unused products m a vehicle at home.choose soap,demon,or ■Do not sake or blmv Imves.clippings or pruning IIIIWCC. dcmrgan.labeled nonAoxic.plmphase-free waste into the street.gutter or storm drain.Instead. or biodegradable.Vigemble and thru".sed dlaposv of wane by comporting,hauling is to a Pentium an,tylsimlly safer for the environment. Iwmtined landfill,or as grant wage Ibronghot.. ■Do not allow wuh..from vehicle washing city'.recycling program. to drain into the street.queer or norm drain. ■Follow directions on pesticide and fetilireo Excem washwaser should h,disposed of in the (measure.do not estimate amounts)and do not use sanitary sewer(through a sink or toilet)or onto if min is predicted within 46 hours, an aborbent surfz¢like your lawn. Elkke unwanted pesticides so a IIIMCC to be ■Man nor your vehicles for leaks and place a pan Ire riled.For kwatiom and hours of H HWCC,.11 under leaks.Keep your vehicles well maintained (71U YS4L7Vt or visit to, .—.Walllll,cwn. to mop and pmrnt leaks. ■Never pour oil or antifteeu in the strcvt,gutter or storm drain.Rcaydc these suMmnm a a service station,a wrote ell collection center or sued aid recycling center.For the Isms Used Oil Cnllwissn Canter call 1 a 0041-IANI4P or vidt www.Iamkkanop,org. �y I con IL L x f bID .. _ - :. = - ' .. - : . • _ i r _[ a = = tc S a C r3byyto0 OyL Ati4uf5C1 •0yE vva� OOb ° 0 unfa6 6tGod1 �c °c cc o °Cdc o M vo Ilk zx x cd E a ° O 3 0. ° Oh N > 9re° W ,5 = OE 4 'C 6i Nu u O v O O 4.b00v U vL= v .•� �. h �i V O 0. g 4 y C4 >�•C ■ ■ ■ ■ ■ ■ ■ b 0 c) m� ° ° o 0 .O O 0 y aC >. � n v u y C .b .� C > � N o C o u o v u 3 F •Cf 4J O t C C: 4; u i3 H e c eu ai a E 0 o °� bU b ° a. o b E a c o ° v y I "o va 3 a Oa Y T Iq N O -0 b N u •' "Cf C '� O Vl co 0 �+ O „v, 1,Q,, N •b Q7 CL O C U •O 'a0 � d �❑Ni fy+ y0. 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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 19� p >1u u c c o •y � a> Od co c � d E E L H E E C O O W C 02 U U C C O C O C O l0 C C 02 C C O C O a o o a o a 0 o d O D d d O N O C O O 0 E N N ` a `O U U Q O 'N O OE N= N C -0O N d E m aQ E � .- C N d — a m o C � d.00 C U O T j m O � Oo C 0- n C i N C O C iO w C Y O d O O o T U C N w u N aci U L aci c -oo u- c � E E N N E C c0 C O H `p O Y fO N L E O 3 o a o o u N O 2 E Y > L afOi is � m O N C d C to C C N A C C d c Z c L adi 3 .c E N a u O 2 N tO 0 U U c p A ; 0 0 > E Ea O � o °o 0 R�; a aEN cm u - clU o C � d C d N CUT y O) C N NE CE OO O OE Ny m E U NdJ Ao EL = a O EC U m C O N `p U tUO E C N N O N O C N C H N a E (CO C C N N O .� O VI D C N 'O .O C A a d N N N C d N C O tCp U N > N a O) N o L C CL .r 0 tO -O '.' 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N a s m rn .Q °' r r r x m n> wa Q 19� \ / } k / ! \ ƒ I 2 LLJ L \ \ \ \ CL � \ \ 0 E § } / 0 / \ ( w - \ j \\ ik ) � \ \ { \ � ffd \ aE ® � ~ E > = _ - - - E@7 \ a ! ) ) \ \ Q ) § ® \ /\ k � _ - k_ i t5 ix \ _ - q= _ « ) \ k § � � df2 ° °_ ` k7 _ { 2 2 - - 6 § m { cr ; 2 ] { ) k E 2 // _ \2 / ® � § \ ) § ) ) a / k _ k \ \ ± \ \ kd \ { jam ) \ co k _ f Q \ \ % 6 \ k § ° 5 � ) « k - ) \ ` c f 0 -- a ; 2 : k ] a § ° - J u \ 32 a= « f ± ® a » « o . . f 2 f 7 k E/ { ) / & / / / \ / % j \/ - � ] ) ƒ { ] / < 26r N N C O O p � a C C O O OCL N L N � A � T y N N C C C •C A W O O C C > O � a O O c Q � N w -O Ccr, nS y N U p N L M C Vl tC = y0 C � p'C L O re) m o bD N O T O ` CO C C T �" t0 LL N m CL a0i E cl u m c q H w 0 y O G > R c O O F a • • E 0 •cl • U A E O J N C L O � C U p C d O O a` U O C G._ C m f0 E U O C m c C m N �O C m C Oca y r N � N 'O v E d O � m E f0 y r Lo d Vl C a co a C o m m E m a U (1) a d v w a O F a C @ m r L 'O p L m W 0- Y • • p Exhibit B, Operations and Maintenance Plan Attachments GENERAL SPECIFICATIONS FOR MAINTENANCE OF TSERIE.Sr CATCH R4SININSERT FILTERS (POST-CONSTRUCTION INSTALLATION) SCOPE: Federal.Slate and Local Clean Water Act regulations and those of insurance carriers require that stormwater filtration systems be maintained and serviced on a recurring basis. The intent of the regulations is to ensure that the systems.on a continuing basis.efficiently mmoic pollutants from stormwater runoff thereby prescnling pollution or the nation's water resources. These Specifications apply to the T-Series' Catch Basin Insert Filter. RECOMMENDED FREQUENCY OF SERVICE: Drainage Protection Systems(DPS)recommends ltal installed T-Series"'Catch Basin Insert Filters be serviced on a rectrning basis. Uhimalely.the frequencv depends on the amount of mnoff.pollutant loading and interference from debris(leaves.vegetation.cans.paper.etc.).howewcr.it is recommended that each installation be serviced a rnininmm of three times per)'ear.with a change of filter medium once per year. DPS technicians are available to do an on-site evaluation.upon request. RECOMMENDED TIMING OF SERVICE: DPS guidelines for the liming of service am as follows: 1. For areas with a definite rainy season:Prior to.during and following the rainy season. 2. For areas subject to yrar-round rainfall:On a recurring basis(al least three tines per)ear). 3. For areas with winter snow and summer rain:Prior to and just after the snow season and during the summer min season. 4. For installed devices not subject to Lhe elements(washracks.parking gamges.elc.):On a recurring basis(no less than thme times per)ear). SERVICE PROCEDURES: I. The.mice shall commence with collection and remmal of sediment and debris(litter.lcwcs. papers.cam&etc.)mid broom sweeping around the drainage inlet. Aecmmulaled miaterials shall be placed in a DOT approved container for later disposal. 2. The catch basin shall be visually inspected for defects and possible illegal dumping. If illegal dumping has occurred.the proper authorities and property owner representative shall be notified as soon as practicable. 3. The catch basin grate shall be removed and set to one side. Using an industrial vacunn.die collectod materials shall be removed from the liner. (Note:DPS uses a truck-mounted vacuum for senicing'r-Senes:"catch basin moons,) 4. When all of the collected materials lave been removed.the filler medium pouches,if used.shall be removed by unsnapping the tether from the D-ring and set to one side. Tlic filter liner,gaskets. stainless steel franc and mounting brackets.etc.shall be inspected for continued sea iceabililw. Minor damage or defects found shall be correeted on-the-spot and it notation made on the Mainicnaacc Record. More extensive deficiencies that affecn lire efficiency of the filler(tom liner. etc.).if approved by the customer representative.will be corrected mid an invoice submitted to tire representative along with the Maintenance Record. 5. The filter median pouches shall be inspected for defects and continued sen'icrrbility and replaced as nocessan and the pouch inhcrs re-aitachod to the liner's D-ring Sin below. 6. The grale shall be replaced. 202 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. Nate:As the generator,the landowner is ultimately responsible fur the proper disposal ofthe exposed filternaedium and debris. Because the materials likely contain petraleunr hpdroearbons,henrynretuls 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. 20S 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. 204 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 Exhibit D Water and Wastewater Generation Memorandum 200 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 207 9.2- Irvine San DiegoFUSCOE On,eles Los Angeles��II� El Centro ! N i 1 N E E R I N G San Ramon Water Demand Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Purpose The purpose of this report is to present the results of the evaluation of the water demand 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. 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. 1 202 Water Demand Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 CITY OF NEWPORT BEACH UTILITIES DEPARTMENT FH Y1 IMM SIM of MOMWI FIRE HYDRANT FLOW TEST AMOUNT PAI D: S360.00 DATE: 039I(,12019 CHECK NO: TIME: 6;0 AM TESTNO: WEATMER:CLEAR PROIECT: PROJECT LOCATION: 2200 W.COAST HWY. TEST CONDUCTED FOR: FUSCOE ENGINEERING TEST PERFORMED BY: BULLMAN,AUGER TEST WITNESSED BY: FIELD OBSERVATIONS AND FLOW DATA STATIC HYDRANT F: 4W LOCATION: 2244 W.COAST HWY. RH MANUFACTURER: JONES NUMBER&SIZE OF OUTLETS: 2-2.5"1d STATIC PRESSURE,(Ps ,psi),PRE-FLOW: fiR RESIDUAL PRESSURE,I,h,psil FLbW1146: 6B FLOW HYDRANT M: 4R4 LOCATION: 2200 W.COASTHWY. FM MANUFACTURER: AVK NUMBER&SIZE OF OUTLETS; 2-2.5"14' STATIC PRESSURE,PRE-FLOW(DTFO 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): 33 OBSERVED FTAW:THE OBSERVED FIANT FROM A HYDRANT OUTET 1S CALCULATE]FRONT THE FO VTNG EQUATION! `{` ,{ 29.Ral,CO rp W'HERr.; Q ISTHF OB3FRa'ED PI.OWRa GPM:J IS TNEO,l�RIF.FT D1.aMEAINNGHFs; P 15THFPTn?Tc:.aU0E PRFtiSUTIF.D3 P51;AND C IS THE FlAW]'ASS COFFFlCTFNi(C=I;II FOR FlFM"R'RFS AND C=D.o FOR RUT( FLOWRL, DINGS). OBSERVED FLOW(Qs,Spa): 954 GPM D(SOIARGE CALLS TILE DISCI IARGE FOR A GIVEN FIRE I WDRANT f_;N RE DETERMINFJ)FROM TI IT FOL LCMNG E44UA'11ON USING'DIE INI'ITAL 1 STA'RC)WN ER PRFSSLTIE.WD 171E RESIDUAL 1 DYN,W IC) WATER PRES.AME< r(F 20)a Q,=Q tiP,—F,./ WHERE; Q (STATIC OR RESIDUAL)IS THE ELI M IN GPM:AND P (STATIC OR REMI)HURL)IS THE PRE5%L MM NOTE:A ID PH DROP IS REQL-IRGD FCIR V MD TEST•. CALCULATED FLOW AT Z4 psi(Qr,gpn): 2536 CIFM 2 209 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: 2d Level: Commercial Area Commercial Area 1 54 sf 1 54 sf 2 1215 sf 2 1215 sf 3 117sf 3 117sf Total. 1 ,386 sf Total, 1 ,386 sf 3 210 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/doy 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 4 211 ATTACHMENT 1 Water Atlas Map G7-W Water Demand Memo— 215 Riverside Avenue Newport Beach, CA 212 ly a O 5 ) IY J • 11 p f a m x)w p 0 w p 10 • 0 w a •mr♦ • m • • f • • • e Q s E • 1 2 ] • S 1 2 3 • a ey : 9 a i m s " N ; e n 0 a A a 3 F eeO•D y S< ) • m ) ^�.( ffi [ 8 B e • = 8 e 0 r: 8 B 5 a )n ; e a w w 5 w s a " wig a w II 1P a N 1I @ 9 M 'is B tx 4 • a n YD )j ♦ w ; £ ♦ PI • " B i • PI t a 3 22 c a ffi ! 3 t2 s ] YY n 1 • _II m B Y m 5 x 8 B 5 i 9 1 IB i x� ri �' 1z n d 1 et 1 21 E I w E 1 2• ! a Bs[•ws n. is B B 0 ) PD re x` : a n p • a i x a 9 • p i m > n u w 5 n • 6 a a 6 • > 0 ! 21 i P CO 1� Q • ' w p 5 w a x w p �n 9 •[ p i 9 " 8 a 9 " • a' lJ T a • s 8 1 2 S • 5 8 12. 1 e e eY•cos s.••T " e "y i yy •• "n � o • 11 * � R, Sp 5 ( aY r �i m � 2 w(( � onlvc • r G 1 2 3 440 E i w • c �ki E i � d,x • 16 r • y8 �'j, Ir max w(ww ♦ �., TM .(•,m 1x ° v � � R �. � i t n y M m y +�w•x. s cow § x • ° ♦ °Y. . ram n� `1 sE a I -___ vi'r t e ` • n I pg /y � VDn4 1 'per T � a 1: � • MIaM(•Y � :"i� c' me y — I wy OF R[•QOR) K•Cx ^ G 7^ W i 213 ATTACHMENT 2 IRWD Water Demand Factors Water Demand Memo— 215 Riverside Avenue Newport Beach, CA 214 Water Use Factors Table 3-1 Land Use and Water Use Factors j1QQ Residential al/D I/ GaUAdDav 11 I 1 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 3.00 225 180 405 16 3,000 1162 Res-Medium Density Irvine 7.50 200 I10 310 20 3,100 1172 Res-Medium-High Density Irvine 17.50 165 15 180 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 1 115 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 15 180 25 3,600 1126 Res-Estate Density Lake Forest 0.50 300 600 900 7 2,800 1136 Res-Low Density Lake Forest 3.00 225 180 405 16 3,000 1166 Res-Medium Density Lake Forest 7.50 200 I10 310 20 3,100 1176 Res-Medium-High Density Lake Forest I7.50 165 15 180 25 3,600 1186 Res-High Density Lake Forest 32.50 180 20 200 20 3,300 1200 Commercial KSF/Ac Gal/KSF/Dav Gall v 1210 Comm-General Office 25.00 56 4 60 30 4,000 1221 Comm-Community 9.09 209 11 220 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 1300 Industrial KSE4c Gal/KSF/Dav Gal/AclDai 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/A&Dav 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 2210 AG-High-Irrigated(TIC) 100 3,100 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 IRW D; 1411=Airports; 1413=Freeway and Major Roads;1850=Park-Wildlife Preserve; 1880=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.UredatalWRMP10021Ch31chapter3wsa0716;fm 21.E ATTACHMENT 3 Preliminary Utility Plan Water Demand Memo— 215 Riverside Avenue Newport Beach, CA 210 CRY OF NEWPORT BEACH NOTES EASEMENT NOTES: SCOPEOFWORK T�/y�A vw vino omva�i-sm�nwP 'w,m uunc DEVELOPMENT STATISTICSDAA NA °`_ a Ia NOTE TO CONTRACTORovurvuuraomonro - - �..,� cvn[xdna•or°[coeonaoe a u . o- amp° a ANNNL o- . �aawm o-w w 1-1 IN _ p :a ©DA us e \ I _ Mir, raa". vuul aDA. e s u i�.`�,s� .yig Im TIAIT d • x,�x m�u» � �/ s p .• rc aw J f ilt .l �. /r gm i"-- _ _ AVON STREET ----_. _ ----_— ; z 80 - w r< F auwsswnus*sucmauosswxsvcvxsns —.. - __ — a ' DETAIL a C-1 a , o r o �� ATTACHMENT 4 Pages 249 & 261 from CC Appeal of PC Approval for Nesai Restaurant Water Demand Memo— 215 Riverside Avenue Newport Beach, CA 212 VM \ M111e61 C ��i'� I't.%II:nG G ol51Gx i ........03 .e3a E.v19iIxG FUMING \ � _ 2 D 5 G 9 i 9 \ / arwewnu 1 t0 511E RPw EwPEE \C.R ON PEWf-0DPD �nS E)usnNG F1NmN0 —� \ FA MG FAPNPC0 `� 1D a PE.SRPlSRIPFD iO 511E RECOPO IS 10 �i 13 yW �j EXIMM (/ tl OW AY Q i _ F tnU ♦'"COMMEFCNL BfNIDMG j .� �wou.o... / Q to EM .EAmm \ 'vpo\ Qq 1Dl5 EFOG3nGE: .6..9i5GW.4E FE"c3 Z R MNM F.AA.-D X LO2MIEA1-e4497 NOd flZAS EFEEL ~\.\ / a e` SRE PLAN wlw.NG PAFA RAW FLMACAESTMPAM);9IOSO.M. \�\` 6 / w.w.w 1.1 Fi N SEVYJOFLO] FFXD2=W.Fi. 1V S GJPD Fi ,aFFC =6M.Mm /, •• EOM OA M.R. 8,mw.F1.<8MM.Fi.,FAk-OIL y' A-1 .0 �29 I i (CIf1i(NG) mw enow v U�_ Kr gTOO1 KII32 D00,5 r-. Project Plans Main Dining 9�4 sq ft ��n-�-�—r-d I„ O❑ � i 39 seats � n Chef's Dining i 269 sq ft (1 icy 16 seats V i Main Patio aawa,cana�,a I [ Chef'sPatio N --- ❑ 6o2 sq ft ��88 sq ft 30 seats Q aTM zz seats I / mE MXOT �,� . Iai P1M 07/13/2012 Community Development Department- Planning Division 29 220 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 221 9.2- Irvine San DiegoFUSCOE On,eles Los Angeles��II� El Centro ! N i 1 N E E R I N G San Ramon Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Purpose 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). 1 222 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: 2" Level: Commercial Area Commercial Area 1 54 sf 1 54 sf 2 1215 sf 2 1215 sf 3 117sf 3 117sf Total, 1 ,386 sf Total, 1 ,386 sf 2 22S 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. 3 224 Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Worksheet for Circular Pipe - Existinn _Development Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.013 Channel Slope 0.01000 fvyt Diameter 6 in Discharge 00148 fPla Results Normal Depth 0.06 6 Flow Area 0.01 IF Wetted Perimeter 0.34 6 Hydraulic Radius 0.04 fl Top Width 0.32 fl CnOcal Depth 0.06 It Percent Full 11.2 % Critical Slope 0.00814 ftM Velocity 1.23 Ns Velocity Head 0.02 ft Speafic Energy 0.06 R Ffoude Number 1.11 Maximum Discharge 0,60 fl'/s Discharge FWI 0.56 tt'/s Slope Full 0.00001 full Flow Type SuperCrlecal 4 22.E Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Worksheet for Circular Pipe-Proposed Development Project Description Friction Method Manning Formula 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 OA7 Ns Velocity Head coo ft Specific Fsergy 0.02 ft Froude Number 0.91 Maximum Disd)wge OZO ft/s Discharge Full 0.56 ft-is Slope Full O.00DDO ftin Flow Type Subcritical 5 22� 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 6 227 ATTACHMENT 1 Pages from CC Appeal of PC Approval of Use Permit for Nesai Restaurant Sewer Capacity Memo— 215 Riverside Avenue Newport Beach, CA 222 VM \ M111e61 C ��i'� I't.%II:nG G ol51Gx i ........03 .e3a E.v19iIxG FUMING \ � _ 2 D 5 G 9 i 9 \ / arwewnu 1 t0 511E RPw EwPEE \C.R ON PEWf-0DPD �nS E)usnNG F1NmN0 —� \ FA MG FAPNPC0 `� 1D a PE.SRPlSRIPFD iO 511E RECOPO IS 10 �i 13 yW �j EXIMM (/ tl OW AY Q i _ F tnU ♦'"COMMEFCNL BfNIDMG j .� �wou.o... / Q to EM .EAmm \ 'vpo\ Qq 1Dl5 EFOG3nGE: .6..9i5GW.4E FE"c3 Z R MNM F.AA.-D X LO2MIEA1-e4497 NOd flZAS EFEEL ~\.\ / a e` SRE PLAN wlw.NG PAFA RAW FLMACAESTMPAM);9IOSO.M. \�\` 6 / w.w.w 1.1 Fi N SEVYJOFLO] FFXD2=W.Fi. 1V S GJPD Fi ,aFFC =6M.Mm /, •• EOM OA M.R. 8,mw.F1.<8MM.Fi.,FAk-OIL y' A-1 .0 I i (CIf1i(NG) mw enow v U�_ Kr gTOO1 KII32 D00,5 r-. Project Plans Main Dining 9�4 sq ft ��n-�-�—r-d I„ O❑ � i 39 seats � n Chef's Dining i 269 sq ft (1 icy 16 seats V i Main Patio aawa,cana�,a I [ Chef'sPatio N --- ❑ 6o2 sq ft ��88 sq ft 30 seats Q aTM zz seats I / mE MXOT �,� . Iai P1M 07/13/2012 Community Development Department- Planning Division 29 230 ATTACHMENT 2 GIS Sewer Atlas Sewer Capacity Memo— 215 Riverside Avenue Newport Beach, CA 231 ry ry ry R' R' ry MNWS_ov Mroas_0% wrvwM pfmml ms ,ny.rv0p�° ruoa_ s PiPERS'O� _ ^L$ I HHEAG M Ylxoa ou 6 i 1� UcLIFF OPoVE OMMUNIYY CENTER \^ YHOOa_ Cliff � R / / l Park f M YIOM_OA YIa08m8 ~ PVON ST 215 Rvets 0e Y �OS_001 I100_ YO � Avenue 1N -,1$ mr pP pm I k /—� a IT R yp 4 ,(S A �r b0'L, 'urom ml 2 f OCP u saaos!x rMBea h � h fh.I mt / zeP r,�P4 hR \ \\ ~ ah! M. A. 1M1R1 mf 7p k"va, John Wayne Park /♦��EI('��, Dlscia mere hVe 0 100 200 Every reasonable eRpu nas been matlem assure the acwrary of S/.�� _ NBGIS am tlala ss and al rds dis!The any of New rotl Bea M1 antl J emp0yeB8 end ByBnIB d BLd m env and BI RBpOnB h'l ly hOm e� Qm ..I. O Feet relaunemaey results o�Ie naa'n is uae jye, / verzms 232 ATTACHMENT 3 City of Los Angeles Sewerage Generation Factors Sewer Capacity Memo— 215 Riverside Avenue Newport Beach, CA 23S 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 SS (m /1) I (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 -'ha pet: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 1,510A 46 Dai :Retail Area 5011,000 Gr SF 265 47 ancin Area of Bars or Nightclub) c) 350/1,000 Gr SF 265 48 Dance Studio i) 50/1,000 Gr SF 265 49 Dental Office/Clinic 250/1,000 Gr SF 265 Page 1 234 SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 r(,- FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS (m /1)(m /1) 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 Buildinga 120/1,000 Or SF 265 275 96 Office Bldgw/Coolin Tower 170/1,000 Or SF 265 275 97 PlatingPlant o IW Permit Required) b 50/1,000 Gr SF 265 275 98 ]aria Plant Industrial b dual 265 275 Page 2 2--35 SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 r(,- FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS Im /1)(m /1) 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 11/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 3 230 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 SS Im /1)(m /1) 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:FitnvTV-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 Vetermary Clinic/Office 250/1,000 Gr SF 265 275 172 Warehouse 30/1,000 Gr SF 265 275 173 Warehouse w/Office Total 265 275Sta 174 Waste Dump: Recreational 400/ tion 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 4 237 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. 1 232 (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. (j) 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 2 239 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. 3 240 ATTACHMENT 4 Preliminary Utility Plan Sewer Capacity Memo- 275 Riverside Avenue Newport Beach, CA 241 CRY OF NEWPORT BEACH NOTES EASEMENT NOTES: SCOPEOFWORK T�/y�A vw vino omva�i-sm�nwP 'w,m uunc DEVELOPMENT STATISTICSDAA NA °`_ a Ia NOTE TO CONTRACTORovurvuuraomonro - - �..,� cvn[xdna•or°[coeonaoe a u . o- amp° a ANNNL o- . �aawm o-w w 1-1 IN _ p :a ©DA us e \ I _ Mir, raa". vuul aDA. e s u i�.`�,s� .yig Im TIAIT d • x,�x m�u» � �/ s p .• rc aw J f ilt .l �. /r gm i"-- _ _ AVON STREET ----_. _ ----_— ; z 80 - w r< F auwsswnus*sucmauosswxsvcvxsns —.. - __ — a ' DETAIL a C-1 a , o r o �1 Exhibit E Biological Resources Memorandum 24S TECHNICAL MEMORANDUM GLENN LUKOS ASSOCIATES Regulatory Services PROJECT NUMBER: 05600002RIVE TO: Gregg Ramirez, Principal Planner, City of Newport Beach Makana Nova, Associate Planner, City of Newport Beach FROM: Tony Bomkamp DATE: September 23, 2019 SUBJECT: 215 Riverside Avenue, Newport Beach: Delineation and Evaluation of Wetland within Avon Street Right-of-Way West of Subject Property On September 3, 2019, I conducted a site visit to examine a potential wetland in the Avon Street right-of-way, west of the 215 Riverside Avenue project site (Exhibits 1 —Vicinity Map). During the site visit, I conducted a delineation of wetlands as defined in the City of Newport Beach Local Coastal Program (LCP) as well as in the California Coastal Act. I also evaluated the area to determine whether the area that is vegetated with predominately southern cattail (Typha domingensis) meets the definition of a stream pursuant to Section 1602 of the Fish and Game Code. Finally, I evaluated the functions of the potential wetland area to determine the need for set backs or buffers in accordance with Section 21.30B.040.0 of the City's Local Coastal Program regarding Wetlands, Deepwater Areas, and Other Water Areas. Based on the presence of a predominance of wetland indicator plant species and wetland hydrology indicated by the presence of surface water I determined that a wetland is present along Avon Street. Wetland data sheets are provided as Appendix A. It is also important to note that during review of the City's files, additional information was found that documents the presence of wetlands at this location. Specifically, a letter from Dr. Jan Vandersloot dated April 19, 1989 detailing the results of a hydrological study of the area which indicates that the wetland is supported by a "spring" which drains toward the west, discharging to a culvert near the western terminus of the wetland, consistent with my observations. Dr. Vandersloot's letter is attached as Exhibit 5. A hand-drawing of the wetland area is also included as Exhibit 6. WETLANDS The right-of-way for Avon Street supports a narrow strip of wetland dominated by southern cattail (Typha domingensis, OBL) with a few scattered arroyo willows (Salix lasiolepis, FACW) in the canopy layer with an understory of saltgrass(Distichlis spicata, FAC),that is intertwined with the southern cattail. The extent of wetland area in the Avon Street right-of-way is depicted on Exhibit 29 Orchard Lake Forest California 92630-8300 Telephone: (949) 837-0404 Facsimile: (949) 837,=q* MEMORANDUM September 23, 2019 Page 2 2. The narrow strip of wetland area is bisected by two pedestrian bridges connected to sidewalks north of Avon Street. During the September 3,2019 site visit,water from the wetland was detected discharging to a pipe at the west end of the wetland area beneath a dense thicket of giant reed (Arundo donax,FACW),which appears to allow excess water in the wetland to drain. The wetland area is restricted on the south by the Avon Street curb and on the north by a steep slope, such that wetland area typically ranges from two to six feet in width. In order to evaluate the need for buffers, measurements were taken beginning approximately 100 feet from the 215 Riverside Avenue property. For the entire 100-foot wetland segment nearest the 215 Riverside Avenue Property, the wetland is dominated by southern cattail with saltgrass understory and there are no arroyo willows within 100 feet of the 215 Riverside Avenue property. At the eastern pedestrian bridge, as depicted on Exhibit 3, the wetland vegetation transitions from mostly southern cattail to alkali bulrush (Schoenoplectus maritimus, OBL), which is the dominant wetland plant east of the pedestrian bridge. The area immediately east of the bridge exhibited surface water of one to two inches in depth,with surface water no longer present toward the eastern extent of the alkali bulrush. As depicted on Exhibit 3, the wetland ends abruptly where the vegetation changes to a monoculture of alkali heliotrope (Heliotropium currasavicum, FACU) (Exhibit 4, Photographs 1). The area dominated by alkali heliotrope, immediately east of the wetland was evaluated for hydric soils and subsurface water. Neither were detected confirming that the extent of alkali bulrush is the limit of the wetland on the east. SECTION 1602 NOTIFCIATION REQUIREMENTS In an email to the City dated August 23, 2019, Mr. Charles Klobe made the following assertion: 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. In my professional opinion, I do not believe that the wetland within the Avon Street right-of-way meeting the California Fish and Game Code for a"Stream";rather,the feature is best characterized as a "Slope wetland". Nevertheless, this is a moot point because, as discussed below, the wetland area is 29 feet from the closest area of impact and thus, there would be no Notification Requirements under Section 1602 as there is no potential alteration of a streambed or lake. 24.E MEMORANDUM September 23, 2019 Page 3 WETLAND BUFFERS As noted,during the September 3,2019 site visit,I evaluated the functions of the potential wetland area to determine the need for setbacks or buffers in accordance with Section 21.30B.040.0 of the Local Coastal Program, which states C. Wetland Buffers.A protective open space buffer shall be required to horizontally separate wetlands from development areas. Wetland buffers shall be of a sufficient size to ensure the biological integrity and preservation of the wetland. Wetlands shall have a minimum buffer width of one hundred(100)feet wherever possible. 1. Exception: Smaller wetland buffers may be allowed only where it can be demonstrated that: a. A one hundred (100)foot wide buffer is not possible due to site- specific constraints; and b. The proposed narrower buffer would be amply protective of the biological integrity of the wetland given the site-specific characteristics of the resource and of the type and intensity of disturbance. Existing Condition As described above, the wetland consists of a narrow strip (typically three- to six-foot-wide) immediately adjacent to the concrete curb along Avon Street, such that along the entire length of wetland, Avon Street is located approximately one to two feet from the wetland edge (see Exhibit 4, Photographs 2). The northern slope vegetated with mostly non-native species including overhanging Brazilian pepper trees(Schinus terebinthtfolius),an invasive species,I giant reed,also an invasive species and non-native ornamentals such as plumbago (Plumbago capensis) and blue gum eucalyptus (Eucalyptus globulus),which line the majority of the slope. As depicted on Exhibit 3, the 215 Riverside Avenue site currently contains a vacant building with associated asphalt parking area. Immediately west of the parking area is a concrete wall that was constructed in a manner that encroaches on to City property and will be removed as a component of the project. As depicted on Exhibit 3, the existing retaining wall is located approximately 29 feet from the eastern-most extent of the wetland, which is approximately 39 feet west of the property line and the limit of development upon completion of the project. https://www.cal-il)c.org/plants/pro file/schinus-terebinthifolius-profile/ z https://www.cal-ipc.org/plants/profile/arundo-donax-profile/ 240 MEMORANDUM September 23, 2019 Page 4 Purposes for Wetland Buffers Wetland buffers are often necessary to protect or ensure the integrity/functions of wetlands with high resource value. Wetland functions typically are separated into three areas for purpose of evaluating functions and associated impacts: Hydrologic, Biogeochemical (Water Quality), and Biological. Wetland buffers often are necessary to protect one or more of these functions from degradation. The purpose of this analysis is to evaluate the potential effects of the proposed project at 215 Riverside Avenue. Hydrological/Hydrology As noted above, the source of water detected in the wetland is from groundwater that ultimately drains to the westem-most end of the wetland, discharging to a culvert approximately 430 feet from the eastern end of the wetland. Thus, the proposed project would have no potential to affect the hydrology of the wetland area, which is totally dependent on a groundwater source unconnected to the proposed project. Wetlands also provide certain functions such as surface water storage, groundwater discharge and support of aquatic plants and animals. The proposed project exhibits no potential for changing the ability of the narrow wetland area to store limited amounts of surface water or groundwater originating from the adjacent slope that discharges to the wetland area. The project would also have no effect on the hydrology such that changes to wetland species would be caused by the project. Other potential biological impacts are discussed below. Biogeochemical/Water Quality Buffers often protect wetlands from degradation of biogeochemical functions such as sediment inputs, discharge of pollutants originating from landscaped areas, discharge of pollutants as street runoff, or pollutants from other sources. Any potential impacts to water quality during construction would be fully addressed through project BMPs such as silt fence, straw wattle, and other necessary protections determined incoordination with the City. In the post-project condition, the proposed project would have no potential to impact water quality. Biological/Habitat Functions As noted above, the cattail-dominated wetland is immediately adjacent to Avon Street, typically within a few feet of the street for its entire length as can be seen on Exhibit 4, Photographs I and 2. Thus, based on the existing conditions, as summarized above,the wetland exhibits very limited functions for wildlife, given the immediate surroundings, larger urban environment, very high "edge to habitat area"ratio,and the general low-value of cattails as habitat for special-status plants and animals. This is also the case for the area dominated by alkali bulrush east of the eastern 247 MEMORANDUM September 23, 2019 Page 5 pedestrian bridge, which has a much lower stature than the cattails (three feet for the bulrush and over ten feet for the cattails). Given the low-habitat value associated with the narrow strip of cattail and alkali bulrush, the proposed project at 215 Riverside Avenue would have no potential for indirect impacts on biological resources (as noted above,temporary grading would be approximately 29 feet from the eastern edge of the wetland) and in the final project, any potential development would be 39 feet from the wetland which is identical to the existing condition. Thus, in the final project configuration, there would be no development within 39 feet of the wetland, identical to the current conditions. The 39-foot set back in the final configuration would provide more than adequate protection of the wetland, given that it is of low value and within one or two feet from Avon Street for the entire length. CONCLUSIONS The Avon Street Wetland is a slope wetland or groundwater fed wetland that has been documented at this location since at least 1989. The proposed development at 215 Riverside Avenue would have no potential to affect the wetland directly through dredging, filling, or other alteration. The proposed development would not affect the functions of the wetland which is located as close as two feet from Avon Street along its entire length, limiting the wetland functions. The proposed development has no potential to affect the wetland hydrology, which consists of discharging groundwater. The proposed project also exhibits no potential to affect biogeochemical (water quality) functions and would not affect potential habitat functions. Thus, the proposed development has not potential to adversely affect the Avon Street Wetland. 242 Q + r —mil. —0 '•. > r f 4L" r 1 '� i ire > c I ♦ .Pork �i •� c'� �,� i. 4 / �. i q" ° Tank3 \ Parr (D 16 r j� I a �'♦ '� � j / 1� ` �i �' L a�� f ♦ 3eh A� a N 0 =� -� r ` "..':, i ♦ T`a S%b �, fir, y I\ �� t D ajtmorlal r - r' w '�wT Niel, w ♦ tom.. C :. PROJECT LOCATION +w 1 '�i�ti, ,4 p s _ d 1 6 fr d\ ffl f Lignto 4 ark H Up . .rbOr 1♦. nr .. ._ rryrAr i F 1'J �O or r c L, ki p0 Pa kng Area'... y�._:, 'Las Arenas N n(� b kv'h _Park+�.r. �,i` � ri' 34 �IL.gnt �� Collins s- W, 1 fJQ N NEWPORT BEACH : s AIR T a p Iveµ'Fcrt - Park �r -c-z C�opy'rl hf020�,13 N lid'nal Gebgraph $oc ety,4i-cubed GLENN LUKOS ASSOCIATES A215 RIVERSIDE O CD O Vicinity Map Exhibit 1 ID 249 •, ,r .7 Ir V �. J a � ; 215 RIVERSIDE AVENUE 1'%jng c x s . • e' — Wetland wa a � - al 0 10 20 60 r . Feet ty. � or 1 Inch=20 fast CovGlrale Syalem:Slate PICne6 NA0 e3 Pmlection:Lambetl Conloonal Conic latum:NAG33 Map Focamtl by:B.Cab,GLA 1 Cale Prepaan SeplamEer42019 215 RIVERSIDE AVENUE Wetland Map GLENN LUKOS ASSOCIATES • . Exhibit 3 XW4iiHEPESMaao 2 LON215Hivecic,ve,550.22 GIS'WenenoGISS 622 215111—to ke Wanton 63.mW 2151 • � i • •• •• • • • • • • •• p hr, H ui ui y Lc) N 1AN D. VAN DERSLUUII MA f`����j 7�'p-3.L.66 DIPLOMATE AMERICAN BOARD OrDinMATOLOGV CL,f6,/NCI tl'�a 'UDA N® F-4(b) 6101 NEWMAN,SUITE C 2221 1 6th Street //�� H UNTINGTON BEACH,CA 97647 Newport Beach, CA 92663 i�/ tdlfideo77o April 19, 1989 ``• y yTYa Mayor Don Strauss, and !lmen Newport Beach City_ Council Members tQle3n81jCf City of Newport Beach a G���`�p ', pA-lofney 3300 Newport Blvd. �`� 'l0 k ❑ FlW9• Dir. Newport Beach CA 92663 `e� L p G=:'.�SerV Dir. Re: Avon Street Creek ❑ pGlice planning Cb• ❑ clice ef Dear Mayor Strauss, and City Council Members, ClDther � I wish to thank the City of Newport Beach for abandoning/he proposed parking lot along Avon Street, which would have destroyed the wetland along the street known as Avon Street Creek. However, there now appears to be another threat to this wetland which deserves your attention. Orange County Vector Control, apparently concerned about mosquitoes, has recently been asking the Public Works Department to clear out the vegetation in the wetland. It appears that there is presently not enough water in certain areas of the creek to support the mosquito fish which eat the mosquito larvae. In the past, the City has routinely removed vegetation in the creek with a backhoe, indiscriminately removing all. vegetation every year or so. Before authorizing this drastic step, however, I would like to request that the City hold off on the backhoe until our citizen' s group, the Friends of Avon Street Creek, can meet and devise a plan to present to the City to protect and enhance the wetland vegetation, while restoring the water needed for the mosquito fish. The problem is basically twofold. One is that vegetation has grown to the point of crowding out the water, and needs to be thinned out. The other problem is that the recently completed storm drain under Avon Street is diverting ground water which normally would surface in the creek alongside the road, providing the water source for the creek. This diversion of water, approximately 22 gallons a minute of crystal clear fresh water, can be measured at the main rear entrance of the Newport Imports dealership at the manhole there. The water from the artesian springs uncovered by the construction of the storm drain is now largely being lost into the storm drain pipes, due to the leaky nature of the storm drains. The result is that before the storm drain construction, water flowed in the creek at the second set of stairs going up the west side of Cliff Drive Park at between 2 and 5 gallons a minute as measured by my geology consultants. After the storm drain, the soil is merely damp at this point, although the cieek flows at its normal rate of about 3 gallons a minute at the western terminus of the creek. Because of these changes, we would like to be given the opportunity to analyze alternatives designed to restore water to the creek. These alternatives range from elevating the drain pipes at the west end�of JAN U. VAN UthOLUU I I IVI.I DIPLOMATE AMEWCAN BOARD OF DERMATOLOGY 0101 NEWMAN, SUITE C Mayor Straus s ss 4 III HUNTINGTON BEACH,CA s 26AT April 19, 1989 (TI )fi d 80770 Page 2 of the creek, so that the water level is increased throughout the wetland (due to the positive pressure nature of the artesian springs j which feed the creek, water height in the creek can be adjusted by raising or lowering the drainage outlets of the creek at its western end. The springs will keep pumping water up to the level of drainage. If the drainage is blocked, flooding of the area occurs, which is what happened last Spring when a worker bulldozed over the drain pipe. The drain at the western end, if raised two feet, will raise the water level in the middle of the creek, where it is now needed) . Water can also be restored into the creek by dredging down closer to the water table. Water can also be brought up from the water table by a pump, which might actually be cheaper to maintain than regular and repeated backhoe operations (the Environmental Nature Center also uses a pump to circulate water, although it has to purchase its water, while here it is free and available) . In any case, a well thought out plan should be considered and analyzed, then implemented, rather than allowing precipitous and indiscriminate removal of vegetation as requested by Vector Control . I would like to request that the Public Works Department and the General Services Department not be authorized to remove the vegetation until our group can work with the City in devising an alternative plan. In addition, I would also recommend that since the Department of Fish and Game has determined that this area represents a wetland, and since this wetland lies within the Coastal Zone, that a Coastal Permit be applied for, before indiscriminate disruption of the flora and fauna in the creek. In this same regard, and since the status of this area as a wetland is disputed by some of the City ° s staff, I would like to request that the City initiate the proper procedures to determine once and for all that this area is indeed a wetland, so that in the future, this wetland will receive the normal official protections that heretofore have been lacking. Thank you. Sincerely, "Jan D. Vandersloot MD Attached: Register news article 5i�009 6GC Wednesday, March 2- Thursday,.March 3, 1988 The Orange County Register 3 Environmentalists, Juanen® Indians. fight narking-lot plan t.t Newport would hurt value and for its value as a re- source for education.For the past wetlands, historic 35 Years, the wetlands strip has been a nature-study site for high- pitch mine, they say school students engaged in science 7 assignments,he said. By Roberta Landman His sentiments are shared by Pro Register Jan Vanderaloot,leader of a pra test group that has named itself NEWPORT BEACH — A 40- Friends of the Avon Street Wet- space parking lot for an unim- lands. proved section of Avon Street is Vandersloot,a Newport Heights raising the hackles of Newport resident,has commissioned biolog- ical and geological assessments of Indian tribe. the Avon Street area and cliff af[e. Ensinn mcgml-minded citizens The results of a study by biological are fightingthe d consultant Karlin Marsh confirm es aging over Vmdereloot's notion that the area, plan, which Includes paving eves- thoughimall,iaa natural wetlands whet the city cage an old Avon area—a remaining piece of hlstor- '7• 'A V O N Sheet feet ditch and digging Ic wetlands once extensive In the .� _ r� out IS feet from [ng calf that the Newport Beach area. k+ L t" narrow hugs. of-tong, shallow we- •The (freshwater) wetland is b "'' tepvay hugs. small,but it's nice,and quite un- 1 = '' The environmentalists say the usual in something as Intensely de- - inc er that varies ta depth from 2 veloped an area as Newport inches to 2 fee[Bes not in a drain- Heights,"Marsh said. , age ditch,but in a natural freshwa- "It's a reminder of what used to ter wetland habitat for wildlife,in- be. ...the last of its kind. That sects and plants — the only re- makes it special." maining wetlands in Newport "It has a good assortment of Heights. plants and animals within the ea- And somewhere within the near vironment...aquatic insects by cliff is the site of a long hidden ,_butterflies neeiaring on flowers Indian pitch mine,they said."Indi- the watercress is comity mto nt,7 ens got pitch for (sealing) their bloom. ...It's functioning as for _ II_,� .;J::: .�x, .,, )su' �'• boats there,"said Newport E[nrlror aging source and a source of water •' lass gp[rsnwrn. st.em,m, High Schaal teacher Robert Ytouse, of animals and birds,"Marsh said. Jan D.Vandmilloot,left,and his children,Jon,4,and Tiffany,2,gather near an area called the Avon Street Creek,along with Peggy and Dan who opposes the plan. "I'm not a hydro! Clark Along with House and like-mind- hydrologist;'of ap. an ea whom Phew, tar Boat. These et o other area residents tun protesting a city plan to pave over what they feel Is a natural wetland In ed people in the Newport Heights Post 'Ito I observed soiree ap- Newport Deeeh wmde to put up a perking lot. _ neighborhood, the Environmental Dared to be screek. d seepage Natuta Center and the science fee into that little aspring s movement parking,the dry•plans to cut away ing with the project. from where n spring seemed m be re feet of cliff slope and build a Tire future of the parking lot also ulty at Newport Harbor High entering IL"Wherever that venter �/anderslooP said his citizens group is prepared to retaining wail. will depend an hory much the city School, the Jwmeno Indian tribe cornea fro:a,Marsh said,"It's not r take legal action to stop the city from continuing Vandersloot likes to think the soli wants to listen to another protest also Is keeping a wary eye on the surface runoff." studies arc necessary because na- group. city's plans. with the project. The future of the parking lot also will ture is contriving Tribe member Gloria Felix of City officials in the planning end tf against the city, Th Newport Heights Cmnmung Public Works departments think depend on how much the city wants to listen to another sending up avatars from under- tyAssociation is opposed to having Huntington Beach said the tribe's otherwise. They say the water protest group, the Newport Heights Community ground springs to atop the ploject's a metered parking lot nearby for oral history recounts,a pitch mine coerces from turban rureff — the Association, which is O advancement. fear it will drive mom people who In the Avon Street area.If the cliff residue of watering lawns in New- opposed to having a metered Webb said,"We're aware there's use the Mariners Mile commercial Is excavated,she said the remain- port Heights mixed with a high we. parking lot nearby for fear It will drive more people who water."But the city,he said,would area to look for free parking on ing 2.500 Jumenos would want the ter table. use the Mariners Mile commercial area to look [or hee be able to design around whatever neighborhood streets. whir a Juanenocompleted tribe mcarefembers at The city also received contrary parking on neighborhood streets. water them might be without any "we're getting terrible traffic the site. The tribe that once biological information from - problems,"said Gail Demmer,fire teamed San Diego and Orange study It commissioned. Thor re. Vandersloot said his citizens organization's president. port,by Karon Swirsky of Michael biological worth of the area. Both "probably in the low thousands;' group is prepared to take legal ac- counties had its largest village in Brandman Associates,found stag- were told its value as a wetlands will be established"at the time we iron to stop the city from conthar. San Juan Capistrano,site said. mart water instead of moving wa- was insignificant an a regional ba- go forward with the project," Although city representatives ter on the Avon Street waterway sis.Fish and Game sanctioned the Webb said. had premised an archeologist and said the area did not represent city'a filling in the area on a trade, Are the Families of 20 years ago cite same as the Families of world monitor excavation, Felix a significant biological resource. off basis, Don Webb of the cif s Webb said he expects the project t„,t;� We know tenet-I-hays soh Accent focuses on LmniiGes - saiJ past excavations in other at- y to begin in Jum.'rhe city is waiting >" y ens have rosuftedj�-archeologists One report,however,did estab- Public Works Department said. for results of coil-studies"toestab- and family relationships each Ilmrsdry. flow arc famiy, fish the area as a wetland-habitat, In exchange for F`" and Gems, relationships chanp�- .what trends arc ether ing and h.�•.Incorrectly attrfr 'Interwar- but It diminished it in Importance. rppmrrl,thecit)", ril a to list what lire ground is like at time p - b ). �"•'n runts and boat. her tribe. Is,fresh (rlifn remaining wall:'Webla chid. Y"t'Letter,,q,c v re,unvubets of the hou::rh,Jd'I uui m Both Vandersloel unit city offf- a fund for a Fish+ Itruse mssts ti. .Street site 'k,cr[•ate enough space for head-in each week, wire at rxplai a' tiro( - dais asked tie state Department water protect at tie, air of Pig �L is urorrh snvmg for its historical o[Fish and(Imne to evaluate the Canyon. The ch)'s conn'iburioo, Not d 40 sc4lde; a sLa�ck wear ahl� . l�j � xALhtiATjO ) g Spri MI. Or seep s� , ---- break IL, al°P� .Z sl� o� tii//s��,eU ssnealvrrd � A Nue 0 F114I \� � s/o�e — I over? S ' cog vl I IN .0 Ns V aS'a e® � /,vr� �j O I P g (hC flee Cctsfor�it°ah v(,�1 :Id t l9morB� rY' /Nye//o¢;Vervpparf ..L++�arf✓aQ�v J�� r . pundrr ui•+f/vvc�Lw) i I WETLAND DETERMINATION DATA FORM—Arid West Region Project/Site: Avon Street Wetland City/County: Newport Beach Sampling Date: 9-3-19 Applicant/Owner. City of Newport Beach State: CA Sampling Point: 1 Investigator(s): Tony Bomkamp Section,Township,Range: Section 28,TISS. R10W. t Landform(hillslope,terrace,etc.): Slope Local relief(concave,convex,none): Concave Slope(%): <2% 's Subregion(LRR): L Lat: 33°37'19.17" Long: 117°55'27.17" Datum: Nav83 Sail Map Unit Name: NA NWI classification: NA-Not in Wetland j Are climatic/hydrologic conditions on the site typical for this time of year? Yes ✓ No_ (If no,explain in Remarks.) Are Vegetation Soil ,or Hydrology significantly disturbed? Are"Normal Circumstances"present? Yes ✓ No Are Vegetation_,Soil_,or Hydrology Y naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS— Attach site map showing sampling point locations, transacts, important features,etc. Hydrophytic Vegetation Present? Yes No ✓ Is the Sampled Area Hydric Sail Present? Yes No ✓ i within a Wetland? Yes No ✓ S Wetland Hydrology Present? Yes No ✓ [ Remarks: l I VEGETATION—Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: ) %Cover Species? Status Number of Dominant Species - 1. That Are OBL,FACW,or FAC: 0 (A) - 2. Total Number of Dominant - 3. Species Across All Strata: 1 (B) 4. Percent of Dominant Species =Total Cover That Are OBL,FACW,or FAC: 0 (A/B) = Sapling/Shrub Stratum (Plot size: ) 1 1. Prevalence Index worksheet: 2. Total%Cover of: Multiply by 3. OBL species x 1 = j q. FACW species x 2= 5. FAC species x 3= =Total Cover FACU species 75 x 4= 300 Herb Stratum (Plot size: ) UPL species x 5= 1. Heliotropium curassavicum 75 Yes FACU Column Totals: 75 (A) 300 (B 2. 3 Prevalence Index =B/A= 4.0 q Hydrophytic Vegetation Indicators: 5 _ Dominance Test is>50% - 5 _ Prevalence Index is 53.0' 7.1 _ Morphological Adaptations'(Provide supporting data in Remarks or on a separate sheet) s 3. Problematic Hydrophytic Vegetation'(Explain) 1 =Total Cover Woody Vine Stratum (Plot size: ) 1 'Indicators of hydric soil and wetland hydrology must be present,unless disturbed or problematic. 2. =Total Cover Hydrophytic Vegetation %Bare Ground in Herb Stratum 25 %Cover of Biotic Crust 0 Present? Yes_ No ✓ Remarks: l i� f 1 i i US Army Corps of Engineers Arid West—Version 2.0 i t SOIL Sampling Point: 1 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(mois0 % Color(moist) % Type' Loc Texture Remarks i i 0-4 2.5Y 3/3 100 None 0 NA NA SL No HVdr!c Indicators 4-10 2.5Y 3/3 100 None 0 NA NA Loam No Hydr!c Indicators j 10-14 2.5Y 3/2 95 10YR 4/6 5 C M SCL Redox below 12inches i 'T e: C=Concentration,D=De letion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. 'Location: PL=Pare Lining,M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils': _ Hislosol(Al) _ Sandy Redox(S5) _ 1 cm Muck(A9)(LRR C) _ Histic Epipedon(A2) _ Stripped Matrix(S6) _ 2 cm Muck(A10)(LRR B) ) _ Black Histic(A3) _ Loamy Mucky Mineral(F7) _ Reduced Vertic(F18) j Hydrogen Sulfide(A4) _ Loamy Gleyed Matrix(F2) _ Red Parent Material(TF2) _ Stratified Layers(AS)(LRR C) _ Depleted Matrix(F3) _ Other(Explain in Remarks) _ 1 cm Muck(A9)(LRR D) _ Redox Dark Surface(F6) _ Depleted Below Dark Surface(A11) _ Depleted Dark Surface(177) _ Thick Dark Surface(Al2) _ Redox Depressions(F8) 'Indicators of hydrophytic vegetation and = _ Sandy Mucky Mineral(Si) _ Vernal Pools(F9) wetland hydrology must be present, _ Sandy Gleyed Matrix(S4) unless disturbed or problematic. Restrictive Layer(if present): Type: Depth(inches): Hydric Soil Present? Yes No ✓ Remarks: Redox found at 10 inches. Redox Dark Surface (F6) requires layer at least 4 inches thick in upper 12 inches. Does not meet criteria and indicates, along with vegetation and hydrology data that point is just outside wetland boundary. i HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required,check all that apply) Secondary Indicators(2 or more required) ! _ Surface Water(At) _ Salt Crust(1311) _ Water Marks(61)(Riverine) _ High Water Table(A2) _ Biotic Crust(1312) _ Sediment Deposits(82)(Riverine) _ Saturation(A3) _ Aquatic Invertebrates(B13) _ Drift Deposits(83)(Riverine) _ Water Marks(Bi)(Nonriverine) _ Hydrogen Sulfide Odor(Cl) _ Drainage Patterns(1310) I _ Sediment Deposits(82)(Nonriverine) _ Oxidized Rh!zospheres along Living Roots(C3) _ Dry-Season Water Table(C2) _ Drift Deposits(B3)(Nonriverine) _ Presence of Reduced Iron(C4) _ Crayfish Burrows(C8) _ Surface Soil Cracks(136) _ Recent Iron Reduction in Tilled Soils(C6) _ Saturation Visible on Aerial Imagery(C9) _ Inundation Visible on Aerial Imagery(87) _ Thin Muck Surface(C7) _ Shallow Aquitard(D3) Water-Stained Leaves(139) _ Other(Explain in Remarks) _ FAC-Neutral Test(D5) - Field Observations: Surface Water Present? Yes_ No ✓ Depth(inches): I Water Table Present? Yes_ No ✓ Depth(inches): Saturation Present? Yes_ No ✓ Depth(inches): Wetland Hydrology Present? Yes_ No ✓ ! includes ca illa fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: x Remarks: Wetland hydrology absent within are dominated by alkali heliotrope, consistent with lack of hydric soils. Wetland hydrology present within wetland area show that abrupt transition from alkali bulrush to alkali heliotrope is location of wetland boundary. 9 1 i US Army Corps of Engineers Arid West—Version 2.0 1 WETLAND DETERMINATION DATA FORM—Arid West Region PrajecUSite: Avon Street Wetland City/County: Newport Beach Sampling Date: 9-3-19 - Applicant/Owner: City of Newport Beach State: CA Sampling Point: 2 [ i Investigator(s): Tony Bomkamp Section,Township,Range: Section 28 T6S R10W j I Landforin(hillslope,terrace,etc.): Slope Wetland Local relief(concave,convex,none): Concave Slope(%): <2% Subregion(LRR): L Lat: 33°37'19.17" Long: 117°55'27.17" Datum: Nay83 Soil Map Unit Name: NA NWI classification: Palustrine Are climatic/hydrologic conditions on the site typical for this time of year? Yes ✓ No_ (If no,explain in Remarks.) 1 Are Vegetation_,Soil or Hydrology^significantly disturbed? Are"Normal Circumstances"present? Yes ✓ No Are Vegetation,,Soil_,or Hydrology_naturally problematic? (If needed,explain any answers In Remarks.) SUMMARY OF FINDINGS— Attach site map showing sampling point locations,transacts, important features, etc. 1 Hydrophytic Vegetation Present? Yes ✓ No Is the Sampled Area Hydric Soil Present? Yes ✓ No_ I ✓ Wetland Hydrology Present? Yes ✓ No within a Wetland? Yes No Remarks: i t i VEGETATION—Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: ) %Cover Species? Status Number of Dominant Species 1 That Are OBL,FACW,or FAC: 1 (A) 2. Total Number of Dominant - 3, Species Across All Strata: 1 (B) 4. Percent of Dominant Species j =Total Cover That Are OBL,FACW,or FAC: 100 (A/B) Sapling/Shrub Stratum (Plot size: ) 1 Prevalence Index worksheet: 2 Total%Cover of: Multiply by: 3 OBL species 70 x 1 = 70 4 FACW species x 2= 5 FAC species x 3= =Total Cover FACU species 10 x 4= 40 Herb Stratum (Plot size: ) UPL species x 5= 1. Schoenoplectus maritimus 70 Yes OBL Column Totals: 80 (A) 110 (B) 2. Heliotrooium curassavicum _ to No FACU 3 Prevalence Index =B/A= 1.4 4 Hydrophytic Vegetation Indicators: 5. — Dominance Test is>50% 5 ✓ Prevalence Index is 53.0' ? _ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) j 8' Problematic Hydrophytic Vegetation'(Explain) =Total Cover — Woody Vine Stratum (Plat size: 1 'Indicators of hydric soil and wetland hydrology must be present,unless disturbed or problematic. 2. =Total Cover Hydrophytic Vegetation , %Bare Ground in Herb Stratum 20 %Cover of Biotic Crust 0 Present? Yes ✓ No 7 Remarks: i i US Army Corps of Engineers Arid Wes —Version 2.0 I SOIL Sampling Point: 2 i Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % Type' Loc Texture Remarks 1 i h 'Type: C=Concentration,D=De lefion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. Location: PL=Pore Linin ,M=Matrix. i Hydric Soil Indicators: (Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils': _ Histosol(At) _ Sandy Redox(S5) _ 1 cm Muck(A9)(LRR C) _ Histic Epipedon(A2) _ Stripped Matrix(S6) _ 2 cm Muck(At 0)(LRR B) _ Black Histic(A3) _ Loamy Mucky Mineral(F1) _ Reduced Vertic(Fl8) J Hydrogen Sulfide(A4) _ Loamy Gleyed Matrix(F2) _ Red Parent Material(TF2) I _ Stratified Layers(A5)(LRR C) _ Depleted Matrix(F3) _ Other(Explain in Remarks) j _ 1 cm Muck(A9)(LRR D) _ Redox Dark Surface(F6) _ Depleted Below Dark Surface(At 1) _ Depleted Dark Surface(F7) _ Thick Dark Surface(Al2) _ Redox Depressions(F8) 'Indicators of hydrophytic vegetation and _ Sandy Mucky Mineral(St) _ Vernal Pools(F9) wetland hydrology must be present, _ Sandy Gleyed Matrix(S4) unless disturbed or problematic. - Restrictive Layer(if present): Type: Depth(inches): Hydric Soil Present? Yes ✓ No Remarks: HYDROLOGY Wetland Hydrology Indicators: i Primary Indicators(minimum of one required'check all that apply) Secondary Indicators(2 or more required) ✓ Surface Water(At) _ Salt Crust(B11) _ Water Marks(Bt)(Riverine) ✓ High Water Table(A2) _ Biotic Crust(B12) _ Sediment Deposits(B2)(Riverine) - J Saturation(A3) _ Aquatic Invertebrates(B13) _ Drift Deposits(B3)(Riverine) _ Water Marks(B1)(Nonriverine) _ Hydrogen Sulfide Odor(C1) _ Drainage Patterns(B10) _ Sediment Deposits(B2)(Nonriverine) _ Oxidized Rhizospheres along Living Roots(C3) _ Dry-Season Water Table(C2) _ _ Drift Deposits(B3)(Nonriverine) _ Presence of Reduced Iron(C4) _ Crayfish Burrows(C8) = _ Surface Soil Cracks(B6) _ Recent Iron Reduction In Tilled Soils(C6) _ Saturation Visible on Aerial Imagery(C9) _ Inundation Visible on Aerial Imagery(87) _ Thin Muck Surface(C7) _ Shallow Aquitard(D3) Water-Stained Leaves(89) _ Other(Explain in Remarks) FAC-Neutral Test(D5) f Field Observations: Surface Water Present? Yes ✓ No_ Depth(inches): 2 inches Water Table Present? Yes ✓ No_ Depth(inches): Saturation Present? Yes ✓ No_ Depth(inches): Wetland Hydrology Present? Yes ✓ No— (includes includes ca illa frin e Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: i Remarks: I i US Army Corps of Engineers Arid West—Version 2.0 's i WETLAND DETERMINATION DATA FORM—Arid West Region I Project/Site: Avon Street Wetland City/County: Newport Beach Sampling Date: 9-3-19 Applicant/Owner: City of Newport Beach State: CA Sampling Point: 3 Investigator(s): Tony Bomkamp Section,Township,Range: Section 28,T65, R10W, I Landform(hillslope,terrace,etc.): Slope Wetland Local relief(concave,convex,none): Concave Slope(%): <2% Subregion(LRR): L Let: 33°37'19.17" Long: 117°55'27.17" Datum: Nav83 Soil Map Unit Name: NA NWI classification: Palustrine Are climatic/hydrologic conditions on the site typical for this time of year? Yes ✓ No (If no,explain in Remarks.) j Are Vegetation_,Soil ,or Hydrology significantly disturbed? Are"Normal Circumstances"present? Yes ✓ No Are Vegetation_,Soil ,or Hydrology_naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS— Attach site map showing sampling point locations,transects, important features, etc. Hydrophytic Vegetation Present? Yes ✓ No_ I Is the Sampled Area Hydric Soil Present? Yes ✓ No within a Wetland. Yes ✓ No Wetland Hydrology Present? Yes ✓ No_ Remarks: I s VEGETATION—Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: ) %Cover Species? Status Number of Dominant Species That Are OBL,FACW,or FAC: 1 (A) i 2. Total Number of Dominant 3. Species Across All Strata: 1 (B) 4. Percent of Dominant Species =Total Cover That Are OBL,FACW,or FAC: 100 (A/B) Sapling/Shrub Stratum (Plot size: ) 1 Prevalence Index worksheet: 2, Total%Cover of: Multiply bv: 3 OBL species 70 x 1 = 70 4 FACW species x 2= _ 5 FAC species x 3= =Total Cover FACU species x 4= Herb Stratum (Plot size: ) UPL species x 5= 1. Schoenoplectus maritimus 50 Yes OBL Column Totals: 70 (A) 70 (8) I 2. Typha domineensis 2_ yes FACU 3 Prevalence Index =B/A= 1.0 4 Hydrophytic Vegetation Indicators: 5. ✓ Dominance Test Is>50% 6. ✓ Prevalence Index is 53.0' i - 7 _ Morphological Adaptations'(Provide supporting ` data In Remarks or on a separate sheet) 8. Problematic Hydrophytic Vegetation'(Explain) =Total Cover Woody Vine Stratum (Plot size: ) 1 'Indicators of hydric soil and wetland hydrology must be present,unless disturbed or problematic. 2. =Total Cover Hydrophytic Vegetation %Bare Ground in Herb Stratum 10 %Cover of Biotic Crust 0 Present? Yes ✓ No Remarks: i I US Army Corps of Engineers Arid WestV,er;{on 2.0 t01 ; SOIL Sampling Point: 3 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features [ (inches) Color(moist) % Color(moist) % Tvoe Loc Texture Remarks i i ) 'T e: C=Concentration,D=De letion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. 'Location: PL=Pore Linin M=Matrix. ; Hydric Soil Indicators: (Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils': _ Histosol(At) _ Sandy Redox(S5) _ 1 cm Muck(A9)(LRR C) _ Hislic Epipedon(A2) _ Stripped Matrix(S6) _ 2 cm Muck(At 0)(LRR B) _ Black Histic(A3) _ Loamy Mucky Mineral(F1) _ Reduced Vertic(F18) ✓ Hydrogen Sulfide(A4) _ Loamy Gleyed Matrix(F2) _ Red Parent Material(TF2) _ Stratified Layers(A5)(LRR C) _ Depleted Matrix(F3) _ Other(Explain in Remarks) _ 1 cm Muck(A9)(LRR D) _ Redox Dark Surface(F6) _ Depleted Below Dark Surface(All) _ Depleted Dark Surface(F7) i Thick Dark Surface(Al2) _ Redox Depressions(F8) 'Indicators of hydrophytic vegetation and _ Sandy Mucky Mineral(S1) _ Vernal Pools(F9) wetland hydrology must be present, _ Sandy Gleyed Matrix(S4) unless disturbed or problematic. i Restrictive Layer(If present): , Type: Depth(inches): Hydric Soil Present? Yes ✓ No— Remarks: i HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required,check all that apply) Secondary Indicators(2 or more required) 1 ✓ Surface Water(At) _ Salt Crust(B11) _ Water Marks(61)(Riverine) ✓ High Water Table(A2) _ Biotic Crust(1312) _ Sediment Deposits(B2)(Riverine) _ ✓ Saturation(A3) _ Aquatic Invertebrates(1313) _ Drift Deposits(133)(Riverine) _ Water Marks(B1)(Nonriverine) _ Hydrogen Sulfide Odor(C1) _ Drainage Patterns(610) _ Sediment Deposits(132)(Nonriverine) _ Oxidized Rhizospheres along Living Roots(C3) _ Dry-Season Water Table(C2) j _ Drift Deposits(133)(Nonriverine) _ Presence of Reduced Iron(C4) _ Crayfish Burrows(C8) _ Surface Soil Cracks(136) _ Recent Iron Reduction in Tilled Soils(C6) _ Saturation Visible on Aerial Imagery(C9) _ Inundation Visible on Aerial Imagery(B7) _ Thin Muck Surface(C7) _ Shallow Aquitard(D3) Water-Stained Leaves(89) _ Other(Explain in Remarks) FAC-Neutral Test(05) Field Observations: Surface Water Present? Yes ✓ No_ Depth(inches): 2 inches £_ Water Table Present? Yes ✓ No_ Depth(inches): Saturation Present? Yes ✓ No_ Depth(inches): Wetland Hydrology Present? Yes ✓ No includes ca ilia frin e Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: i 1 US Army Corps of Engineers Arid West—�Version 2.0 €