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HomeMy WebLinkAboutIS023_STEVEN'S RESIDENCE IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII �IIIIIIIII IS023 1 1 1 i 1 1 1 INITIAL STUDY 1 Mayans Hasodanos 1 Ciiy of Newport Beach 1 1 1 1 i 1 1 1 � i 1 1 1 1 1 1 1 INITIAL STUDY od�r��c� 1 City of Newport Beach 1 1 1 1 1 1 1 1 pb' 1 INITIAL STUDY FOR STEVENS RESIDENCE CITY OF NEWPORT BEACH Prepared for: CITY OF NEWPORT BEACH PLANNING DEPARTMENT P.O. Box 1768 Newport Beach, California 92663-3884 (714) 640-2197 Prepared by: PHILLIPS BRANDT REDDICK, INC. 18012 Sky Park Circle ' Irvine, California 92714 (714) 641-8820 March 11, 1982 TABLE OF CONTENTS I. PROJECT DESCRIPTION Page A. INTRODUCTION 1 B. LOCATION i C. PROJECT CHARACTERISTICS 1 D. PERMITS REQUIRED 4 II. LOCAL AND REGIONAL LAND USES RELATING TO THIS PROJECT A. EXISTING LAND USE 5 B. COMMITTED PROJECTS 5 C. PROPOSED PROJECTS 7 D. TRANSPORTATION AND UTILITY IMPROVEMENTS 7 III. EXISTING CONDITIONS, IMPACTS, CITY POLICIES AND REQUIRE- MENTS AND MITIGATION MEASURES A. ACOUSTIC ENVIRONMENT 9 B. AIR QUALITY 12 C. 'LANDFORM/GEOLOGY/SOILS 16 D. DRAINAGE 18 E. ACCESS 20 F. LAND USE PLAN CONSISTENCY 21 G. LAND USE COMPATIBILITY 24 H. VIEWS 26 I. GROWTH INDUCEMENT 27 IV. ORGANIZATIONS AND PERSONS CONSULTED 28 ' V. REFERENCES 30 VI. APPENDICES 31 i LIST Of TABLES Table No. Title Page 1 Project Characteristics 3 2 Existing and Projected CNEL Noise Levels at Project 10 Site r 3 Maximum 1995 Carbon Monoxide Concentrations at 16 Project Site ii II LIST OF EXHIBITS Exhibit No. Title Following Page 1 Vicinity 1 2 Zoning 1 3 Site Plan 1 4 Grading Plan 1 5 Floor Plans (Levels 1 and 2) 1 6 Floor Plans (Levels 3 and 4) 1 7 Coast Highway Elevation 1 8 Sections 1 9 Land Uses 5 10 Related Projects 5 iji I. PROJECT DESCRIPTION ' A. INTRODUCTION This Initial Study has been prepared in accordance with the California Enironmental Quality Act (CEQA), the State CEQA Guidelines and City Policy K3. The study's purpose is to enable the City of Newport Beach to deter- mine whether the issuance of a use permit, that allows a residential use in a commercially zoned area, will have a significant effect on the environment. The applicant, Ficker & Ruffing Architects, has submitted plans for a single residence in a commercial (C-1-H) district adjacent to Coast Highway. The location and characteristics of the proposed residence are described below. In addition, permits required prior to the construction of the project are discussed. B. LOCATION The proposed residence is to be located at 1900 West Coast Highway, appro- ximately midway between Dover Drive and Newport Boulevard on the north side of Coast Highway in Newport Beach (see Exhibit 1). The legal de- scription of the study area evaluated in the Initial Study is Parcel 1 of map filed in Book 59, page 6 of Parcel Maps of Miscellaneous Maps; records of Orange County. - C. PROJECT CHARACTERISTICS The proposed project is a single-family residence set into the hillside be- low the Kings Road View Park. As shown in the architect's plans/drawings,, the four-level residence includes a three-car garage, four bedrooms, three Mbathrooms, a guest room/bath, family room, dining room, study, living room, kitchen, and outdoor living area (see Exhibits 2 through 8). The outdoor living area (patio) includes a sauna and swimming pool and is buf- fered from Coast Highway by a six-foot high glass wall . 1 I .. 1 r.:t�W�rt : \ m y.•.�. 4• 1 ©� oho®oo� `fps • }� n� ku J St��[(4�!J 4�I ril/�j 3i r�1'i. J••a gyp •" `u@'{i��� �` �.•�C�'`� i`" �v.%^ xai:xr ��/G%� �� 'eaw.i�ii'," �t° ��©Ud a+;,,•1 •/�•?� i, ••�r Gpy[!, d NRN/N/MLN ifl jl li t3tt1_t'il-!•l I 1 Fi�. .i J MMM ' \ .�.,., tl JANOS / pJ _� .S: �'!a.`��`lxc_ -(,6°�i d!i: a!E`l'r Il ¢'1(_}cxAgxn� r, a•/1N•:.,..�•'';i: , 2' '`� 14 ,_ "� oolJ!✓lJC reUveC::^ � �!' ``!,, � I°u ifil'�"• e 3 ", ��� a®�,+��oo_ \�z-ay"- ai- �000JCJ`J ©Cv i 1 M5i .- � ��JoJC,iC�`�i�p� �" "T+-1ass111///�1 •-� xri •u ✓G's`ytGs•its �,1 +,lJ,•'�e; oav,ICJ Vicinity City of Newport Beach ' EXHIBIT 1 cliff drive Pj/ j p1 J / Rt R2 K`p95 toe P� sPs /Ottt V west coast highway a sP 5 SP 5 c Zoning FICKRUFFING ARCHITECTS STEVENS RESIDENCE ;�„�., ., o NEW M BEACH. CAUFORNN EXHIBIT 2 r } r 1 � � �r • \ I /� R y O�IYY1tlJVL I• _ ��Y.ti bCwa\aL'Ylli 1•l�b�tl.l-'.ts�..sfY��s1�r<\i\tl�lT _ - �a `�, f � •�• � —r �� i GOAD i 1 Site - '� F STEVENS RESIDENCE FICKK� UFFING �HIT�� NEWPORT BEAM CAUFORtiu ~ EXHIBIT 3 V. I V:rx Pr.tic i le \ — L a I r I C bL0 i Grading Plan Mff_= STEVENS RESIDENCE MFIgC�& RUFFNG ARCCHH ECTS NEWPO r eFAcx. c UFOMIA Uj tEXHIBIT 4 b W b p•11 W.M � { { Ile.e � Wr•• � `�� � bCro•n 1 C•Jroon 3 Wfws] r • Nr•mM �yL 1 1 a level 2 level 1 an aMu Alkcol Floor Plans $TEVENS RESIDENCE « A.�.,..,.F..]R NEWPORT BEACH, CALIFOHNIA EXHIBIT 5 I� � � a� � �■ll t� � r a■If � Lill � � � >~ � i a a a b 1 _ rya I LA f`-- .luty � >1. µ I P.•1...� MY _�I ..u.� \ � - a+.e `•`ll -fir �$ o.., �. a a b level 4 level 3 li)1LL •�YLL lb� Floor Plans STEVENS RESIDENCE FICI(M&Rtff G ARCHITECTS ® e NEWPORT BEACH. CAUFOBNIA EXHIBIT 6 +� r� r r� r1 rr r r r r a�i r� rr► �r rl� r r ■� `lam `�' ,--�,�RIIPYnyr7•'In J..trlar°7�n� -k.� Yv'�F �: Coast H_ igh_w_ay Elevation STEVENS RESIDENCE PicfEi &..., .,, NEWPCBi BEACH, CAUMBNIA EXHIBIT 7 a �■. � a a I• S a r a r .. I• of a >a i a � wv.v Wrn� - . . section a•a section b•b Sections_ _ STEVENS RESIDENCE �FICKER ;�.RLFFM AROUWM .a NEWPCBT BEACH. CALIFONNIA EXHIBIT 8 Table 1 presents data on the size of the. study area, the floor area of the residence and parking requirements. The proposed residential floor area is 7,070 square feet. The residence must meet the five-foot rear yard setback requirement of a C-1-H district.1 The three-car garage provides ' the required number of parking spaces per the Zoning Code. The project does not propose to change the uses of Beverly and Partner Antiques or Thomas Associates Architects. However, as shown in Exhibit 3, the parking lot for Beverly and Partner Antiques is proposed to be realign- ed to accommodate the new structure (residence). At this time six spaces are required by zoning and the store has access to at least six parking spaces. The proposed (realigned) parking lot for the store will provide six parking spaces before Coast Highway is widened. Thomas Associates Architects parking area will not be changed by construction of the resi- dence. At this time, only seven of nine required spaces are provided, however, the City has found this to be a legal non-conforming use. Although the widening of Coast Highway is not proposed as part of this project it is discussed here as it relates to the parking requirements and the ul-timate condition of the project site. When Coast Highway is widened 1 by 12 feet on the north side, the floor area of the antique store will be reduced by approximately 161 square feet. When this occurs, the parking requirement will be reduced to five spaces and five spaces will still be available in the parking lot next to the store. In addition, the Coast ' Highway widening will reduce the floor area in the architect's office building by approximately 629 square feet. This will reduce their parking requirement by two spaces. A retaining wall of approximately 20 feet in length will need to be constructed along the designated right-of-way northerly of the residence. The height limitation for the study area is 26 feet, however, a structure 1 may exceed 26 feet to a maximum of 35 feet after adoption of a P-C Dis- trict, Specific Plan or approval of a use permit. The proposed residence ' 1 The corner of the site is designated as "U" or unclassified. Any uses in this district require a use permit which specifies setback, floor area and parking requirements. Height limitations are the same as designated in the Newport Beach Zoning Code, Chapter 20.02. 2 ' Table 1 ' PROJECT CHARACTERISTICS SITE AREA Gross site area 30,053.50 square feet Non-buildable area Rear[1] (5 ft. x 451.41 ft.) 2,257.05 square feet ' Total buildable site area 27,796.45 square feet FLOOR AREAS Total allowable floor area[2] 55,592.90 square feet Allowable residential gross floor area[3] 1.5 x 27,796.45 sq.ft. = 41,694.68 square feet Allowable commercial ' gross floor area .5 x 27,796.45 sq.ft. = 13,898.22 square feet Proposed residential floor area 7,070.00 square feet . Dwelling - 6,242 sq.ft. Garage - 828 sq.ft. ' Existing commercial floor area 4,033.00 square feet Building A - 1,375 sq.ft. Building B - 2,658 sq.ft. ' Total proposed floor area 11,103.00 square feet PARKING[4] Req'd Provided Residential 3 3 Commercial Building A (Existing R-O-W) 6 6 (Proposed 12-ft. R-O-W dedication) 5 5 Commercial Building B (Existing R-O-W) 9 7[5] (Proposed 12-ft. R-O-W dedication) 7 7 Building A = Beverly and Partner Antiques Building B = Thomas Associates Architects 1 Rear yard setback requirement is set forth in Zoning Code (Section 20.35.035). 2 Total allowable floor area is set forth in Zoning Code (Section 20.35.025). 3 The floor area limit in a R-1 (Residential) District is two (2) times the buildable area of the site. One and one-half (1.5) times the buildable area is suggested by the City to allow floor area for the commercial uses onsite. 4 Parking requirements set forth in Zoning Code (Sections 20.10.050, 20.30.035 and 20.20.030). 5 Legal non-conforming use per Zoning Code (Section 20.30.030). ' 3 is under 26 feet from grade at every point except for the glass wall around the patio. The wall is one foot above the 26-foot height limit. D. PERMITS REQUIRED The ,proposed residential use within a C-1-H district is subject to a use permit. In addition, since a portion of the proposed residence, specifi- cally the glass wall around the patio, exceeds the 26-foot height limit by one foot, the use permit must approve the height exceedance. The applicant is currently applying to the City for a use permit. Following use permit approval , grading and building permits are required. These will be issued by the City upon approval of specific grading and ' building plans, respectively, to be submitted by the applicant. 1 4 C iII. LOCAL AND REGIONAL LAND USES RELATING TO THIS PROJECT ' A. EXISTING LAND USE Onsite Land Uses ' As shown on Exhibit 9, onsite land uses include an antique store (Beverly and Partner Antiques), an office building (Thomas Associates Architects), ' and related parking lots. Most of the site is undeveloped. The proposed residence would be located against the hill next to the antique store. The parking lot adjacent to the antique store would be reconfigured to accommodate the residence, but would still provide the required number of parking spaces. ' Surrounding Land Uses As shown in Exhibit 9, land uses on either side of the site along Coast ' Highway and across Coast Highway include various commercial uses, retail sales, professional office and marine-related uses. Elevated above the commercial area on Coast Highway are residences along Kings Road which have a view of the bay, peninsula and ocean. The open area above the study area is Kings Road View Park. ' B. COMMITTED PROJECTS ' The City requires that all projects over .10,000 square feet of floor area comply with the Traffic Phasing Ordinance (TPO). When the required approv- al has been received, the project is considered "committed" for projecting future development in the City. Projects within Newport Beach which are ' committed, but not yet constructed, are listed below and their correspond- ing locations are shown on Exhibit 10. The proposed project itself is exempt from the TPO. ' 5 J. Herbert Brow e I eo►� r' Architect KINGS r Thorfi'as t oocrq tes-� ' ---Of 8_1 IV'ew P'ark. - ^ _--Ar hit / every- Part Sales ` - _ NewpW SITE 1 ntiques ampton Unlimite% H COAST HIGHWAY Hair Salon %• Boat Sale �i intercollegiate ; " Sailing Rowing Balboa Bay Club Boy Scouts of America Base Orange County Council ~ ` Sea.Bas -- _ aNewpoBay Land-Uses City of Newport Beach EXH61T 9 A2 LEGEND •di �y �` ,..� 1.•� ; � / 7-a1 COANIfiTED PROJECTS _44`034 34 R� PTURRfOALNPfTOSYPS ONEARDP TiPROJECTS ( � AON 8 6 • IAOOFICATpN y •j NTT13iSEM�' 1 •} '� % /� .� °• �j�,�/ .,�, MODFICATION TRUNK SEWER LINE , 4 ROAD MENTION L;u a � � � _7 MI6= ;•�'�t •�-""�x,�D�: `.Yc_ ���` r ��/ �. 'fy� �}:. cif� •��8 �!��<'_f ; • / t !' Yam• �C �au 12•��`%,1i - 38 '� •1('' _ =--,�a1� .fn'f g `.-�s `• " `'c�1i>0, 1 • i,��� ' i _ 47 � _. ..+"�"e,V t ,_"nt 75i "•1..11 I w 9 `�� �:::�%' 0! app��:! v� _" 1 a7 /lli �iiii; ~' .a •..'4\ tll 3�—,.� • - '��n._ �1` ___,� � j �Y uxs„near•uea _ _ Related Pro'ects eStsuans lniC�O o '� City of Newport Beach ® •• EXHIBIT 10 1. Hughes Aircraft (industrial ) ' 2. Hoag Hospital (community facility) 3. Far West Savings and Loan (office) 4. Pacesetter Homes (residential) ' 5. Aeronutronic Ford (residential ) 6. Back Bay Office (office) 7. Boyle Engineering (office) 8. Cal Canadian Bank (office) ' 9. Civic Plaza (office) 10. Corporate Plaza (office) 11. Koll Center Newport (office/industrial ) ' 12. Campus/MacArthur (office) 13. National Education Office (office) ' 14. North Ford (industrial ) 15. Orchard Office (office) ' 16. Pacific Mutual Plaza (office) 17. 3701 Birch Office (office) 18. Newport Place (office) ' 19. Shokrian (office) 20. Bank of Newport (office) ' 21. Bayside Square (office) 22. Sea Island (residential ) ' 23. Baywood Apartments (residential) 24. Harbor Pointe Homes (residential ) 25, Roger's Gardens (commercial ) 26. Seaview Lutheran Plaza (residential ) 27. Rudy Barron (office) 28. Quail Business Center (office) 29. 441 Newport Blvd. (office) ' 30. 3101 W. Coast Hwy. (office) 31. 1511-1525 Superior Ave. (medical office) ' 32. West Coast Investment-2121 East Coast Hwy. (office) 33. Chart House (restaurant, marine/retail ) ' 34. Koll Center Newport Amendment No. 1 TPP 6 ' C. PROPOSED PROJECTS ' In addition to committed projects, several other projects are currently being planned. These projects require additional approvals by the City of Newport Beach or other governmental agencies. These projects are also shown on Exhibit 10 and include: ' 35. Castaways ' 36. Corona del Mar Specific Plan 37. West Newport Triangle Specific Area Plan 38. Banning-Newport Ranch (GPA 81-1) 39. Heritage National Bank (office) 40. Bayview Terrace (retail , office) ' 41 . Fun Zone (retail , office) 42. Park Lido (medical office) 43. Sheraton Expansion (hotel ) 44. General Plan Amendment 81-2 45. 204 Riverside Drive (office) '. 46. Martha's Vineyard (restaurant/office) ' D. TRANSPORTATION AND UTILITY IMPROVEMENTS Several major public works improvements are in the planning stages or are under construction. These are listed below and their corresponding ' locations are also shown on Exhibit 10. ' 47. Lane modification on Pacific Coast Highway and Orange Street 48. Lane modification on Pacific Coast Highway and Prospect Street 49. Creation of intersection at Pacific Coast Highway and Balboa Boulevard ' extension 50. Intersection modification at Pacific Coast Highway and Superior Avenue 51. Lane modification on Pacific Coast Highway and Jamboree Road 52. Modification (widening) of Pacific Coast Highway Back Bay Bridge ' 53. Widening of Pacific Coast Highway between MacArthur Boulevard and Bayside Drive 54. Placement of Back Bay Trunk Sewer Line (completed) ' 55. Corona del Mar Freeway Extension � , 7 1 i 56. Prospect Street/Seashore Drive to .Pacific Coast Highway (completed) ' 57. Pacific Coast Highway from Route 55 to Golden West Street 68. Widening of Jamboree Road and Noise Wall from Eastbluff Drive to ford Road ' 59. San Joaquin Hills Road extension to Pelican Hill Road 60. Pelican Hill Road from Pacific Coast Highway to Bonita Canyon ' 61 . Widening of Newport Boulevard from 32nd Street to Coast Highway 62. 19th Street Bridge at Santa Ana River ' 63. Route 55 (planning study) ' 8 III. EXISTING CONDITIONS, IMPACTS, CITY POLICIES AND REQUIREMENTS, AND ' MITIGATION MEASURES A. ACOUSTIC ENVIRONMENT The City of Newport Beach specifies outdoor and indoor noise limits for ' residential land uses. The outdoor noise standard for exterior living areas (yards and patios) is 65 CNEL. The interior noise standard for all ' interior living areas is 45 CNEL. CNEL (Community Noise Equivalent Level ) is a 24-hour time-weighted annual average noise level . Time weighting re- fers to the fact that noise that occurs during certain sensitive time per- iods is penalized for occurring at these times. The evening time period (7 p.m. to 10 p.m.) penalizes noises by 5 dB while nighttime (10 p.m. to 7 ' a.m.) noises are penalized by 10 dB. These time periods and penalties were selected to reflect people's sensitivity to noise as a function of activity. The noise criteria used by the City of Newport Beach is common- ly, used throughout California for land use planning purposes. ' Existing Conditions The site is exposed to traffic noise from Coast Highway. The level of noise was determined by Vince Mestre Associates, consulting engineers; their report is included in Appendix A. ' Using the assumptions presented in Appendix A and the FHWA Highway Noise Model , the existing and projected noise levels along Coast Highway at the site were computed. The average daily traffic volumes used in the computa- tion were 47,000 for the existing (1980) condition and 70,400 for the ulti- mate (1995) condition.) The results are presented in Table 2 in terms of ' distances from the centerline of the road to the 60; 65 and 70 CNEL con- tours. 1 Traffic volumes from Bill Darnell , Basmaciyan-Darnell , Inc., February ' 1982. 9 ' Table 2 EXISTING AND PROJECTED CNEL AT PROJECT SITE Distance to CNEL Contour 1'rom ' Roadway Centerline (Feet) Condition 60 CNEL 65 CNEL 70 CNEL Existing (1980) 323 150 70 ' Ultimate (1995) 434 196 91 Impacts_ _ Construction of the proposed project will cause short-term adverse noise impacts in the vicinity of the site that are not significant. The primary concern in this evaluation is the impact that noise will have on the pro- posed residence. Traffic-related noise projections from Table 2 are applicable to ground level receptors only. For an observer located higher than ground elevation, as is the case with this project, ground absorption becomes negligible. For a worst-cast estimate of the noise environment, ' projections without inclusion of ground absorption were generated for the project site. These results show that the ultimate noise levels at the edge of the proposed patio are 72.7 CNEL. The patio will be enclosed by a six-foot high glass enclosure around its ' perimeter. This enclosure will mitigate the noise level within the patio to below the 65 CNEL criteria. A five-foot high observer will be exposed ' to a noise level of 63.8 at the worst location on the patio. (Appendix A contains the data used to calculate the attenuation effect of the patio wall ). The material must be continuous with a minimum density of 4-1/2 ' pounds per square foot. These can be achieved with 1/4-inch-thick tem- pered glass or 3/4-inch Plexiglass. There are no other balconies or ' patios in the proposed residence that would be exposed to a noise level of 65 CNEL or greater. Thus, based upon the preliminary plans, the residence ' will be in compliance with the City of Newport Beach 65 CNEL exterior noise criteria. 10 ' The living room is the room closest to Coast Highway. The unmitigated ' exterior noise exposure at this room is 73.9 CNEL. This projection does not include any ground absorption. Thus, this home needs to provide 29 dB outdoor to indoor attenuation to achieve the required 45 CNEL indoor noise ' level . ' This amount of building attenuation is commonly achieved for buildings that are located adjacent to a major noise source, such as a highway. At the time of building permit application, a detailed noise analysis should be completed based on the specific attenuation achieved by the structural ' materials proposed. At that time, any additional measures (thicker glazing or shielding of vents) to attenuate the noise to acceptable levels can be specified. Note that windows must be assumed to be closed to ' obtain the required attenuation. To assume this, adequate ventilation (mechanical ventilation or cooling) with windows closed must be provided. City Policies and Requirements A. All construction activities will be limited to the hours of 7 a.m. to 7 p.m., Monday through Friday, and 8 a.m. to 5 p.m. , Saturdays and Sundays. ' B. Prior to the occupancy of any unit a qualified acoustical engi- neer, retained by the City at the applicant's expense, shall ' demonstrate to the satisfaction of the Planning Director that the noise impact from the adjacent road does not exceed 65 CNEL for outside living areas and the requirements of law for interior spaces. Mitigation Measures ' Acoustic impacts have been mitigated through measures incorporated into the project or they will be mitigated through compliance with the existing ' City policies and requirements listed above. In addition, 1. All windows shall be fixed and unopenable where outside noise cannot be mitigated to 65 CNEL. ' 11 ' B. AIR QUALITY ' Air pollution is a problem affecting the entire southern• California region. However, the primary aic quality concern related to the project is focused on the impacts of the surrounding environment on the proposed use rather than the project's impact on the surrounding environment. This ' shift in emphasis is due to the location of the proposed residence next to Coast Highway traffic which is a source of air emissions. 1 Existing Conditions ' The general air quality of the South Coast Air Basin, in which the study area is located, is determined both by primary pollutants added daily to ' the air mass, and by secondary pollutants. The latter pollutants, specifi- cally oxidants (expressed as ozone), represent the major air quality prob- lem throughout the basin. The air quality of the study area is determined by the primary pollutants emitted locally, the existing regional ambient ' air quality, and the specific meteorological factors which influence the site. Climate and Meteorology Air quality in the vicinity of the study area benefits from the site's top- ographic orientation and proximity to the coastline. Generally, winds ' with 5 to 10-mile-per-hour speeds flow offshore during the nighttime hours and are replaced by onshore breezes of the same magnitude by 10 a.m. Sum- mer months usually include a northwesterly and southeasterly flow pattern ' superimposed upon the daily sea breeze. ' Exposure to Major Point Sources ' The ambient air quality of a general area is determined partially by its exposure to major sources of air pollutants such as power plants or indus- trial sources. Stationary sources and mobile sources within a specific area as well as in the general vicinity can also contribute to local pollu- tant concentrations. Major point sources are defined as those generating ' a minimum of 100 tons per year of primary air pollutants. ' 12 1 The Southern California Edison fossil fuel power plant in Huntington Beach is the nearest major point source of air pollution located near the City of Newport Beach. Because of the dominance of the land-sea wind pattern in the area, emissions from this source tend to be carried inland or offshore, rather than parallel to the coast. As a consequence, the power plant has minimal influence on the air quality of the study area. The primary source of air contaminants in the immediate vicinity of the proposed project is vehicular exhaust from traffic on Coast Highway. 1 Vehicle emissions primarily include carbon monoxide, oxides of nitrogen and hydrocarbons. Ambient Air Quality Ambient air quality is described in terms of compliance with state and fed- eral standards which have been adopted to protect public health with a mar- gin of safety. in addition to ambient standards, California has adopted episode criteria for oxidant, carbon monoxide, sulfur dioxide, and particu- late matter. Air pollution levels exceeding the episode criteria repre- sent short-term exposures at which public health is actually threatened. 1 Ambient air quality is monitored by the South Coast Air Quality Management District at a series of stations established throughout the South Coast Air Basin. The two stations closest to the study area are located inland 1 of the site in Los Alamitos and Costa Mesa. Data for 1976 through 1980 from these •stations was used to estimate the ambient air quality of the study area. Pollutants which exceed state standards regularly (10 percent or more of the days or months monitored) are oxidants, total suspended particulates and lead particulates. Oxidants accummulate due to the daytime breezes which carry nitrogen oxides and hydrocarbons into the area. Generally, the offshore winds keep oxidant levels lower along the coast. Particulate levels are most likely caused by a combination of natural and man-made conditions. The total suspended particulate levels in the study area con- stitute the major source of local air pollution. 1 13 Carbon monoxide and sulfur dioxide levels in Newport Beach have not ex- ceeded the state's one-hour standards during the past five years.1 The state nitrogen dioxide standards have been exceeded less than one percent of the days monitored in 1976 through 1980 (as recorded at the Costa Mesa and/or Los Alamitos stations). Air Quality Management Plan The State Lewis Air Quality Act (1976) and the Federal Clean Air Act Amend- ments (1977) require the development of a program to meet state and feder- al air quality standards in the South Coast Air Basin (SCAB). The state indicates a time frame of "at the earliest achievable date" and the feder- al government requires attainment at all primary national ambient air qual- ity standards by 1982 with a possible extension of attainment deadlines by 1987 for carbon monoxide and photochemical oxidant. In February 1979, the Southern California Association of Governments (SCAG) and the South Coast Air Quality Management District (SCAQMD) adop- ted the Air Quality Management Plan (AQMP) for the South Coast Air Basin. The Air Resources Board adopted a revised version of the AQMP in May 1979. In January 1981, EPA approved the portions of the SCAB (SIP) regarding particulate matter and NO2; however, the portions covering ozone and CO Jwere disapproved for lack of legal authority to implement an inspection and maintenance (I/M) program.2 The 1982 update of the AQMP is underway (due in spring-summer 1982) and the Second Annual Reasonable Further Progress Report was completed in June 1981. The AQMP recommends control measures that when implemented will succeed in reducing primary air emissions to the level of the state and federal air quality standards by 1987. The control measures rely heavily on continued technological improvement to both stationary and mobile pollution control equipment and the improvement of transit, ride-share and congestion relief. 1 State standards for 12-hour CO concentrations have been exceeded at the Costa Mesa station: 1976-29 days; 1977-5 days; 1978-3 days; 1979- 5 days; 1980-2 days. 2 Federal Register, Vol . 46, No. 13, January 21, 1981, Rules and Regulations. 14 s I _ — 1 Impacts During the construction phase of the project, dust may be generated by the construction equipment. With proper wetting techniques, there should not be a significant impact. The impact of the surrounding environment on the proposed residence has been assessed by estimating the maximum carbon monoxide concentrations adjacent to Coast Highway. By 1995, Coast Highway is expected to carry approximately 70,000 vehicles daily between Dover Drive and Tustin Avenue.1 Estimating the future ambient air quality adjacent to Coast Highway allows the magnitude and extent of the impact associated with locating a resi- dence next to Coast Highway to be defined. Because of the relative inert- ness of carbon monoxide in the photochemical smog formation process and limitations on knowledge of the dispersion of other vehicular emissions, carbon monoxide is the most suitable tracer pollutant for microscale modeling. Secondary pollutants are a regional or large-scale phenomenon which should be analyzed on a mesoscale rather than a microscale basis. Carbon monoxide concentrations have been estimated adjacent to Coast High- way using the California Department of Transportation Caline 3 line source dispersion model and the 1995 traffic volume. Assumptions made for the Caline 3 modeling appear in Appendix B and the results of the calculations are summarized in Table 3. These exposures include future ambient carbon monoxide concentrations of 8.45 parts per million (ppm) for 1-hour aver- aging times and 6.22 ppm for 8-hour averages, as outlined in Appendix B. Since the outdoor living area is above road grade, the concentrations both at grade and above grade were analyzed. I Personal communication with Bill Darnell , Basmaciyan-Darnell , Inc., Traffic Engineers, February 1982. 15 ' Table 3 MAXIMUM 1995 CARBON MONOXIDE CONCENTRATIONS AT PROJECT SITE Receptor Locations (feet from centerline) 1-hr. avg. (ppm) 8-hr. avg. (ppm) At-grade and Patio Elevation 50 feet 9.15 6.70 80 feet 8.95 6.58 150 feet 8.85 6.46 200 feet 8.75 6.43 300 feet 8.65 6.35 As shown in Table 3, the at-grade and elevated concentrations will be the same. The maximum carbon monoxide concentrations during the peak travel hours will be well below the 40 ppm state standard and 35 ppm federal standard for one hour. Similarly, over an 8-hour averaging period the concentrations should not exceed 6.7 ppm. This exposure is below the federal 8-hour carbon monoxide standard of 9 ppm and the state 12-hour standard of 10 ppm. Therefore, no significant adverse impacts on the health of the residents are anticipated. Mitigation Measures No mitigation measures are proposed. C. LANDFORM/GEOLOGY/SOILS Existing Conditions The following information is a synopsis of a geotechnical investigation prepared by Woodward-Clyde Consultants, December 23, 1980. The full re- port is included as Appendix C of this document. The majority of the site is sloping at a ratio of 1:1 to 1-1/2:1 (hori- zontal :vertical ) , increasing in elevation moving away from Coast Highway. The southeast corner of the site is currently level , paved and used as a parking lot. Its elevation is approximately 14 feet. The highest eleva- tion of the property is approximately 60 feet along the northwestern boundary. 16 The soils composition of the site is primaily siltstone (Capistrano forma- tion), occasionally interbedded with medium-grained sandstone and overlain unconformably by Pleistocene terrace deposits (fine- to coarse-grained and pebbly sand). The uplifted Newport Mesa area of Newport Beach has resulted from deforma- tion along the Newport-Inglewood zone of folds and faults. The closest mapped surface trace of the fault zone is 3/4-mile southwest of the site. Impacts The geotechnical analysis in Appendix C considered the proposed cuts as shown on Exhibit 4 and anticipates that site preparation and grading will be minimal ; approximately 772 cubic yards of cut and no fill will be required. The geology of the site lends itself to relatively high bearing capacities and low compressibilities. Neither shear failures beneath foundations nor excessive settlements are expected from the proposed development. Slope stability is considered the primary design constraint. In the site's present condition and under conditions of construction as outlined, ` the slope stability is generally considered acceptable. Liquefaction was not noted by the geotechnical consultant and is not considered to be a potential problem for the project. Recommendations for earthwork, foundations, retaining walls, concrete floor slabs and pavement which are included in the geotechnical investiga- tion conducted by Woodward-Clyde Consultants will be incorporated into the grading and building plans. City Policies and Requirements C. Development of the site shall be subject to a grading permit approved by the Building and Planning Departments. M17 D. The grading plan shall .include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. ` E. The grading permit shall include a description of haul routes, access points to the site, and watering and sweeping programs designed to minimize impacts of haul operation. F. An erosion, siltation, and dust control plan shall be prepared by a civil engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. Perma- nent reproducible copies of the "Approved as Built" grading plans on standard size sheet shall be furnished to the Building Depart- ment. G. Prior to issuance of building permits, a specific soils and founda- tion study will be prepared. H. All buildings will conform to the Uniform Building Code (UBC) and City seismic design standards. �( Mitigation Measures Landform, geology and soil impacts have been mitigated through. measures incorporated into the project or they will be mitigated through compliance with the existing City policies and requirements listed above. No further ! mitigation measures are proposed. D. DRAINAGE Existing Conditions A field survey indicated that no drainage improvements exist on the site. Runoff from the residential area to the east generally collects in an unim- proved swale that flows down the steep slope along the west side. Runoff drains into the existing paved parking lot in the study area. Erosion along the slope is evident; silt is deposited in the parking lot. 18 t The geotechnical consultant found no groundwater seepage during a field investigation; however, due to the probability that the terrace deposits are highly permeable, seepage may occur along the bluffs onsite. Water was not encountered in bore holes or test pits.1 Impacts The volume of runoff will increase due to the increase in impermeable sur- faces. Surface runoff patterns will be altered by development of the residence. Erosion and water quality impacts will be reduced. City Policies and Requirements I. The velocity of concentrated runoff from the project shall be evaluated and erosive velocities controlled as part of the project design, including areas immediately adjacent to the site. J. An erosion, siltation, and dust control plan shall be prepared by the applicant and approved by the Building Department. K. Existing onsite drainage facilities shall be improved or upgraded to the satisfaction of the City. L. Exposed slopes shall be planted as soon as possible to reduce erosion potential . I Mitigation Measures Drainage impacts have been mitigated through measures incorporated into the project or will be •mitigated through compliance with the existing City policies and requirements listed above. In addition to these policies and requirements, the following mitigation measures should be implemented: 1 Woodward-Clyde Consultants, Geotechnical Investigation (Appendix C). 19 1 2. All surface water will be diverted away from natural slopes by providing adequate lateral drainage and down drains. 3. A drain will be provided behind the full height of the retaining walls with a positive gravity drain leading away from the walls. E. ACCESS Existing Conditions Vehicle access into the study area from Coast Highway is available at three points: a driveway into the Thomas Associates Architects' parking lot and two driveways into the Beverly and Partner Antiques' parking lot. Line-of-sight up or down Coast Highway is limited by a curve in the road- way along this stretch. This curve makes left turns from the study area difficult. No stop signs or street signals exist along this stretch of the highway. Lateral pedestrian access is available from the sidewalk that fronts most of the study area along Coast Highway. Impacts Construction of the residence may cause a short-term inconvenience to antique store customers. This is not considered significant since parking ` is available along Coast Highway in front of the store. Approval of the proposed project will not effect vehicle access to the architects' office. Vehicle access to and from the proposed residence and the antique store will be via a common driveway. The driveway will be deigned to City specifications to safely accommodate two-way traffic. Pedestrian access to the study area will not be impacted by the proposed residence. The sidewalk will , however, be realigned when the north side of the highway is widened by 12 feet. Ingress , and egress will continue to be affected by limited line-of-sight up and down Coast Highway. 20 Mitigation Measures 4. Ultimate improvements will include safe ingress/egress for the uses along Coast Highway and be approved by the City Public Works Department and City Traffic Engineer. F. LAND USE PLAN CONSISTENCY Existing Conditions Land Use Plans General Plan - General Plan Elements include Land Use, Residential Growth, Housing, Circulation, Public Safety, Noise, Conservation of Natural' Resources, and Recreation and Open Space. Land Use Element - The study area is designated to be a mix of "Retail and Service Commercial and Admimistrative, Professional and Financial Commercial ." Potential uses include retail sales, personal and profes- sional services, hotels, motels, commercial recreation, offices and convalescent homes. Residential Growth Element - The study area itself is not designated for residential development. Housing Element - The City. of Newport Beach recently adopted a revised Housing Element that complies with Article 10.6 of the Government Code (AB 2853). The element examines residential development within the City and provides policies/programs to facilitate conservation, i improvement and development of housing for all economic segments of the community. These policies/programs are primarily aimed at development of housing on a larger scale than one single-family residence. 21 Circulation' Element - .The Circulation Element designates Coast Highway, in the vicinity of the study area, to be a major arterial with a right-of-way of 112 feet. According to the Element, the additional twelve feet of width is to be added to the northerly side (r�l of the highway. Public Safety Element - The Public Safety Element identifies areas which are subject to potential geologic, fire, or flood hazards. The study area is designated as Category 2, "Stronger Shaking Potential ." Other geologic hazards indicated for the study area include 1) unsta- ble geologic condition with regard to slope stability and ground slope of 25% or greater, 2) potential for moderate to highly expansive soils, and 3) slight erosion potential (potential risk not signifi- cant). The open space area between the residences on Kings Road and the commercial uses on Coast Highway is considered a fast-propagating natural fire area. This includes the view park adjacent to the study area. Noise Element - The Element identifies existing and potential noise levels and proposes a control program for noise mitigation. According ' to the Element, the study area is subject to noise levels above 65 CNEL for both present and projected conditions. Conservation and Natural Resources Element - This Element describes the City's existing resources and programs/actions intended to conserve resources. Most of the information and policies presented in the Element are general in nature and do not affect the study area directly. Recreation and Open Space Element - This Element provides an overall guide for preservation/development of trails, scenic highways, open space and recreation areas in the City. The open space area between the residences on Kings Road and the commercial uses on Coast Highway is designated as a scenic area. 22 Subdivision Code - The City subdivision code specifies design stan- dards, procedures and requirements prior to dividing land for sale or lease. j Zoning Code - The Zoning Code establishes districts for the entire City which regulate use of land and buildings, floor area and building height. The study area is primarily within a C-1-H district which allows professional office and retail sales (light commercial ). Resi- dential uses in this district require the issuance of a use permit. The northwest corner of the site is in an unclassified or "U" dis- trict." The height limit designated for the study area is 26 feet. A !r structure may be as high as 35 feet with approval of a use permit. General Plan/Zoning Code Consistency Designated land uses (office and commercial ) for the study area in the Gen- eral Plan are consistent with the zoning (light commercial ) for the area. Impacts Land Use Plans General Plan - The proposed project is not consistent with the General Plan designations for the site as outlined in the Land Use and Residential Growth Elements. It is, however, consistent with the Circulation Element designation for Coast Highway because it allows for a 112-foot right-of- way and the additional twelve feet of width to be added to the northerly side of the highway. Subdivision Code - The Subdivision Code is not impacted by the proposed residence. Zoning Code - Residential uses are permitted in a C-1-H district subject to the securing of a use permit. The residence will be subject to the rear setback requirement of a C-14 district and the parking requirement for a residence containing 2,000 square feet or more of floor area. The use permit must also include approval of a part of the structure exceeding the height limit by one foot. 23 General Plan/Zoning Code Consistency The proposed residential use is not consistent with the General Plan designation for the site; however, it is a use conditionally permitted by the Zoning Code. As stated in the Land Use Element, "...in certain cases zoning may be determined to be consistent with the General Plan on the basis of compatibility with its long-range objectives. It shall be the policy of the City of Newport Beach to seek the highest degree of consistency between the Zoning Ordinance and the General Plan, while recogni- zing that absolute conformity at any one point in time may not be feasible or desirable." Mitigation Measures 5. The City, in reviewing the proposed project, will have to deter- mine the compatibility of the proposed land use with the long- range objectives of the General Plan for the general vicinity. G. LAND USE COMPATIBILITY Existing Conditions Onsite Land Uses '+ As shown on Exhibit 9, the existing land use within the study area is an antique store (Beverly and Partner Antiques), an office building (Thomas Associates Architects) , and related paved parking lots. A 12-foot wide strip of landscaped sidewalk lies between the buildings/parking lots and Coast Highway. The remaining part of the study area is undeveloped. Surrounding Land Uses Land uses surrounding the study area also are indicated on Exhibit 9. Immediately north of the study area is open space improved as a view park. On both sides of the park are single-family detached dwelling units within the Cliff Haven residential area. 24 1 East and west of the study area is the commercial area that extends along the north side of Coast Highway. The area to the west is generally referred to as Mariner's Mile. Directly south, across the Coast Highway, are various marine-related uses. These include the Intercollegiate Sailing and Rowing Base, the Boy Scouts of America Sea Scout Base, the Balboa Bay Club. The Balboa Bay Club is a recreation/social club that also maintains apartments for long-term use. Impacts 1, Onsite Land Use During the grading phase of the project, the parking lot of Beverly and Partner Antiques may be temporarily closed due to use of construction equipment. Short-term impacts on air quality and construction noise may also affect the operation of the antique store. Approval of the proposed project will result in the conversion of primari- ly undeveloped property to residential use. The existing parking lot for the antique store will be altered; the project design includes reconfigur- ed parking, maintaining the required amount of spaces for the antique store. The onsite architects' office parking will not be impacted. Landscaping will be added between the residence and Coast Highway. As shown on Exhibit 3, widening of Coast Highway to its ultimate (112 feet) .will require the existing sidewalk to be moved about twelve feet into the project site. This will bring the highway right-of-way within two feet of the residence at the closest point. Landscaping within the right-of-way will be removed to allow for reconstruction of the sidewalk. Widening of the highway will also result in reducing the floor area within the onsite commercial buildings. As shown in Table 1, the loss of floor area will be approximately 161 square feet of the antique store and 629 square feet of the architects' office building. 25 ' Surrounding Land Uses During the construction phase, short-term adverse impacts on air quality, views, traffic and the acoustic environment may affect surrounding areas, both residential and commercial . Development of the site represents an extension of the surrounding residen- tial use into the mainly commercial area along Coast Highway. The pro- posed project will be similar to the single-family residential areas along Kings Road. The proposed residential use will be compatible with the adjacent residential area, however, may not be entirely compatible with uses along Coast Highway. Mitigation Measures Measures which mitigate short-term construction related impacts are discussed in Sections II A, B, E and H. H. VIEWS Existing Conditions The view from the study area varies with elevation on the slope and generally includes the Intercollegiate Sailing and Rowing Base, the Boy Scouts of America Sea Scout Base, the Balboa Bay Club and portions of r lower Newport Bay. Views from the onsite commercial buildings are similar. Views from lots along Kings Road take in more of Newport Bay, the peninsula and ocean beyond. Impacts Views from the the residences and the view park along Kings Road will not be impeded by the proposed residence. The roof line will be well below the view of the bay and ocean beyond. 26 i i The roofscape and portions of the outside living area (patio) of the pro- posed residence will be visible from the view park and some of the resi- dences along Kings Road. This fact will be considered during City review of building plans. Mitigation Measures No mitigation measures are proposed. I. GROWTH INDUCEMENT Existing Conditions Residential uses in commercially zoned areas require the approval of the City Council through issuance of a use permit. Impacts The proposed residence is not expected to encourage housing or population growth since it is a single residential use in a commercial use area. Mitigation Measures No mitigation measures are proposed. r r 27 IV. ORGANIZATIONS AND PERSONS CONSULTED PARTICIPANTS The personnel who participated in the preparation of this initial study include: Planning and Environmental Michael Brandman, Ph.D. Analysis Thomas E. Smith, Jr., AICP Mitchell K. Brown Beverly Bruesch Christine Harris Graphics Mary Crowthers ' Word Processing/Editing Barbara Heath Pamela Richardson Sandra Walker CONSULTANTS The project consultants who participated in the preparation of this initial study include: Acoustical Analysis Paul H. Dunholter Vince Mestre, P.E. Vince Mestre Associates 200 Newport Center Drive Suite 213 Newport Beach, CA 92660 Air Quality Analysis Vicki L. Endo, P.E. Environmental Engineer 4262 Campus Drive Suite B-1 Newport Beach, CA 92660 �' 28 I OTHER PERSONS AND ORGANIZATIONS CONSULTED City of Newport Beach Planning Department Fred Talarico Patricia L. Temple Chris Gustin Robert Lenard William Ward Public Works Don Webb Rick Edmonston — Marine Safety Department Tony Melum ' Parks, Beaches and Recreation Department Ron Whitby Ficker and Ruffing Architects Bill Ficker Arn Maran Vince DiBiasi 29 V. REFERENCES The following documents are available by contacting Frad Talarico, City of Newport Beach Planning Department, 3300 West Newport Boulevard P.O. Box 1786, Newport Beach, California 92663-3884, (714) 640-2197. City of Newport Beach. City of Newport Beach General Plan (including the following elements: Land Use, Housing, Residential Growth, Public Safety, Noise, Conservation of Natural Resources, Recreation and Open Space). City of Newport Beach. City of Newport Beach Zoning Code. City of Newport Beach. City of Newport Beach Subdivision Code. Federal Register, Vol. 46, No. 13, January 21, 1981, Rules and Regula- tions. National Oceanic and Atmospheric Administration (1979). Climatological Data Annual Summary, California 1978, Vol . 82, No. 13, 1979. Orange County Multimodal Transportation Study. South Coast Air Quality Management (1979). Air Quality Management Plan. South Coast Air Quality Management District (1976-1980) . Aerometric Data System, 1979 Annual Statistics. i i 30 VI. APPENDICES A. ACOUSTIC ANALYSIS -� B. AIR QUALITY ANALYSIS C. GEOTECHNICAL ANALYSIS 31 I APPENDIX A ACOUSTICAL ANALYSIS ' A-1 VINCENT MESTRE ASSOCIATES NOISE ASSEMENT FOR THE STEVENS RESIDENCE CITY OF NEWPORT BEACH 1.0 INTRODUCTION The purpose of this noise analysis is to determine whether the proposed Stevens residence complies with City of Newport Beach noise environment standards. The report contains an analysis of the exterior noise levels on the project site, and a preliminary assessment of the interior noise levels within the proposed residence. Once architectural plans have been finalized, an exact determination of the required outdoor to indoor noise mitigation can be presented. The preliminary site and grading plans used in the analysis are dated January 29, 1982. The project, a single family residence, is located in the City of Newport Beach, along West Coast Highway, west of Dover Drive and will be exposed to traffic noise from the highway. This study determines the need for any mitigation to provide adequate protection from noise levels associated with the ultimate (1995) traffic volumes projected for Coast Highway, at this location. 2.0 CITY REQUIREMENTS The City of Newport Beach specifies outdoor and indoor noise limits for residential land uses. The outdoor noise standard for exterior living ' areas (yards and patios) is 65 CNEL. The interior noise standard for all interior living areas is 45 CNEL. CNEL or Community Noise Equivalent ' Level is a 24-hour time weighted annual average noise level . Time weight- ing refers to the fact that noise that occurs during certain sensitive time periods is penalized for occurring at these times. The evening time period (7 PM to 10 PM) penalizes noise levels by 5 db while nighttime (10 PM to 7 AM) noise levels are penalized by 10 db. These time periods and penalties were selected to reflect people's sensitivity to noise as a function of activity. The noise criteria used by the City of Newport Beach is commonly used throughout the State of California for land use planning purposes. A-2 3.0 THE NOISE'MODEL The noise levels projected in the next section of this report were computed using the Highway Noise Model published by the Federal Highway Administration ("FHWA Highway Traffic Noise Prediction Model ," FHWA-RO-77-108, December 1978). The FHWA Model uses traffic volume, vehicle mix, vehicle speed, and roadway geometry to compute the "equivalent noise level ." A computer code has been written which computes equivalent noise levels for each of the time periods used in CNEL. Weighting and then summing these noise levels results in the CNEL for the traffic projections used. CNEL contours are found by iterating over many distances until the distance to 60, 65, and 70 CNEL contours are found. Mitigation through the design and construction of a noise barrier (wall , berm, or combination wall/berm) is the most common way of alleviating traffic noise, impacts. The effect of a noise barrier is critically dependent on the geometry between the noise source and the receiver. A noise barrier effect occurs when the "line of sight" betweeen the source 1 and receiver is penetrated by the barrier. The greater the penetration the greater the noise reduction. The FHWA model was also used here in computerized format to determine barrier heights. 4.0 EXTERIOR NOISE ENVIRONMENT The existing traffic volume for Coast Highway at this location is 47,000 and the projected future traffic volumes is 70,400 ADT.1 This future volume reflects year 1995 traffic levels for the City of Newport Beach General Plan. The vehicle speed assumed was 40 MPH for automobiles, medium trucks and heavy trucks. Table 1 depicts the arterial highway ' truck mixes that were determined by the County of Orange in extensive 24 hour counts (Orange County Traffic Census 1975, Complied by EMA Develop- ment Traffic Engineering). These percentages are considered typical for arterials in Southern California. 1 Bill Darnell , Basmaclyn-Darnell , Inc., Traffic Engineers, February 1982. ' A-3 TABLE 1 TRAFFIC DISTRIBUTION PER TIME OF DAY IN PERCENTAGE OF ADT ' PERCENTAGE OF ADT VEHICLE TYPE DAY EVENING NIGHT Automobile 75.51 12.57 9.34 Medium Truck 1.56 0.09 0.19 Heavy Truck 0.64 0.02 0.08 Using the assumptions presented above and the FHWA Highway Noise Model , athe existing and future noise levels were computed. The results are reported here in Table 2 in terms of distances to the centerline of the road to the contour value shown. Noise measurements conducted for the Pacific Coast Highway Widening EIR have shown that the noise model used in this analysis correlates well with the measurement results. Note that the values given in Table 2 do not take into account the effect of the topography that may alter the roadway noise levels. In addition, the future projections do not include any noise reduction to take into account effects of legislation requiring quieter vehicles in the future. TABLE 2 EXISTING AND PROPOSED CNEL AT PROJECT SITE ' DISTANCE TO CNEL CONTOUR CONDITION FROM ROADWAY CENTERLINE (FEET) 60-CNEL 65-CNEL 70-CNEL Existing (1980) 323 150 70 ' Ultimate (1995) 434 196 91 The noise projections from Table 2 are applicable to ground level recep- tors only. For an observer located higher than ground elevation, as is the case with the proposed outdoor living area (patio) , ground absorption becomes negligible. For a worst case estimate of the noise environment, projections without inclusion of ground absorption were generated for the project site. These results show that the ultimate noise level at the edge of the proposed patio is 72.7 CNEL. A-4 The patio will be enclosed by a six-foot glass enclosure around its ' perimeter. This enclosure will mitigate the noise level within the patio to below the 65 CNEL criteria. A five-foot high observer will be exposed to a noise level of 63.8 at the worst location on the patio. (Appendix A ' contains the data used to calculate the attenuation effect of the patio wall ). The material must be continuous with a minimum density of 4-1/2 pounds per square foot. These can be achieved with 1/4-inch thick tem- pered glass or 3/4-inch plexyglass. There are no other balconies or patios in the proposed residence that would be exposed to a noise level of 65 CNEL or greater. Thus, based upon the preliminary plans, the residence will be in compliance with the City of Newport Beach 65 CNEL exterior noise criteria. 5.0 INTERIOR NOISE LEVELS The living room is the closest room to Coast Highway. The unmitigated exterior noise exposure at this room is 73.9 CNEL. This projection does not include any ground absorption. Thus, this home needs to provide 29 db outdoor to indoor attenuation to achieve the required 45 CNEL indoor noise level . ' This amount of building attenuation is commonly achieved for buildings located adjacent to major noise sources such as. a highway. At the time of building. permit application, a detailed noise analysis based upon the ' proposed structure that indicates the building attenuation achieved will be submitted. At that time, any additional measures (thicker glazing or shielding of vents) to attenuate the noise down to acceptable levels can be specified. Note that windows must be assumed to be closed to obtain the required attenuation. In order to assume this, adequate ventilation (mechanical ventilation or cooling) with windows closed must be provided. ' A-5 APPENDIX A ' DATA USED TO ASSESS PATIO NOISE BARRIER ' The following table presents the distances and elevations used to determine the required barrier height. The key to interpreting the table follows: Number-Tract identifier as shown in figure. YS(I)-Source height; autos and trucks were used RE(I)-Road Elevation at Centerline XW(I)-Distance from centerline to barrier YB(I)-Elevation at base of barrier XO(I)-Distance from centerline to observer PE(I)-Pad elevation YO(I)-Observer height DISTANCES/ELEVATIONS TO DETERMINE BARRIER HEIGHT NUMBER YS(I) RE(I) XW(I) YB(I) XO(I) PE(I) YO(I) 1 ALL 10 80 33 83 33 5 ' 2 ALL 10 80 33 83 33 5 ' A-6 _I i r r APPENDIX B AIR QUALITY ANALYSIS i 1 r r r ' B-r ' AIR QUALITY APPENDIX LOCAL AND REGIONAL AIR POLLUTION AND HEALTH EFFECTS Provided herein is information regarding the production and source of various air pollutants, along with their concentrations at local and regional levels. Following the discussion of existing ambient air quality is a summary of possible health effects of each pollutant. Ambient Air Quality Carbon Monoxide - Carbon monoxide (CO) is a colorless, odorless, toxic gas produced by the incomplete combustion of carbon-containing substances. Carbon monoxide concentrations are generally higher in winter when more fuel is burned and meteorological conditions (frequent occurrence of morn- ing surface inversions) favor the buildup of directly-emitted contani- nants. Sources of this pollutant include internal combustion engines, principally the ,automobile, which contributes about 96% of the :Otal CO ' air pollution. ' Carbon monoxide is not monitored at the Los Alamitos station, but is moni- tored at the Costa Mesa station. The highest maximum one-hour CO concen- tration recorded during the past five years at the Costa Mesa station was 27 ppm in 1976. This is well below the federal one-hour CC concentration standard of 35 ppm and the state one-hour CO concentration standard of 40 ' ppm. But the Costa Mesa station has measured violations of the federal eight hour greater than 9 ppm and the state 12-hour greater than 10 ppm ' standards. During the days monitored in 1976 through 1980, the Costa Mesa station recorded 6.1% mean federal eight-hour and 12-hour CO concentration ' violations per year. Regionally, eight-hour and 12-hour CO concentration standards have been exceeded at the La Habra, Anaheim, and Laguna Beach stations as well .' The La Habra station recorded the highest one-hour maximum CO concentration in Orange County of 45 ppm in 1976 (5 ppm above the state one-hour CO standard and 10 ppm above the federal one-hour CO standard). 1 The Laguna Beach station was deactivated on April 14, 1977. B-2 ' Oxidants - "Photochemical oxidants" can include several different pollu- tants, but primarily consist of ozone (03) and a group of chemicals called organic peroxynitrates. Ozone, which makes up over 90 percent of all oxi- dants, is' a pungent, colorless, toxic gas which is produced by the photo- chemical process. Ozone is formed when nitrogen dioxide (NO) which is formed in this reaction, reenters the process. The active oxygen can re- combine with the NO to form NO2, or it may combine with hydrocarbons, or it may combine with ordinary oxygen to produce 03. Oxidant concentrations reach their highest levels during the summer and early fall . Hydrocarbons and nitrogen dioxide are the essential reactants for producin3 oxidants. The major source of both of these reactants is the motor vehicle. ' Oxidant is one of the most serious air pollutant problems in the area. Some of the oxidant can be traced to intrusion from elsewhere in tie air I ' basin; however, the degree to which intrusion affects local conditions is not known. All Orange County stations which monitored oxidant levels in 1976 through 1980 recorded violations of state standards and federal standards. ' Both the Los ' Alamitos and Costa Mesa stations monitored oxidant levels in 1976 through 1980. During toe past five years, the Los Alamitos station recorded a mean of 38 days per year (or 10.3%) in violation of the federal oxidant standard. and 52 days per year (or 14.4%) in violation of the state ' oxidant standard.' Also during this time, the Costa Mesa station recorded a mean of 20 days per year (or 5.6%) in violation of the federal oxidant standard and 28 days per year (or 7.5%) in violation of the state oxidant standard. The highest one-hour maximum oxidant concentration recorded at each of these stations (for 1976 through 1980) follows: Los Alamitos - 27 ' pphm in 1978 (Los Alamitos) and 22 pphm in 1978- (Costa Mesa). ' 1 The federal standard for oxidant concentration levels changed February 1979 from one-hour greater than 8 ppm to one-hour greater than 12 ppm. Yearly means use the new standard for the 1978 through 1980 data. ' B-3 The worst areas in Orange County in terms of oxidant concentrations are the Santa Ana Canyon and La Habra areas. Both average about 76 days per year (or 21% of days monitored) in violation of federal standard and 95 days per year (or 26% of days monitored) in violation of state standard.' In 1979 the Santa Ana Canyon station recorded the highest one-hour oxidant concentration (.39 ppm) in Orange County while the La Habra station record- ed the second highest oxidant concentration (.38 ppm) also in 1979. (Both of these one-hour maximums are almost four times the state standard.) Nitrogen Dioxide - Nitrogen dioxide (NO2) is a reddish-brown irritating gas formed by the combination of nitric oxide (NO) with oxygen. Combus- tion in the engine of the motor vehicle is the primary source of NO2 in the air basin. Other sources include combustion in power plants, petro- leum refining operations, ships, railroads and aircraft operations. For the years 1976 through 1980, only the La Habra, Anaheim and Costa Mesa stations monitored NO2 in Orange County. The mean yearly maximum one-hour concentration of NO2 for each of these stations (1976 through 1980) was as follows: La Habra - .34 ppm; Anaheim - .36 ppm; and Costa Mesa - .29 ppm. The Costa Mesa station recorded no state standard violations for NO2 in ' 1977 and a maximum one-hour NO2 concentration of .34 ppm in 1976. The highest one-hour concentration recorded in Orange County during the last five years was .46 ppm measured at the Anaheim station in 1976. Hydrocarbons - The vast family of compounds consisting of hydrogen and car- bon in various combinations are known as hydrocarbons. Hydrocarbons are an essential 'group of reactants for producing photochemical smog. Their major source is the motor vehicle, both from the exhaust pipe and by evap- oration from the gasoline tank and the carburetor. Minor sources of hydro- carbons include evaporation of organic solvents, petroleum refining and 1 The distribution of the total number of days monitored per year i violating the federal oxidant concentration standard at the Santa Ana Canyon station should be noted as follows: 1976-134 days; 1977-115 days; 1978-37 days; 1979-47 days; and 1980-47 days. Although the I ' yearly means for federal' standard violations is 76 days, in the last three years the Santa Ana Canyon station has not recorded more than 47 days of federal standard violations per year. B-4 marketing operations. Atmospheric hydrocarbon concentrations are general- ly higher in winter because the reactive hydrocarbons react more slowly in cold weather and can accumulate to higher concentrations. ' Hydrocarbons are not monitored in the vicinity of the study area. Only the La Habra and Anaheim stations monitor hydrocarbons in Orange County. ' The total number of days per year that each of the stations recorded feder- al hydrocarbon standard violations is not available but yearly maximum one- hour concentrations of hydrocarbons are available. The mean yearly maxi- mum one-hour concentration for 1977 through 1980 at the La Habra station was 14.7 ppm, with a 15.6 ppm one-hour maximum in 1978. The mean yearly I ' maximum one-hour concentration for 1976 through 1980 at the Anaheim sta- tion was 11 ppm, with a 13 ppm one-hour maximum in 1976. ' Sulfur Dioxide - Sulfur dioxide (S02) is a colorless, pungent irritating gas formed mostly by the combustion of sulfur-containing fossil fuels. In the presence of sunlight, S02 in the air undergoes a number of rather com- plex reactions to form sulfur trioxide (S03) which will combine with mois- ture in the air to form a sulfuric acid mist. This acid may react with other airborne contaminants to form sulfate particulates. ' Federal and state S02 standards have not been violated at the Costa Mesa or Los Alamitos stations, or at any other station in Orange county which monitored S02 in 1976 through 1980. Total Suspended Particulates - Atmospheric particulates are made up of finely divided solids or liquids such as soot dust, aerosols, fumes and ' mists. Sources of particulates include dust and fume-producing industrial and agricultural operations, combustion products including automobile ex- haust, and atmospheric photochemical reactions. Also, natural activity, such as wind-raised dust and ocean spray, put particulates into the atmos- phere. B-5 The Costa Mesa station has exceeded the state total suspended particulates (TSP) standard 27.6% of the days monitored in the last five years. The federal TSP standard were not exceeded at Costa Mesa. The Los Alamitos station exceeded the state TSP standard 50.6% of the days monitored be- tween 1976 and 198U (approximately one-half of the year, on the average. The federal TSP standard was exceeded twice in 1976 and once in 1978 and ' 1979 at the Los Alamitos station. TSP concentrations at the Costa Mesa and Los Alamitos stations reached 252 ug/m3 in 1979 and 327 ug/m3 in 1979, respectively. ' Of all the Orange County air monitoring stations, the La Habra station ' recorded the highest mean yearly percent of days violating the state TSP standard. For 1976 through 1980, the La Habra station averaged 58.2% of days monitored per year in violation of the state TSP standard, with the maximum yearly percent of days in violation being 66% in 1976. The highest maximum TSP concentration in Orange county was 340 ug/m3 recorded ' at the La Habra station in 1980. ' Lead Particulates - Airborne lead in the SCAB is derived almost entirely" from automobile exhaust as a direct result of the use of anti -knock agents ' in gasoline--tetraethyl and tetramethyl lead. Lead concentrations in air are measured using the samples taken for particulate matter. For indivi-dual months, a specific location may exhibit higher or lower values depend- ing upon the season. In winter, the measured concentrations of lead tend to be higher than in summer due to lower inversions in winter. ' The Costa Mesa station exceeded the state lead standard 17 months during ' the months monitored in 1976 through 1979 and did not exceed the state lead standard in 1980. The Los Alamitos station exceeded the state lead standard 20 months during the months monitored in the last five years.l The highest monthly average lead concentration recorded at these two sta- tions follows: Costa Mesa - 4.16 ug/m3 in 1976; Los Alamitos - 6.38 ug/m3 in 1976. ' 1 The distribution of state lead standard violations for each of these stations should be noted. Both stations have recorded fewer monthly lead concentrations each year since 1977. Costa Mesa - five months in ' 1976, five months in 1977, four months in 1978, three months in 1979 and zero months in 1980; Los Alamitos - six months in 1976, six months in 1977, four months in 1978, three months in 1979 and one month in 1980. ' B-6 For the Orange County area, the Anaheim station recorded the greatest number of months (1976 through 1980) in which the state lead standards were exceeded - 10 months in 1976 and a total of 40% of the months moni- tored from 1976 through 1980. The highest lead concentration recorded in Orange County during the last five years was 4.94 ug/mg at the Los Alamitos station in 1979. 1 Health Effects of Pollutants ' Carbon Monoxide - Carbon monoxide (CO) passes through the lungs directly into the bloodstream and, by interfering with the transfer of fresh oxygen to the blood, deprives sensitive tissues, primarily the heart and brain of oxygen. It is not known to irritate the respiratory tract or to have ad- verse effects on vegetation, visibility or material objects. At high con- centrations, it can impair visual function, psychomotor performance and time discrimination. Photochemical Oxidants - Oxidants tend to damage vegetation and crack un- treated rubber. In high concentrations they can also directly affect the lungs, causing respiratory irritation and possible changes in lung func- tions. Nitrogen Dioxide - Oxides of nitrogen are direct participants in photo- chemical smog reactions. The emitted compound nitric oxi .e combines with oxygen in the . atmosphere in the presence of hydrocarbons and sunlight to produce NO2. Nitrogen dioxide at high enough exposures can cause fibrotic lung changes, bronchostriction, and acute bronchitis among infants and school children. In sensitive plants, over several months, it can caused collapsed lesions near the leaf margin and moderate injury. ' Hydrocarbons _ Certain hydrocarbons damage plants by inhibiting growth and causing flowers and leaves • to fall . Existing levels of hydrocarbons mea- sured in urban areas are not known to cause adverse effects in humans. However, certain hydrocarbons are extremely important components in the ' reactions which produce photochemical oxidants. i B-7 Sulfur Dioxide - At sufficiently high concentrations, sulfur dioxide (SO2) irritates the upper respiratory tract; at "lower concentrations and 'in com- bination with particulates S02 is able to do harm' py Jnjuring lung tis- sues. S02 can 'cause chronic plant disease and sulfuric a�.id .mist can., yellow leaves of plants, dissolve marble and corrode'.iron and steel . Particulates - In the respiratory tract, very- small particles of certain substances may cause injury alone, or may act -in combination,with' gases to alter their deposition sites and scope of action. Particulates may in- crease the death rate of the elderly and those with chronic respiratory diseases. Suspended particulates of aerosol size can both scatter and absorb sunlight, reducing the amount of sunlight reaching the earth, pro- ducing haze and reducing visibility. Particulates may also cause damage to materials. Lead particulates - Lead is considered a cumulative poison, as the body ' retains some of the lead breathed or swallowed. Long-term exposure to elevated lead levels can result in kidney disease, damage to the nervous ' system, and an increased likelihood of death from brain disorders. Liver function and the formation of hemoglobin can also be affected. It should be noted that the medical research on lead particles focuses on industri- al , not vehicular, concentrations. Additionally, atmospheric levels of lead sufficient to cause toxic effects in humans do not normally occur. 1 1 .. B-8 Table I CONPARISOMS Of AIM OYILIT( STANDARDS AND ERENGENCY CRITERIA Au Air alit Sbndsrdsil Emaigency Criteria Pollutant YationalD SCAU110 and Calilornia Episode National Episode and Eaaq Roy Significant act[an ;tags 1 Required California primary Secondary Muith Stage 2 Stage 3 Alert warning ACtiee gets To Advisor WarningEeergency Level foal Level Health Level 0.12 ppo Ozone 0.10 PPa• (240 ugh3) (2102ug/r7) 0.20 Ape. 0.35 ppa, 0.50 ppe 0.18 ppo• 0.40 ppe 0.50 ppa, 0.10 PAN. 03 I-Irv. ays. 1-Ir. avg. I-hr. avg. 1-hr. avg. I-hr. avg. I-hr. avg. i-br. avg. I-hr. arg I-bt. all. I-br. avg. D PPa. 0 AN 50 PAR. 10 ppa, (10 0.1 (10 eA/a3) 20 ppe. 35 ppa. 50 Ppa, 1-br. avg. Carbon 12-hr. avg. 8-In. 2'.) A-hr. arR• 12-hr. avg. 12-hr. avg. 12-hr. avg. monoxide 15 PPa, 30 PPa• 40 Age, 75 Ppe, c0 40 ppe, 35 ppa 35 ppa 40 Ape. 75 ppa, too Ppa, 1-hr. avg. 141. avg. 1-hr. avg. 4-hi. avg. I-hr. avg. (40 mg/al) (40 aR/a!I) I-hr. avg. 1-hi. avg. I-hr. avg. 125 pPa, I-hr. av . I-lit. avg. I-hr. avg. 6.15 ppa, 0.30 ppa, 0.40 PPa, 0.50 ppa. Nitrogen Dioxide 0.25 Ape, (to05ug/D) (100 ug/a3)PAN 0.85 ppa. •• 24-br. avg. 24-hr. avg. 24-Dr, avg. 14-br. avg. 902 1-hi. avg. AAm AAm 0.51 ppe, 1.2 pPa, 1.1 PDa, 2.1 Ppa, 1-hr. avg. I-hr. avg. 1-hr. ar . I-hi. avg. 0.14 ppa 0.05 Ape.- (365 ughi) 0.20 ppe, 0.70 Ppm, 0.00 ppa, Sulfur 24-hi. avg. 24-hi. avg. 0.56'ppw, 24-hr. avg. 24-hr. avg. 24-hi. avg. 6.30 ppe, 0.60 PAN. 0.10 PPa, 1.0 ppn, Dioxide 0300 ul✓e3) 24-hr. avg. 24-hr. avg. 24-hr, avg. 24-hr, avg. Sol 0.50 ppe, 0.03 ppl 3-h[, avg. 0.50 ppm. 1.0 ppa, 2.0 ppa, 1-hr. avg. (6o ugh ) 1-hr. avg. I- hr. a, 1-hr. N. Ozone In AAY Combination 0.26 ppm, 0.35 ppm, 0.50 PPa. with Sulfur I-hr. avg. 1-hr. avg. I-hr. avg. Oioxided) Sulfate In 25 uy/m3, 25 ugh3. 24-hi. avg. combined with Particulate 24-hi. avg. Ozone, 0.20 ppm, 1-hr. avg. Matta[ log ugh3, 260 ugh 150 uj//s3 24-hr. avg. 24-hr. avg. 24-hr. avg. Particulate 375 ug/m3 625 ugh3 175 ug/m3 logo ug/a3 ma Ue[ 0O ug/e3 15 ugh3 fig ug/m3 24-hr. avg. 24-hi. avg. 24-hr. avg. 24-hr. avg. (TSP) ADM A6M A611 Particulate Matter (ug/m3) x 65,000 211,000 313.000 460,000 SD ( m) x 2620 24-hr. av . 24-hr. avg. 24-hr. avg. 24-hr. avg, • Occuring in combination with a violation of the State Ozone or TSP standards. •' No standard or criteria when blocks are blank. ••' Th[s.rs inconsistent with the federal standard of 0.12 ppe, hourly average, and is expected to be revised in the near future. (Continued) 1 Table 1 (Continued) COMPARISONS OF AIR QUALITY STANDARDS AND EMER9ENCV CRITERIA Air Art Quality Standaidsa Emergency Criteria Pollutant Motional SCAOMOc and California Episode Matt at Episode and Sti e I Action A Emergency Significant Requited California =Finly Secondary wealth Stagi 2 Stage 3 Alert Warning Action Hare to Advisory Warning' Emergency Laval Level Level Health Laval Lead 1.5 ug/m3 1.5 ug/ Ph 30-dayavg. calendar quarter average Hydrocarbons 0.24 pine 0.24 plus (corrected for (180 ug./e3) (IBO ug/03) methane) 3-hr. avg. 3-hr. avg. 8-9 a.m. 8-9 a.m. Hydrogen 0.03 ppm, Sulfide I-hi. avg. H2S Vinyl Chloride 0.01 UPS (Chloroetheno) 24-hr. evil. 0.10 play 8-hr. avg: w Ethylene r 6.50 plate o I-br. avg. In sufficient concentration to reduce Visibility visibility to Reducing loss than ten Particles miles at rela- tive humidity of less then 70%. Voluntary Open burn- Incinerator reduction in Mandatory ing prohib- use prohih- physical ac- abatement ited. Re- ited. Re- Vehicle use tivity and measures. quested gnired re- prohibited. Same as Actions vehicle Action ranges Stab can reduction duction in Industry shut "Emergency" to he operation. from voluntary take action in vehicle vehicle down or cur- axecpt most Taken Open burning to Mandatory. if local operation. operation. laileenl. industry banned (not efforts industrial Industry Public aclr- shut down. an action at fall. Curtail- curtailed vities cease. this level Mont. lultnnt. after 1075). ai Standards shown in parenthesis are restatements nt the preceding standard but expressed on an alternative basis. b) Concentrations other than annual averages not to be exceeded sore than once a year. c) SCAQMO - South Coast Air Quality Management District. d) Diane and sulfur dioxide concentrations both must he greater than 0.10 ppM. 1 ' TABLE VI ' OZONE NUMBER OF DAYS OF FIRST/SECOND STAGE EPISODES (hourly average 's 0.20 ppm / x 0.35 ppm) ' 1976 1977 1978 1979 1980 AREA CODE LOS#ANGELES COUNTY 001 Los Angeles CENT 11/0 3/0 16/0 14/0 10/0 ' 060 Azusa ESGV 47/1 64/0 76/5 71/10 74/7 069 Burbank ESFV 43/1 11/0 30/0 26/2 30/1, 072 Long Beach SOCO 0/0 0/0 0/0 1/0 1/0 074 Reseda WSFV 3310 37/0 16/0 24/0 36/1 075 Pomona PWVA 37/1 58/0 72/9 57/3 49/1 076 Lennox SWCO 1/0 0/0 WO 0/0 010 080 Whittier SOEA 19/1 12/0 18/1 1610 5/0 081 Newhall SCRV 38(0 59/0 45/0 59/0 46/2 ' .082 Lancaster** ANVA 0(0 2/0 5/0 1/0 7/0 083 Pasadena WSGV 53/0 55/0 85/8 7$/11 56/3 084 Lynwood SCLA 2/0 0/0 0/0 4/0. 0/0 085 Pico Rivera SSGV 32/1 5710 48/5 3$/3 3F/l 086 . West L.A. NWCO 4/O 0/0 i0'0 7/0 3/0 ORANGE COUNTY 3176 Anaheim ANAH WO 0/0 13/0 5/0 6/0 ' 3177 La Habra LAMB 15/0 8/0 24/1 21/1 14/0 3185 Costa Mesa COST 0/0 0/0 3/0 1/0 0/0 3186 E1 Toro TORO 3/0 2/0 10/0 6/0 3/0 3190 Los Alamitos LSAL 2/0 0/0 5/0 2/0 3/0 3191 Santa Ana C. SACN 17/0 10/0 9/0 14/2 13/0 RIVERSIDE COUNTY ' 4137 Palm Springs** PLSP 310 5/0 3/0 3/0 4/0 4139 Indio INDO 0/0 0/0 0/0 1/0 0/0 4140 Prado Park PRPK 26/0 31/1 34/2 24/0 32/0 •4144 Riverside RIVR 46/2 66/1 62/2 55/0 67/4 ' 4149 Perris PERI 13/0 39/0 38/0 26/0 20/0 4150 Banning.** BANN 20/0 1310 22/0 22/0 13/0 SAN BERNARDINO COUNTY 5151 San Bernardino SNBD 51/0 70/1 7211 62/0 72/2 5155 Barstow** BARS 0/0 1/0 0/0 0/0 0Y0 5165 Redlands REDL 25/1 48/0 64/2 57j0 61/0 5175 Upland UPLA 61/1 •85/2 68/2 59/2 73/4 ' 5176 Fontana FONT 69/1 98/6 98/11 90/9 &y6 5181 Lake Gregory LKGR 11/0 63/0 73/0 80/3 60 5182 Yucaipa YUCI 28/0 39/0 56/0 6J0 5190 Victorville** VCVL 0/0 3/0 1/00 0 5191 29 Palms** TNPS 5191 Trona** IRON 0/0 0/0 ' ** Southeast Desert Air Basin Stations. All others in South Coast Air Basin. ' B-11 • Table IV-1 Ozone - Number of Days Exceeding State Standard (2 0,10 ppm, hourly .average) ' South Coast 1976 1977 1978 1979 2980 # AREA Air Basin 234 241 215 221 206 LOS ANGELES L'OM 0 7 a e es CENT 125 118 113 114 109 060 usa X5UV 172 183 182 17R 164 069 Burbank SP137 071/086a West 5 401 072 on eac O 1 18 21 074 ese a 71 173 116 146 142 075 Pomona 140 076 ennox bWCU 9 14 29 17 9 080 Whittier SOEA —Z 96 80 70 081 Newhall SCRV 154176 155 177 138 082 Lancaster ANVA 82 83 56 an 1O6 083 Fasa ena WbUV 180 187 1R9 191 ,1-- 084 Lynwood SCLA 19 51 52 �U 085 Pico Rivers. SSGV - 169 165 160 143 ORANGE COUNT 3176 Anaheim ANAH 54 40 73 61 _ 68 3177 La Habra LAHB 67 73 113_ 112 106 3185 Costa Mesa COST 10 31 52 26 20 3186 El Toro 43 43_ 68 57 65 3188b San Juan C. b3! 57 _ - 3190 Los Alamitos 53 38 72 50 49 �t 3191 Santa Ana C. S CN 118 99 75_ - _ 95 89 RIVERSIDE CO Ty 413TPa m prings PLSP 103 94 103_ _ 1.12 _ 102 4139 Indio 57 88 83 45 3 4140 ra o Park—PRRPK 150 168 163 160 135 4141b Hemet HEME 68 67 4144 Riverside RIVR 176 193 _ 179 186 4149 Perri -PERT— 154 178 153 151 144 4150 Banning MANN 113 97 115 123 117 4151b Temecu a TEME 52 71 4152b Elsinore ELSN 104 122 SAN BERNARZT90-C NTY ' —5151 San Bernar ino SNBD' 159 175 163 164 163 5155 Barstow -8 5 42 27 39 45 5165 Red lEnTi DL 144 161 165 171 166 5166 Cho Rialto RIAL 5173b ±n 174 165 - - 5175 Upland UPLA 183 193 170 161 155. 5176 bontana FONT 173 192 183 197___J$.1_ 5184b Big Bear BGBE 33 85 5181 Lake Gregory LKG 113 173 150 1.66 153 5182 al a Xu 52 172 163 166 5185c nt�ario A'ir ort NT - 5190Victorville VCVL 45 79 74 90 96 ' S191d Z9 aYT—TAPS - _ - 46 44_ 5192e rona TRON a. Station was relocated and number changed to 086 effective 8-1-78. b. Station closed August 31,79 C. Station closed May 1, 78 e. . Station closed June 78 d. Station opened Jun. 78 f. Relocated as #087 9/14/79 / ' B-12 I Table IV-6 CARPON MONOXIDE-NUMBER OF DAYS EXCEEDING FEDERAL STANDARD (>9 PPM, 8-HOUR AVERAGE) # AREA CODE 1976 1977 1978 1979 1980 LOS_':UTGELES__MTY Los ge es CENT 63 47 38 14 14 060 s s ESGV 2 3 0 0 0 069 ur an 101 78 51 52 54 071a West N U 42 26 21 26 36 072 ong eac 52 39 34 20 8 074 Reseda wbF __ 57 30 46 26 27 075 Pomona 4 7 5 2 076 Lennox pip 080 Whittier SCEA 27 25 23 14* 18 081 Newhall SCRV 0 0 0* 082 Lancaster AN 083 Pasadena yz 1 084 Lynwood SI LA ti7 86 83 67 66 085 Pico Rivera SSGv 39 22 18 ORANGE COudIY i :3376—AnaE-ieim ANAH 42 25 _ 16 25 40 3177 a Habra 63 4.- 3.G5 nsta ifesa C. ST 51 17 i4. '6 3_�6 Toro R —__---- 3190- San Juan SJCA 0. — 3790" oloAramiC�os�S7�,---•'-_�.- 3191 .�anta .fl S u RIk77RSIDE COI-;'Y ---"�— '7 '15rings PLSP 0 0 0 4139 Indio 4140 Prado Park PPd`K 0* 1* 4141.) Hemet i)* r* 0 4144 Riverside R 4149 Ferris 0 0 0 0 0* 4150 a13 nning_ 8, , 0* p 0* 4151b Temecula TEPO; 4152b Elsinore ELSN SAN BERNA San ernar ino SNBD 0 1 0 0 1,111 Barstow fit* t, r, S n 5165 eIF3Iaan s— RE * * 5166 R Ta' to 5173b ino CHIN3 n* n* _ 5175 Upland UPLA n* n* n n n 5176 Fontana FONT n n 5184b Big Bear BGBE n* t n* 5181 Lake Gregor Y n n n n n* 5182 Yuci a U n t n n* 5185c nb tar�io�( irport ONTR 5190 V'ictorville 5191d Pa ms TNPS 0* 0 0 519' TRON 0 0 a. Station was relocated and number changed to 086 effective 8/l/78. b. Station closed August 31, 1978. T , c: Station closed May 1, 1978. d. Station opened June 1978. e. Station closed June 1978 * less than 75% of hourly valid data. B-13 i Table IV-7 Nitrogen Dioxide-Number of Days Exceeding State Standard z. 0.25 hourly average)� � PPm. Y Be) 1976 1977 1978 1979 1980* # AREA LOS ANGELES L`OUHTY CODE fT6If6 a e ea CENT 27 65 26 14 16 06 z a Musa 33 15 15 G 069 un F'VIS SI--3 07.1/086a West L.A. NWCO X) 42--20 42 18- 072 on6 eac OCO 43 28 16 72 4 074 eseA a WsF0-- 6 10 A 4 075 Pomona —F - 076 Lennox 10 13 i 080 tt er II 5 15_ 6 �ha —081 II— B 0 2 0 082 Lancaster 0 0 0 083 Pasadena WSW 2 a2--25 12 j 084 woo 12 1 085 co Rivera SSGV - ORANGE COUNTY 3I76TnaTieim ANAH 9 9 2 8 17 3177 La Habra 3185 Costa Mesa 3186 El Toro TORO - - - 3188b San Juan C. SJUA 3190 Los Alamitos LSAL 3191 Santa Ana C. SAC. F' RIVERSIDE-0(7t�PY ! �L37�a-Iv—�r:n s PLSP - - 0 41 Indio 0 0 .3 4140 40 F'radu�ark K 4141b Hemet . 4144 River sicdc A_117R 0 0 0 4149 Perris—PER 4151 Hemecu I___i_EFM - _ _ _ _ C•; IN 4151b Tenccuia TF7�iE 4151b Elsinore EL N SAN BERNARDINO-ZOiINT I i )1!)1 San Be-inarHno SNBD 0 0 0 0(11)_ 1_ 5155 Barstow `S "-2--r 0 5165 Re3ra­nUs _TM `¢ 5166 Ma to - - - t 5173b vino I 4 5175 Cp aT—nd�D 3 3 5 1 5176 Fontan`-a FUNT 2 0 3 0_ 5184b Bear B BE re LK5181 La i . 5182 xucai a 5185c untario Airport - - - 5190 Victorville VCvL 0 0 0 0 0 k 5191d a ms - - - - ! •,G 5192e Trona TRON - - n. Station was relocated and number changed to 086 effective 8-1-78. i b. Station closed August 31.78 �1 c. Station closed May 1. 78 e. Station closed June 78 d. Station opened Jun. 78 f. Relocated as #087 9/14/79 g. Numbers in parentheses are numbers of months of data. * All 1980 NO2 data were taken using a different calibration method and are not directly comparable to data for 1976-79. Ma concentrations for 1980 must be multiplied by 1 14 to be made comparable to those of 1976-79. . 4 B-14 j � i 1 Table IV-8 Total Suspended Particulate - Percent of Days Exceeding Air Quality Standards: State Q 100 ug/m', 24 hour average)/Federal (> 260 ug/J 24 hour average) # AREA CODE 1976 1977 1978 1979 1980 LOS ANGELES MUATY 0 oa 5e es CENT 57/0 7015 42/0 51/2 5sin 060 aa �� —5 72/5 5913 sa/n 61/2 071/086a tary est UrTanT 07 12/0 76/n t3/n tl/n 29/0 074 eac bFp 53/3(8) 075 ese a 1 p 2 63/D 7/n 3610 Lennox 080 ennox rwVA 57/n 44/D 4O/n 35/n 52 0 081 tt er b _ - 081 ew a 082 ancaster 45/5 31/2 7/0 3a/3 5 / 083 asa eaa 9bV 52/0 66/2 45/D 3811 40/0 084 �ynwod ( 4610 Oil 62/3 66/2 51/0 60/2 ' 085 Yico Rivera '3'UV—' _ 78/4(91 _. 68/D 50/3 70/2 ORANGE COUNTY - 317eira ANAA 5610 56 2 47 2 i 3185 osta esa �� 6 0 21/2 6�/0 0/2 / 3186 oro 0 30 0 16/D 4,2,�,� �3n/0(4) 3188b ban van 1ZiJL;A 3 0 (8) 30/D 79/0 �7r 3190 os amltos 52/0 _ 3191 to Ma C. S CN 63/2 52/0 7/20 43/ 44 RIVERSIDE �1/U 4 /0 4 '0 4137 a m ran s PLSP=_ 8/0 43�? 7/p 19/p 4139 n io NDO 49 4 33 0 17T6 4140 ra o ar ,u h 4141b Hemet ME _ - - 4144 versa e KIVK 7712 76/1 70 85118 6 4149 erns nn. 4150 Banning BANN 18/0 33/0 34/0 46/0 36/0 4151b Temecula TrI7E * 4152b t■L� SAN BER. '13, an Bernardino SNBD 55/0' 58/4 56/7 59/3 59/16 5155 arstow (11) /114 5165 Redlands RE L 5166 is to U/52-37i73 0/0 42/9 _ - 5173b CH,ju 73 121 80 12 5175 an 7 4 52/2 56/0 9 5176 FontanaFONT 9 53 7 5184b R Bear B BE 7 0 0 _ 5181 La a re or O 1 2 0 1 /0 5182 uca a _ _ 5185c bntario irport R�7.�1 5190 icV' torvi e 4 p 22 p 5191d29 a as 5192e Trona TRON 55/13 17/5 55/a 56/6 a. Station was relocated and number changed to 086 effective 8-1-78. b. Station closed August 31,78 C. Station closed May 1, 78 e. Station closed June 78 d. Station opened Jun. 78 f. Relocated as #087 9/14/79 g. Numbers in parentheses are number of months of data. Table IV-10 Lead - Number of Month a Exceeding State Standard (1.5 ug/m3, monthly average) /and Quarters Excaading Federal Standard (1.5 ug/ms, quarterly average) I 1976 1977 1978 1979 ' 1980 # AREA LOS�GELES-U0rNTY CODE ' Uulos ge es CENT 11 10 5/2 5/2 5/1 06 Azusa s 3 - 069 ur an - - 071a West 072 ER eac 074 ese a WSYV 11 10 1013 311 3 075 Pomona - - - - - 076 Lennox SWCO 10 11 _ 1013 /2 5/ 080 Whittier 5UL 081 Newhall 082 Lancaster ANVA 1 0 wsuv 00 aJ■■'`fi 083 Pasadena 084 Lynwood9 085 Pico Rivers. SSGV ORANGE COUNTY- 3n eim ANAH 10 7 4/2 211 1/0 3177 La Rabra 3185 Costa Mesa COST S 5_ 4/2 2_ 3186 El Toro 1 00/0 0/0 0/0` 31885 San Juan C. S3 CA �--(s577� 3190 Los Alamitos A r � v!: 3191 Santa Ana C. 9'.V( —37r-070-07� RIVERSIDE GOUN-1 Palm Snrin-s PLSP 0 - 0/0 0/0 0/0 4;39 Indio 010 Ulu Ulu 4140 Frado Park Rrff- 411,1b Hemet -Frg - - - - - 4144 Riversida RIVR 5 0 0 0 0 4149 Perris LIBRI - - - - {� 4150* ann n u1., -?1 _ �Ji�-6j0�1b-_� 4151b Temecu w TE ME 4152b sinore ELSN - -SAN BERNA - - �-51 San ernar no SNBD 6 4 2/1 0/0 0/0 5155 Barstow1(1-.) U Ulu Ulu Ulu 5165 Redlands 0-010 5166 Rialto KUL I 0 e - - 5173b l 5175 Upland ( •• 0 5176 Fontana 5184b t� ear - 5181 i. a re o 5182 Yucaw _ _ / - - 5185c Ontario o Airport UNTR 5190 VictorvILLe 0 0 5191d 29 Palms TN PS 0 040 5192e rona - - U/UD) Ulu Ulu a. Station was relocated'and number changed to 086 effective 8/l/78. b. Station closed August 31, 1978. C. Station closed May 1, 1978. d. Station opened June 1978. f. Relocated as /'A87 9/14/79 e. Station closed June 1978 g• Nunbers in parentheses are nunber of months of data, B-16 CALINE3: CALIFORNIA LINE SOURCE DISPERSION MODEL SEPTEMBER9 1979 VERSION JOB: STEVENS PROJECT FILE: PCH1 RUN: PACIFIC COAST HWY. (PK-HR) I. SITE VARIABLES U = 2.0 M/S ATIM = 60 MINUTES BRS = 325 DEGREES ZO = 108 CM CLAS = 5 (E) VS = 0.0 CM/S MIXH = 1000 M VD = 0.0 CM/S AMB = 0.0 PPM II. LINE; VARIABLES LINK LINK COORDINATES (M) EF H W --------DESCRIPTION--------xi- Y1 X2 Y2 TYPE VPH (G/MI) (M) (M) --------------------=-------------------------- A. PCH O -1000 0 1000 AS 7000 4.5 0 40 III. RECEPTOR LOCATIONS COORDINATES (M) TOTAL + AMB RECEPTOR X Y Z (PPM)--- ----------------------------- ------- 1. RECP. 1 15 0 1 .8 .7 2. RECP. 2 25 0 1.8 . 5 3. RECP. 3 46 0 1.8 .4 4. RECP. 4 61 0 1 .8 .3 5. RECP, 5 91 0 1.8 .2 6. RECP. 6 -15 0 1.8 . 1 7. RECP. 7 -25 0 1.8 0. 0 8. RECP. 8 -46 0 1.8 0.0 9. RECP. 9 -61 0 1.8 0.0 10. RECP. 10 -91 0 1 .8 0.0 B-17 CALINE3: CALIFORNIA LINE SOURCE DISPERSION MODEL SEPTEMBERa 1979 VERSION JOB: STEVENS PROJECT FILE: PCH2 RUN: PACIFIC COAST HWY. (8-HR) I. SITE VARIABLES �1 U = 2.0 M/S ATIM = 60 MINUTES BRG = 325 DEGREES ZO = 108 CM CLAS = 5 (E) VS = 0.0 CM/S MIXH = 1000 M VD = 0.0 CM/S AMR = 0.0 PPM n II. LINK VARIABLES LINK LINK COORDINATES (M) EF H W DESCRIPTION X1 Y1 X2 . Y2 TYPE VPH (G/MI) (M) (M) ---------------------------------------------------------------------- A. PCH 0 -1000 0 1000 AS 5000 4.5 0 40 III. RECEPTOR LOCATIONS COORDINATES (M) TOTAL + AMB RECEPTOR X Y Z (PPM) -------------------------------------------- 1. RECP. 1 15 0 1.8 .5 2. RECP. 2 25 0 1.8 .4 3. RECP. 3 46 0 1.8 . 3 4. RECP. 4 61 0 1.8 .2 S. RECP. 5 91 0 1.6 .2 1, 6. RECP. 6 -15 0 1.8 . 1 7. RECP. 7 -25 0 1.8 0.0 B. RECP. 8 -46 0 1.8 0.0 9. RECP. 9 -61 0 1.8 0. 0 10. RECP. 10 -91 0 1.8 0.0 B-18 l� CALINE3: CALIFORNIA LINE SOURCE DISPERSION MODEL SEPTEMBER, 1979 VERSION JOB: STEVENS PROJECT FILE: PCH2 RUN: PACIFIC COAST HWY. (8-HR) I. SITE VARIABLES U = 2.0 M/S ATIM = 60 MINUTES BRG = 325 DEGREES ZO = 108 CM CLAS = 4 (D) VS = 0.0 CM/S ` MIXH = 1000 M VD = 0.0 CM/S AMP = 0.0 PPM II. LINK VARIABLES LINK LINK COORDINATES (M) EF H W ---DESCRIPTION------XS- Y1 X2 Y2 TYPE VPH (G/MI) (M) (M) ----------------------------------------------- A. PCH 0 -1000 0 _ 1000 AS 5000 4.5 0 40 III. RECEPTOR LOCATIONS COORDINATES (M) TOTAL + AMB RECEPTOR -----X- Y Z ------_ (PPM) ------------ ---------- --- 1. RECP. 1 15 0 1 .8 .5 2. RECP. 2 25 0 1.8 .4 3. RECP. 3 46 0 1.8 .2 4. RECP. 4 61 0 1.8 .2 S. RECP. 5 91 0 1.8 . 1 6. RECP. 6 -15 0 1.8 . 1 7. RECP. 7 -25 0 1 .8 0.0 S. RECP. 6 -46 0 1.8 0.0 9. RECP. 9 -61 0 1.8 0. 0 10. RECP. 10 -91 0 1.8 0.0 �` B-19 l CALINE3: CALIFORNIA LINE SOURCE DISPERSION MODEL SEPTEMBER, 1979 VERSION JOB: STEVENS PROJECT FILE: PCH2 RUN: PACIFIC COAST HWY. (8-HR) I. SITE VARIABLES �1 U = 2.0 M/S ATIM = 60 MINUTES BRG = 325 DEGREES ZO = 108 CM CLAS = 3 (C) VS = 0.0 CM/S MIXH = 1000 M VD = 0.0 CM/S AMB = 0.0 PPM II. LINK VARIABLES LINK LINK COORDINATES (M) EF H W ---DESCRIPTION------X1- Y1 X2 Y2 TYPE VPH (G/MI) (M) (M) ----^------------------------------------------ A. PCH 0 -1000 0 1000 AS 5000 4.5 0 40 II'I. RECEPTOR LOCATIONS COORDINATES (M) TOTAL + AMB RECEPTOR X Y Z (PPM) -------------------------------------------- 1. RECP. 1 i5 0 1.8 .4 2. RECP. 2 25 0 1.8 .3 ■1 3. RECP. 3 46 0 1.9 .2 4. RECP. 4 61 0 1.8 .2 5. RECP. 5 91 0 1.8 . 1 6. RECP. 6 -15 0 1.8 . 1 7. RECP. 7 -25 0 1 .9 0.0 S. RECP. 8 -46 0 1.8 0.0 9. RECP. 9 -61 0 1. 8 ' 0.0 10. RECP. 10 -91 0 1.8 0.0 �1 B-20 CAL T 1'*IE =� AVEFtAG I him JOB: 62-1 l"M.l 8-6.r ------ ILU—k—m ----- 2na ul�r�g-------------------------- PK-HR 'f' $Aj S-HR 12-HR DISTANCE (FT) -------------------------------- ------------------------ 7 4- .48 co 70 .42 50 .5 $RS .36 (o.sa .32 1.6C+ 90 .4 g5.56 .24 (o .4(p .2 150 .3 8.75 .21 (o .43 • 19 200 .2 8.4jtJ . 13 ` .3S . 11 300 ti B-21 T Background Concentrations for carbon monoxide were derived from ambient air quality data for 1980 taken at the Costa Mesa Monitor- ing Station. The second highest hourly concentrations were used (i.e. , 11.80 ppm for the 8-hour average, 16.0 ppm for the 1-hour average, and 10.3 ppm for the 12-hour average). These levels were proportionately reduced to reflect two trends anticipated by the year 1995: First the reduction in emission rates between 1980 and 1995 resulting from emission control technology was used to reduce the 1980 ambient concentrations of carbon monoxide. Next the in- crease in the number of in-use vehicles was accounted for by pro- portionately increasing the ambient carbon monoxide concentrations to reflect an increase to growth amounts to a 3.5 percent increase annually per the CARD document entitled "Procedures and Basis for Estimating On-Road Motor Vehicle Emissions" date January 1980. The resulting 1995 background or ambient concentrations of carbon monoxide were found to be 8.45 ppm, 6.22 ppm and 5.43 ppm respec- tively for the 1-hour, 8-hour and 12-hour averaging periods. B-22 APPENDIX C GEOTECHNICAL ANALYSIS C-1 woodward•clyde Consultants GEOTECHNICAL INVESTIGATION STEVENS PROPERTY PACIFIC COAST HIGHWAY f NEWPORT BEACH, CALIFORNIA for Ficker & Ruffing, Architects 610 Newport Center Drive, Suite 630 Newport Beach, California 92660 1. C-2 Post West Chapman Avenue 1149 Woodward■Clyde ConSukants Post Orange, BoxCalifornia9 Orange, Cfria 92668 (714) 634-4440 Telex 68-3420 23 December 1980 Project No. 41344I Ficker & Ruffing, Architects 610 Newport Center Drive, suite 630 Newport Beach, California 92660 Attention: Mr. Arnold E. Maron SUBJECT: GEOTECHNICAL INVESTIGATION STEVENS PROPERTY PACIFIC COAST HIGHWAY NEWPORT BEACH, CALIFORNIA Gentlemen: i As requested, we have performed a geotechnical investigation and analysis of the subject site . This report presents a summary of our study. The scope of this study was essentially to review the present site conditions and the data in our files, and to supplement these data with specific recommendations for earthwork, foundation, and pavement design for the proposed residence. The site conditions were evaluated by drilling and sampling, by mapping geologic features readily observable on the existing slope, and by excavating test pits at the toe of the slope. 1.0 PROPOSED CONSTRUCTION We understand that the property described as "Lot 171, Block 54 of Irvine' s Subdivision, " is to be developed as a private residence. The proposed residence will consist of a two- to three-story split-level frame structure that will partly be t supported on large central columns at different elevations up the slope. We understand that building loads of 2000 psf and maximum column loads of 30 kips will be used for design. 2.0 SITE CONDITIONS As shown on the Site Plan, Fig . 1, most of the site is presently sloped at about 1 : 1 to 1-1/2 : 1 (horizontal : vertical) . The level portion of the site at the southeast corner is currently paved and used as a parking lot. This Consulting Engineers, Geologists and Environmental Scientists C-3 Offices in Other Principal Cites Woodward-Clyde Consultants Mr. Arnold E. Maron 23 December 1980 Page Two parking lot is at about elevation 14. The boring locations shown on Fig. 1 mark the approximate toe of the existing slope. Test pits were made at locations shown on Fig . 1, behind an existing small retaining wall. 2.1 Regional Geology The site is situated in the Newport Mesa area which consists of uplifted Pleistocene terrace deposits unconformably overlying Miocene and Pliocene marine shales and sandstones that have been leveled by wave action. The terrace deposits consist of marine and non-marine beach and fluvial deposits that are as thick as 50 ft at the site. The uplifted mesa area of Newport Beach has resulted from deformation along the Newport-Inglewood zone of folds and faults . In the Newport Beach area the zone splays into numerous faults, most of which are known only in the sub- surface. The closest mapped surface trace of the fault zone is three-quarters of a mile southwest of the site . Along that fault trace, the Pleistocene terrace deposits are known • to be offset . During the field investigation for this study, a small offset of bedding in the Capistrano Formation was found about 100 yards west of the site in the bluffs along Pacific Coast Highway. The magnitude Ms 6.3 Long Beach earthquake of 1933 occurred on the Newport-Inglewood fault zone and this fault zone has been the source of numerous smaller magnitude earthquakes. No historical surface faulting has been associated with the Newport-Inglewood zone and the portion of the zone in Newport Beach is not included within the Alquist-Priolo zone where special surface-rupture studies are required. 2. 2 Site Geology The basal 20 ft of the bluff at the site consists of the siltstone facies of the Capistrano Formation (Pliocene) . The siltstone consists of dark gray silt and clay deposited as thick to thin beds ( less than 2 ft thick) . Thin, medium-grained sandstone beds occasionally occur interbedded with the siltstone. Boring No. 2 at the base of the slope encountered a possibly thick sandstone bed, which probably dips beneath Boring No. 1 as the sandstone was not encoun- tered there . The thick sandstone is not exposed in the bluff at the site. C-4 Woodward-Clyde Consultants Mr. Arnold E. Maron 23 December 1980 Page Three The dip of bedding as seen in the core samples from the borings is about 10 degrees. The four test pits excavated into the siltstone provided information concerning attitudes of bedding on the slope in addition to measurements taken on natural outcrops . On the east end of the property, the bedding strikes nearly perpendicular to the slope . Westerly, where the foundations of the residence are planned, the strike of the bedding• is more westerly and the dips of the bedding are out of slope. The steepest case is an out-of-slope component of 13-1/2 degrees . Vertical joints were also encountered in the test pits; some of them were open and partially lined with gypsum. The siltstone is overlain unconformably by Pleistocene terrace deposits . These deposits consist of fine- to coarse-grained sand and pebbly sand , which is locally indurated . The outcrop west of the planned residence consists of these indurated terrace sands. Sea shells are present in the outcrop of indurated sand; they indicate a marine origin for at least part of the terrace deposits. The contact between the terrace deposits and the siltstone in Test Pit No. 3 appeared to be horizontal in this limited exposure. It is our judgement that the contact is generally horizontal being a wave-cut bench , but it is probably slightly undulating . Although the terrace deposits are probably highly permeable, no water was seen at the contact between the terrace deposits and siltstone at the time of this investigation. Bedding within the indurated terrace deposits indicates dips into the slope as shown on the site map. Those bedding attitudes probably result from channeling in the deposits and do not represent the true attitude of bedding in the terrace. It also has no relation to the bedding attitudes in the siltstones since the contact is unconformable . Detailed boring and test pit logs are presented in Figures 2 through 7. 3.0 DISCUSSION AND CONCLUSIONS 3.1 Foundations and Floor Slabs In general a foundation must be designed to prevent shear failure of the bearing materials and to limit settlements C-5 Woodward-Clyde Consultants Mr. Arnold E. Maron 23 December 1980 Page Four to tolerable amounts . At this site the foundations are expected to bear in geologic formational materials with relatively high bearing capacities and low compressibili- ties . Thus , neither shear failures beneath foundations nor excessive settlements are expected for the proposed development. The primary design constraint is stability of the slope, as discussed below. Conventional spread footing foundations may be used to support the sections of the residence with proposed floor elevations of +12 . All other foundation loads ( above elevation +12) should be supported on foundations extending to elevation +12 or lower by means of drilled, cast-in-place piers or spread footings. All footings may be supported on undisturbed siltstone at an elevation of +12 or lower . Recommendations for spread footings and drilled piers are given in Section 4.1. Site grading should be kept minimal . Undercutting and recompacting the top of the subgrade in the existing level part of the site at elevation +14 within the building and parking areas are recommended to provide a uniform subgrade and to reduce possible differential settlements . 3. 2 Slope Stability A slope stability calculation was made for this project. It is attached as Appendix A. The calculation consists of a sliding wedge analysis assuming a horizontal contact between the upper sand and lower siltstone . In addition, the analysis considered the proposed cuts to be made at the toe of the slope shown on the architectural sketches provided to us. Because no water was encountered in the bore holes and test pits, and no water was observed seeping in any part of the slope, the analysis did not consider water forces acting on the slope. Such forces, if present, could effect the results of the analysis and result in a lower factor of safety. In its present condition and under conditions of construc- tion as we presently understand them, the slope stability 1 has a calculated, theoretical safety factor of 1. 76. This is generally considered acceptable. Provisions will have to be made for surface and subsurface drainage and for planting the slope to minimize erosion. C-6 Woodward-Clyde Consultants Mr. Arnold E. Maron 23 December 1980 Page Five 4.0 RECOMMENDATIONS 4.1 Earthwork It is anticipated that site preparation and grading will be minimal. All grading and filling operations should be done under the observation of the Geotechnical Engineer, in accordance with the project specifications and with the recommendations contained in Appendix B of this report. No fill should be placed on the existing slope. Fills should be compacted to at least 90 percent of the maximum dry density determined by ASTM Test Method D1557-70. In areas to receive fill, the exposed ground surface should be scarified to a depth of 6 in. and then recompacted to 90 percent prior to receiving fill. The on-site soils are suitable for use as fill material , provided that they are free of vegetable matter and organic debris . All fill should be placed in lifts not exceeding 8 in. in loose thickness and compacted in accordance with t the recommendations given above. All surface water should be diverted away from the natural slopes by providing adequate lateral drainage and down drains. An engineering geologist from this office should inspect and map all the cut exposures for the retaining walls adjacent to the slope. 4. 2 Foundations The building may be supported on isolated or continuous spread footing foundations for all parts of the structure with floor elevations at +12 or lower and on columns or drilled piers extending into the siltstone to elevation +12 or lower for all other parts. All footings should bear on the undisturbed siltstone material and be placed at a minimum depth of 12 in. below the lowest final adjacent grade for one-story portions of the structure, 18-in. for two-story parts, and 24-in. for three-story areas, if any. A maximum allowable bearing pressure of 4, 000 psf for combined dead and live loads may be used. C-7 Woodward-Clyde Consultants Mr. Arnold E. Maron 23 December 1980 Page Six Footings designed for the above pressures are expected to settle less than 1/4 in. when placed on the siltstone bedrock and most of this settlement is expected to occur during construction . No footings should be placed on or near trench backfill and all footings should extend below a 1 : 1 plane inclined up from the bottom of any adjacent trench or footings. For all parts of the residence with proposed floor eleva- tions above +12, it is recommended that the structure be supported on columns or drilled cast-in-place piers where bearing is derived from end bearing in the undisturbed siltstone bedrock at an elevation of +12 or lower . A maximum allowable bearing pressure of 5, 000 psf for combined dead and live loads may be used provided that the bottom ' of the foundation is at least 5 ft below the top of the siltstone bedrock. All excavations into bedrock should be inspected by a Geotechnical Engineer to verify the compactness of the bedrock for the recommended bearing capacity, to insure the cleanliness of the prepared founda- tion excavation, and to observe the placement of reinforcing steel to determine if this placement could disturb the prepared foundation or the bedrock material exposed in the excavation. 4. 3 Retaining Walls It is recommended that the retaining walls to be placed at the base of or in small cuts made into the existing slope be designed to resist an active earth pressure equivalent to a fluid unit weight of 40 pcf; this accounts for the backslope .surcharge. A drain should be provided behind the full height of all walls with a positive, gravity drain leading away from the walls. A coefficient of friction of 0. 4 between the concrete and siltstone may be used for design. If additional lateral resistance is required, a passive pressure equivalent to a fluid weighing 350 pcf may be assumed to act against the front face of the retaining wall footing . In order to develop this passive soil pressure, the foundation should be poured neatly against the undisturbed siltstone rock. Weep holes spaced about 5 ft apart horizontally and 4 ft above the base of the retaining wall are recommended to facilitate backfill drainage . Positive outlets should be ' provided for these weep holes . C-8 Woodward-Clyde Consultants Mr. Arnold E. Maron 23 December 1980 Page Seven 4.4 Concrete Floor Slabs Slab-on-grade floors should be supported on a firm, properly compacted subgrade or on undisturbed siltstone rock. In areas where dampness of the slabs is undesirable, it is recommended that the floor slabs be underlain by a minimum of 4 in. of clear, free-draining sand, gravel, or crushed rock. In addition, a moisture-proof membrane, such as visqueen, should be placed between the slab and underlying rock layer to prevent moisture-vapor transmission• through the slab. The membrane should be covered with at least 1 in. of sand for protection during construction and to aid in the curing of concrete. Guide specifications for moisture barriers beneath floor slabs are attached as Appendix B. 4. 5 Pavement All subgrade for pavements should be prepared in accordance with the earthwork recommendations of Section 4 . 1 and Appendix B. It is assumed that the pavement will be of asphaltic concrete. The base should consist of 6 in. of crushed rock conforming with the standard specification, Caltrans, Class II, aggregate base. The asphaltic concrete thickness should not be less than 2 in. 5.0 GENERAL CONDITIONS The recommendations made in this report are based on the assumption that the soil and geologic conditions do not deviate appreciably from the conditions disclosed in the test pits and borings or exposed on the existing slope. If any variations -or undesirable conditions are encountered during construction, or if the proposed construction will differ from that planned at the present time, the Geotechnical Engineer should be notified so that supplemen- tary recommendations can be made. It is recommended that the Geotechnical Engineer review the final foundation and grading plans prior to contract bidding . All grading and fill placement should be done under the observation of the Geotechnical Engineer. C-9 Woodward-Clyde Consultants Mr. Arnold E. Maron 23 December 1980 Page Eight We appreciate the opportunity to provide you with our services . If there are any questions or additional infor- mation is desired , please call us at your convenience . Very truly yours, R. Leonard Allen Edward Heath Associate Senior Project Geologist RCE No. 18554 EG No. 915 RLA:EGH/hw Attachments r.� C-10 LEGEND S Approximate Location of Borings i j Outcrops y Strike and dip of bedding IDS / Strike and dip of joint le i ED Test pit TP-2 1 i o�/,•- SytA /c i pia C7 B•2 1 1� / s TP 2 Property Line DTP 1 'a B4 60 i so r\� TP4� 30 Est NiY11ow . a 20 Para o to 7g 30 �o w Pan 2sq Jr_ 1 awa ! � ScYe WOODNARD-CLYDE CONSULTANTS SITE PLAN Project No. 413441 Ry STEVENS RESIDENCE 1 DATE OF BORING 22 October 1980 WATER DEPTH DATE MEASURED TYPE OF DRILL RIG Mobile B-61 Hollow Stem Auger HOLE DIAMETER 8 inches WEIGHT OF HAMMER_ 140 pounds FALLING 30 inches SAMPLES Modified California, Sack ur o a Y w o l in a 3 DESCRIPTION ~ w c o N 9 = W � o m � N O U C O SURFACE ELEVATION: 14 feet 2 inches Asphalt Concrete 1 44 Medium dense,damp,light tan 51 LTY SAND(SM) with some '/." gravel SK Dense, moist, dark brown SILTSTONE, '%" bedding; bedding separated by 1 iron oxide and gypsum filling; dips approximately 100; trace of clay 2 36 Lens of dry, tan, medium grained SILTY SAND (SM) with 'X" gravel 5 . S2K 3 �/ 5" Very hard, moist, charcoal gray SILTSTONE with trace of clay; bedding is massive, joints at 450, gypsum filled; fossiliferous, microfossils to 10 1/8" shells; odor of hydrogen sulfide Becoming less hard, more moist 4 89 15 Tar-filled joint, bedding approximately 50-100, thinly bedded 5 3"50/ } 8•inch layer of medium gray, very hard, dry SILTSTONE, fossiliferous, tar-filled joint 20 Hard to very hard, moist, charcoal gray, bedding 1/4"-1/8", dipping 60-100, fossiliferous (small shells), joints filled with tar 6 SO/ 5" 26 1 , 50/ 4" Bottom of boring at 28 feet 4 inches 30 Project: STEVENS RESIDENCE Fig. Project No. 413441 LOG OF BORING B-7 2 WOODWARD-CLYDE CONSULTANTS C-12 DATE OF BORING 22 October 1980 WATER DEPTH DATE MEASURED TYPE OF DRILL RIG Mobile MI Hollow Stem Auger HOLE DIAMETER 8 inches WEIGHT OF HAMMER 140 pounds FALLING 30 inches SAMPLES Modified California,_Sack ~ ~ U) w o y = a DESCRIPTION '_' Z E. Y G N OJ I 2 C 0Z 0 S SURFACE ELEVATION: 14 feet 2 inches Asphalt Concrote Medium dense, damp, brown SILTY SAND (SM) with '/." gravel, yellow stains 1 25/ 4„ Veryhard, d to damp, tan to dry p grayish brown SANDSTONE, well indurated, highly jointed, joints filled with calcite 2 75 Hard, moist, charcoal gray SILTSTONE, micaceous, bedding '/."—'h" 1 thick, generally horizontal, jointed with tar filling, odor of hydrogen sulfide ! i 10� II 3 72 Bedding dips too, becomes fossiliferous 15 I j 4 85 20 5 50/ 4" A25 Bottom of Boring at 23 feet 4 inches '� 30 ' Project: STEVENS RESIDENCE Flg LOG OF BORING a-2 Project No. 413441 3 WOODWARD-CLYDE CONSULTANTS C-13 do low on- go an go ift as UW 111W no 06 no im No "up DATE 26 NOVEMBER 80 PROJECT STEVENS RESIDENCE LOGGED ey ppG LOG OF TEST PIT NO. 1 JOB NO. 413441 FIG. 4 GEOTECHNICAL DESCRIPTION PHYSICAL ATTITUDES SAMPLES CONDITION Test pit in capistrano siltstone to-evaluate dip of tQ N50E 75N None bedding planes and joint patterns. 2Q N12W 16S n SCALE: 1 inch = 2 feet GRAPHIC REPRESENTATION PIT TREND: 1 to slope 4, .p t Brown clayey siltstone, moist Joint set Joints have oxidized rind along partings 2 Sandstone bed Vertical back wall of test pit IIIIIIIII Igo on so an no AM go so we DATE 26 NOVEMBER 80 PROJECT STEVENS RESIDENCE LOGGED BY PDG LOG OF TEST PIT NO. 2 JOB NO. 413441 FIG. 5 GEOTECHNICAL DESCRIPTION PHYSICAL ATTITUDES SAMPLES CONDITI ON Test pit in Capistrano siltstone to evaluate dip of Q N34W 16S ® Siltstone bedding planes and joint patterns. (D N75W 68S with oxidized Q N55W joints 10-20S SCALE: 1 inch = 2 feet GRAPHIC REPRESENTATION PIT TREND: J. to slope r Sandy Colluvium Brown clayey siltstone, moist Sandstone bed Joints Open joint containing gypsum 0, Oxidized platy joints, sample. Vertical back wall of test pit DATE 26 NOVEMBER 80 LOGGED BY PDG LOG OF TEST PIT N0. 3 PROJECT STEVENS RESIDENCE JOB NO. 413441 FIG. 6 GEOTECHNICAL DESCRIPTION PHYSICAL CONDITION ATTITUDES SAMPLES Test pit in Capistrano siltstone to evaluate dip of D N25W 23S None bedding planes and joint patterns. c-) SCALE: finch = 2 feet GRAPHIC REPRESENTATION PIT TREND: 1 to slope rn Sandy Colluvium Pebbley Sand Tan clayey siltstone, moist Bedding has 1/4" oxidized rind Bedding / along bedding planes Less distinct bedding l' Vertical back wall of test pit r� r it r r r� r �I j� i� 1� 1� �r ' �r is .>♦ �r Oman DATE 26 NOVEMBER 80 LOGGED BY PDG LOG OF TEST PIT NQ 4 PROJECT STEVENS RESIDENCE JOB NO. 413441 FIG. 7 DESCRIPTION GEOTECHNICAL DES PHYSICAL ATTITUDES SAMPLES CONDITION Test pit in Capistrano siltstone to evaluate dip of 1O N75E 42S ® Weathered bedding planes and joint patterns. Q2 N85E 50S siltstone, light gray SCALE: 1 inch = 2 feet GRAPHIC REPRESENTATION PIT TREND: v Sandy Colluvium Tan clayey siltstone, weathered Concretion Sample Slickensided joint _ Tan clayey siltstone Joint, closed Vertical back wall of test pit Woodward•Clyde Consultants APPENDIX A SLOPE STABILITY CALCULATIONS i r� i C-18 i / II Calculations TasklSLnD� E <tASILI?V• Project Name 15�ireny-r Assignment Project No. 6", !T -o Ln � o• x I y 1 7, \ n o� dn - • s . t �A. �� . N 10 _ a N \ 1 h � L se• ° � d G BY '�" G'• Checked L , Date 12 19•AD Date f8 Page—:Lof WOODWARD-CLYDE CONSULTANTS C-19 S Calculations Task Project Name SrEvras Asr+nw,)rA . Assignment Project No. 4tJ41q Z - �. . YVB Ca wrS W > .§ so � h , / µ1F 6fo45 t3s x _ tc 13 5 1V 1N4 c 20 3o ao sa Go }o So 90 too No 1L0. %. x . f w, n i2opc+ (e4e.cuaot) (1)• (Ize��) (.L2)(s�) : 8z080 1 I' ' o z b cc1 4kI z4 � 1Fq, LVo WZ Ref; 9to j vi t6, too Pc} Q X1eo�o u � (1 )1( 100' ( I z' )(20 ) % 18, bav Ir V1J4 Io I _ III 20' By G G. 1 Checked 7 L - Date 12JA.10 Date 17 IR •_i :' Page.2of_ WOODWARD-CLYDE CONSULTANTS C-20 Calculations nn Task Project Name STEJEUS )Gt'sJOc�r. Assignment Project No. .DR i t�/N! Fo7EC ES o So.L• Rock )Ay) F : SZ,oths cea 4 S' : CS.0 40 040 f rr� aCcc. A " %*, ww A-AF = CSd,040- 4d,7o' ew lfs`_ 31•t", F•) ,1 F _ 4 tot a To'r� fl a i v i►� Fo2cs� _ -- Y4, 1 ox C-21 By Checked Date Date Page 3 of__ WOODWARD-CLYDE CONSULTANTS 1I I, Q,tariS,o�.l ^ _ rdr++wu..c �Lc ao w, ,luw A•N . q' 1 Task Calculations Project Name STEVEAJZ fEsiDEUe.F• Assignment Project No. 4/344 2. �. �S�STfNG _FCC 2.L�S in � + R L G , f �o,�3 s° /lu zt° (n•r = o�wrcccal�'uaf�C� + 1. 3e, �y 1 / fa , JAFET7 FAC.roll • I i le . 170, 74o _ .�( i V. r. > f.5. s 1 q. /02 �. i . i { i By Checked ��// Date Date Page I of_ WOODWARD-CLYDE CONSULTANTS C-22 ' Woodward-Clyde Consultants !' APPENDIX B ' SUGGESTED ITEMS FOR INCLUSION IN SPECIFICATIONS FOR ENGINEERED FILL r 1, ' C-23 Woodward-Clyde Consultants APPENDIX B SUGGESTED ITEMS FOR INCLUSION IN SPECIFICATIONS FOR ENGINEERED FILL ' STEVENS PROPERTY PACIFIC COAST HIGHWAY NEWPORT BEACH, CALIFORNIA I. GENERAL These specifications cover preparation of existing surfaces to receive fills, the type of. soils suitable C for use in fills and. the compaction standards and the • ' methods of testing compacted fills. It shall be the Contractor' s responsibility to place, spread, water, and compact the fill in strict accordance with these specifications . The Geotechnical Engineer shall be the Owner ' s representative to observe and test the ! construction of fills. Excavation and the placing of ' fill shall be under the direct observation of the Geotechnical Engineer; and he shall give a written opinion regarding conformance with the specifications upon completion of grading . Deviations from these ' specifications will be permitted only upon written authorization from the Owner. A soil investigation has been made for this project. Any recommendations made ' in the report of the soil investigation or subsequent reports shall become addenda to these specifications . II . SCOPE ' The placement of engineered fill by the Contractor shall include all clearing and grubbing , removing ' existing unsatisfactory material, preparing areas to be filled, spreading and compacting fill in the areas to be filled, and all other work necessary to complete the grading of the filled areas . III. MATERIALS ' 1. Materials for compacted fill shall consist of any materials imported from outside the site or excavated from the cut areas that, in the opinion ' of the Geotechnical Engineer, are suitable for use in constructing fills. The material shall contain no rocks or hard lumps greater than 6 inches in size and shall contain at least 40 percent of material smaller than 1/4 inch in size . No nesting of rocks shall be permitted. No material of a perishable , spongy, or otherwise of an ' improper nature shall be used in filling . C-24 i Woodward-Clyde Consultants 2. Material placed within 2 feet of finished grade in the building area shall be selected material that contains no rocks or hard lumps greater than 3 inches in size and that has an expansion index of less than 30 when tested in accordance with ' Uniform Building Code Test Method 29-2. 3. During grading operations, soil types other than those analyzed in the report of the soil investi- gation may be encountered by the Contractor . The Geotechnical Engineer shall be consulted to determine the suitability of these soils as fill ' materials. IV. COMPACTED FILLS 1. General Unless otherwise specified, all fill material ' shall be compacted at a moisture content near the optimum moisture content to a dry density that is not less than 95 percent for Class II aggregate ' base under areas to be paved, and not less than 90 percent for other fill . The laboratory standard compaction test shall be Test Method No. D1557-70. ' 2. Clearing and Preparing Areas to be Filled (A) All brush, grass, existing utilities, and other objectionable ma-terial shall be collected and disposed of by the Contractor so as to leave the areas that have been ' cleared with a neat and finished appearance free from unsightly debris. (B) All vegetative matter or debris shall be removed by the Contractor from the surface upon which the fill is to be placed and any loose soils shall be removed or compacted to the depth prescribed in the Geotechnical Engineer' s report. The surface shall then be plowed or scarified to a minimum depth of 6 inches until the surface is free from uneven ' features that would tend to prevent uniform compaction by the equipment used. C-25 Woodward•Clyde Consultants (C) After the foundation for the fill has been cleared, keyed or benched and scarified, it shall be disced or bladed by the Contractor until it is uniform and free from large ' clods, brought to the proper moisture content and compacted as specified for fill . 3. Placing, Spreading, and Compacting Fill Material (A) The fill material shall be placed by the Contractor in horizontal layers not greater ' than 8 inches , loose measurement . Each layer shall be spread evenly and shall be thoroughly mixed during the spreading to obtain uniformity of material and moisture in each layer. (B) When the moisture content of the fill material is below that specified, water shall be added by the Contractor until the moisture content is as specified. ' (C) When the .moisture content of the fill material is above that specified, the fill material shall be aerated by the Contractor by blading, mixing , or other satisfactory methods until the moisture content is as specified. ' (D) After each layer has been placed, mixed , and spread evenly, it shall be throughly compacted by the Contractor to the specified density. Compaction shall be accomplished by sheepsfoot rollers , vibratory rollers , multiple-wheel pneumatic-tired rollers or ' other types of acceptable compacting equip- ment. Equipment shall be of such design that it will 'be able to compact the fill to the specified density. Compaction shall be continuous over the entire area and the equipment shall make sufficient passes to obtain the desired density uniformly. V. OBSERVATION AND TESTING ' 1. The Geotechnical Engineer shall observe the filling and compacting operations so that he can state his opinion whether or not the fill was constructed in accordance with the specifications. ' C-26 Woodward-Clyde Consultants 2. The Geotechnical Engineer shall make field density tests in accordance with ASTM Test Method 1556 for each layer of fill. The Geotechnical Engineer may make field density tests using nuclear density ' gauge and hand driven tubes . Density tests may be made at intervals not exceeding 2 ft of fill height provided all layers are tested. Density ' tests shall be made in the compacted materials below the surface if the surface is disturbed. When these tests indicate that the density or moisture content of any layer of fill or portion thereof does not meet the specified density or moisture content, the particular layer or portions shall be reworked until the specified density and moisture content have been obtained. VI. PROTECTION OF WORK ' 1. During Construction - The Contractor shall grade all excavated surfaces to provide good drainage and prevent ponding of water. He shall control surface water to avoid damage to adjoining properties or to finished work on the site. The Contractor shall take remedial measures to prevent erosion of freshly graded areas until such time as permanent drainage and erosion control measures have been installed. ' 2. After Completion - After grading is completed and the Geotechnical Engineer has finished his obser- vations of the work, no further excavation or ' filling shall be done except under the observation of the Geotechnical Engineer. 3. The slopes shall be planted, with light-weight, ' deep-rooted plants , and cared for as soon as possible after construction. Seeding slopes after sheepsfoot rolling but prior to grid rolling may ' be done. C-27 ' Woodward•Clyde Consultants APPENDIX C ' GUIDE SPECIFICATIONS FOR MOSITURE BARRIERS BENEATH FLOOR SLABS r , 1 1 ' C-28 Woodward-Clyde Consultants ' APPENDIX C GUIDE SPECIFICATIONS FOR MOISTURE BARRIERS BENEATH FLOOR SLABS STEVENS PROPERTY PACIFIC COAST HIGHWAY NEWPORT BEACH, CALIFORNIA �t I. GENERAL ' The capillary break and vapor barrier to be placed beneath slab-on-grade floors shall consist of a minimum { of 4 inches of gravel placed on a prepared surface of natural ground or engineered fill , a waterproof membrane overlying the gravel, and at least 1 inch of sand placed over the membrane. II. MATERIALS The gravel and sand shall be of such size that the ' percentage composition by dry weight as determined by laboratory sieves (U.S. Standard Series) will conform to the following gradations : Sieve Size , Percentage Passing Sieve Gravel Sand ' 3/4 in. 100 100 No. 4 0 - 10 100 No. 200 0 0 - 30 ' Gravel and sand shall contain no appreciable amounts of organic matter or other deleterious material . ' The membrane material shall be a clear or black polyethylene film having a minimum thickness of 10 mils. the width of roll used shall be determined by ' field conditions , providing all other requirements are met. III. DESCRIPTION Graded gravel or crushed rock for use under floor slabs shall consist of a minimum thickness of 4 inches of Ili ' mineral aggregate placed in accordance with these specifications and in conformity with the dimensions shown on the plans. ' C-29 Woodward•Clyde Consultants The membrane shall be placed over the mineral aggregate allowing a minimum of 6 inches overlap at the seams. ' The edges of the membrane shall extend several inches down the sides of the footing excavations. Where it is necessary to cut the vapor barrier to allow for utility pipes and ducts , a patch or gusset with a 6-inch overlap shall be placed around the pipe or duct . Punctures and tears shall be patched in the same manner. A 2-inch wide polythylene pressure-sensitive tape may be used in lieu of a 6-inch overlap or for patching holes and tears. Where tape is used, seams ' may be butted. When the vapor barrier has been placed and all patches made, it shall be covered with a minimum of 1 inch of ' sand. Care should be used to keep all sand from under the seams. Remove any sand that may have been placed over perimeter footings, interior footings or interior ' piers . Care should be used in placing concrete to insure that the vapor barrier is not disturbed or punctured. 1 1 ' C-30 203 North Golden Circle Drive Woodward-Clyde Consultants ' Santa Ana,California 92705 (714)835.6886 (213)581-7164 Telex 68-3420 1 19 February 1982 Project No. 41344I Ficker & Ruffing, Architects ' 610 Newport Center Drive Suite 630 Newport Beach, California 92660 ' Attention: Mr. Arnold E. Maron SUBJECT: STEVENS PROPERTY ' PACIFIC COAST HIGHWAY NEWPORT BEACH, CALIFPRNIA ' Gentlemen: We understand from a discussion with Mr. A. Maron of Ficker & Ruffing that the development plans for the Stevens Proper- ty on Pacific Coast Highway have changed subsequent to submittal of •our 23 December 1980 geotechnical investigation report. These changes were done partially to accommodate a ' larger set-back from Pacific Coast Highway. The configura- tion and location of the structure has changed but the proposed cut into the slope at the rear of the lot has not ' significantly changed. The changes as described to us by phone will not require modification of our 23 December 1980 report. It is still ' important that the cut slopes be inspected by one of our engineering geologists, as previously recommended. ' If you have any further questions, please call me at your convenience. Very truly yours, ' R. Leonard Allen Associate R.C.E. No. 18554 ' RLA/kw Consulting Engineers, Geologists and Environmental Scientists ' Offices in Other Principal Cities C-31