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2020-33 - Upholding and Affirming the Planning Commission's Approval of Coastal Development Permit No. CD2019-003 and Conditional Use Permit No. UP2019-003 to Demolish an Existing Restaurant and Office Building and Construct a New Office Building and P
RESOLUTION NO. 2020-33 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, UPHOLDING AND AFFIRMING THE PLANNING COMMISSION'S APPROVAL OF COASTAL DEVELOPMENT PERMIT NO. CD2019-003 AND CONDITIONAL USE PERMIT NO. UP2019-003 TO DEMOLISH AN EXISTING RESTAURANT AND OFFICE BUILDING AND CONSTRUCT A NEW OFFICE BUILDING AND PARKING STRUCTURE LOCATED AT 215 RIVERSIDE AVENUE (PA2019-023) WHEREAS, an application was filed by Laidlaw Schultz Architects representing the property owner, 215 Riverside, LLC ("Applicant"), with respect to property located at 215 Riverside Avenue and legally described as a portion of Lot D of Tract 919, including a portion of the abandoned street adjacent thereto ("Property"); WHEREAS, the Applicant requests a coastal development permit and a conditional use permit for the construction of a new 41 space, two-level parking structure and a 2,744 square foot office building ("Project"); WHEREAS, the Applicant requests the following approvals from the City of Newport Beach ("City") for the Project: a) Coastal Development Permit ("CDP") No. CD2019-003 - to allow demolition of an existing restaurant/office building and associated surface parking lot and construction of a new 41 space, two-level parking structure and a 2,744 square -foot office building, and b) Conditional Use Permit No. UP2019-003 - to authorize the construction of the parking structure adjacent to the residentially zoned property; WHEREAS, the Property is designated General Commercial (CG) by the City of Newport Beach General Plan ("General Plan") Land Use Element and is located within the Commercial General (CG) Zoning District; WHEREAS, the Property is located within the Commercial General (CG) Coastal Zoning District and the City of Newport Beach Local Coastal Program Coastal Land Use Plan category is Commercial General (CG -B); Resolution No. 2020-33 Page 2 of 10 WHEREAS, a public hearing was held on August 22, 2019, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapters 20.62 and 21.62 of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. The Planning Commission continued the item to September 19, 2019; WHEREAS, at the September 19, 2019, Planning Commission meeting, the Planning Commission further continued the item at the request of staff so that they could complete additional analysis of the Project; WHEREAS, at the October 3, 2019, Planning Commission meeting, the item was taken off calendar to be re -noticed; WHEREAS, a public hearing was held on October 17, 2019, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Ralph M. Brown Act and Chapters 20.62 and 21.62 of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. At the conclusion of the public hearing, the Planning Commission voted (6 ayes and 1 no) to adopt Resolution No. PC2019-031 approving CD2019-003 and UP2019-003; WHEREAS, on October 31, 2019, Ernest Castro, Stephanie Pilalas, Jack Staub and Hal Woods filed an appeal of the Planning Commission's decision to the City Council; WHEREAS, a public hearing was scheduled on March 24, 2020, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Ralph M. Brown Act and Chapters 20.62 and 21.62 of the NBMC. The City Council continued the item to April 14, 2020; WHEREAS, a telephonic public hearing was held on April 14, 2020, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Ralph M. Brown Act and Chapters 20.62 and 21.62 of the NBMC. The City Council continued the item to April 28, 2020; WHEREAS, a telephonic public hearing was held on April 28, 2020, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Ralph M. Brown Act and Chapters 20.62 and 21.62 of the NBMC. The City Council continued the item to May 12, 2020; and Resolution No. 2020-33 Page 3 of 10 WHEREAS, a telephonic public hearing was held on May 12, 2020, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Ralph M. Brown Act and Chapters 20.62 and 21.62 of the NBMC. Evidence, both written and oral, was presented to, and considered by, the City Council at this hearing. NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 1: The City Council does hereby find the Project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15332 under Class 32 (Infill Development Projects) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because the Project consists of an in -fill development project. The additional facts in support of the CEQA determination are set forth in Exhibit "A" which is incorporated herein by reference. Section 2: The City Council does hereby uphold the Planning Commission's approval of Coastal Development Permit No. CD2019-003 and Conditional Use Permit No. UP2019-003, subject to the conditions of approval attached as Exhibit "B" and incorporated herein by reference. The City Council's decision is made in accordance with Sections 21.52.015(F) (Coastal Development Permits, Findings and Decision) and Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits, Findings and Decision) of the NBMC, and is supported by the following findings and facts: I. COASTAL DEVELOPMENT PERMIT A coastal development permit is required to authorize the demolition and redevelopment on the Property. In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The Project complies with applicable development standards including, but not limited to, floor area limitation, setbacks, height, and parking. Resolution No. 2020-33 Page 4 of 10 a. The maximum floor area limitation is equal to a floor area ratio ("FAR") of 0.5 or 8,145 square feet and the proposed floor area is 0.17 FAR or 2,744 square feet. b. The Project provides the minimum required setbacks, which are zero (0) feet along the front property line abutting Riverside Avenue and Avon Street, zero (0) feet on the right side yard, and five (5) feet on the left side yard and rear yard abutting the residential properties. c. The highest parapet is 28 feet from established grade (30.5 feet North American Vertical Datum of 1988 [NAVD 88]), which complies with the maximum height requirements. d. The Project includes a parking structure for a total of 41 vehicles, complying with the minimum 11 parking spaces required for the 2,744 -square -foot office development on-site. 2. The front facade of the parking. structure has been designed to be architecturally compatible with and appear as an extension to the shopping center located to the south across Avon Street. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The bulk of the proposed building is similar to or less than that of the existing development on site. 3. The Property is an inland parcel that is not located on the waterfront. 4. An initial biological resources analysis of the Property indicates that the adjacent Avon Street right-of-way, west of the Property, is characterized by wetland areas located within 100 feet of the Property. The report evaluates the proposed wetland buffer and concludes that a 100 -foot buffer is not necessary and that the proposed 39 -foot wetland buffer is sufficient for protection of the wetland and that the Project will not impact habitat for endangered, rare, or threatened species. Resolution No. 2020-33 Page 5 of 10 5. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code ("CBC") and Building Division standards and policies. A geotechnical investigation was prepared, attached hereto as Exhibit C and incorporated herein by this reference, which includes design recommendations to address liquefaction and other geologic issues. A final Geotechnical report and investigation specifically addressing liquefaction and other geologic related design issues is required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 6. The Property is not located within 200 feet of coastal waters. The Project design addresses water quality with a construction erosion control plan and a post - construction drainage system. The Project is required to adhere to the City's grading, erosion control, and drainage requirements that includes percolation features and retention of dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 7. Due to the area of proposed impervious surfaces on the Project site, a Water Quality Management Plan ("WQMP") / Water Quality and Hydrology Plan ("WQHP") is required. A WQMPNVQHP prepared by Total Engineering, Inc., dated June 17, 2019, has been reviewed and approved by the City's Engineer Geologist. The WQMPNVQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices ("BMPs"), use of a Low Impact Development ("LID") approach and bio filtration planters to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 8. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Resolution No. 2020-33 Page 6 of 10 Facts in Support of Findinq: 1. The Project is not located between the nearest public road and the sea or shoreline; however, the Project is located on a property within 100 feet of a wetland area located within the Avon Street right-of-way. The Project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. Vertical access to the bay front is available approximately 625 feet south of the Property at 2751 West Coast Highway where there is a pedestrian easement with access to the waterfront. 3. Lateral access and views of the bay are also accessible from 2751 West Coast Highway and 2801 West Coast Highway via a six foot wide pedestrian easement. 4. The closest public viewpoint is immediately adjacent and above the Property to the northwest at Cliff Drive Park. The Project is located entirely on private property and will not inhibit coastal views since the Project will be constructed partially into the slope and four feet lower than the 32 foot height limit. View simulations are provided as part of the project plans. Due to the distance and height differential of the Project from these public viewpoints, the development and change of use of the existing building will not impact coastal views. The bulk and scale of the proposed development is similar to that of the existing restaurant and office building with surface parking. The Project is generally not visible from Cliff Drive Park due to the sloping condition of the park, existing vegetation in surrounding areas, and the lower grade of the proposed parking structure and building pad. 5. The closest coastal view road is West Coast Highway, which is located to the south, as designated in the City of Newport Beach Local Coastal Program Coastal Land Use Plan. Views from this vantage point are directed toward the harbor and away from the Property, which is inland and north of West Coast Highway. The bulk and scale of the Project is similar to that of the existing restaurant and office building with surface parking. The proposed office building and accompanying parking structure will complement the architectural style of the adjacent shopping center to the south, improving the character of the community and maintaining a consistent design theme. Resolution No. 2020-33 Page 7 of 10 II. CONDITIONAL USE PERMIT Pursuant to Section 20.40.070(8)(3) (Development Standards for Parking Areas, Location of Parking Facilities) of the NEMC, a conditional use permit is required to allow for the construction of a parking structure adjacent to a residential zoning district. In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits, Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: C. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The commercial building and related uses are consistent with General Commercial (CG) General Plan land use designation. The parking structure is considered an accessory use that supports the commercial uses. Parking structures are commonly associated with restaurant development and are compatible with the other commercial uses located in Mariners' Mile. 2. The Property is not located within a specific plan area. Finding: D. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Fact in Support of Finding: 1. The commercial office building and related uses are consistent with the Commercial General (CG) zoning district. The parking structure is considered an accessory use that supports commercial uses. Parking structures located adjacent to residential districts require review and approval of a conditional use permit to minimize impacts to the residential uses. Finding: E. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Resolution No. 2020-33 Page 8 of 10 Facts in Support of Finding: 1. The parking structure will be visually screened by vegetation surrounding the rear and sides of the parking structure to help block the view from Cliff Drive Park and adjacent residential properties. A portion of the second level structure will be covered by a trellis carport cover adjacent to Avon Street. The trellis adds architectural interest to the architectural fagade of the building and helps to screen portions of the second level parking deck that may be visible to residences above. 2. The parking structure is proposed at the base of the hillside adjacent to a residential district. The neighboring residential properties are located along the top of the hillside approximately 63 feet above the project's first floor pad elevation. The parking structure will be built into an existing retaining wall in the hillside and the second level deck of the parking structure is eight feet above the first floor pad elevation directly adjacent to the residential district. The residential dwellings will remain approximately 55 feet higher in elevation than the surface of the second level parking deck and approximately 48 feet higher in elevation than the top of the parking structure trellis. The closest residential dwelling is located approximately 24 feet from the existing retaining wall supporting the parking structure. These vertical and horizontal separations between the proposed commercial building and the homes provide adequate distance so that the mass and bulk of the parking structure should not negatively impact residents. Finding: F. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The Project results in a parking requirement of 11 spaces, which are provided on- site within the 41 space parking structure. 2. The Traffic Engineer and Fire Department have reviewed the parking lot design and have determined that the parking lot design will function safely and will not prevent emergency vehicle access to the establishment. Resolution No. 2020-33 Page 9 of 10 Finding: G. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. Parking structures have the potential to generate noise, such as car alarms, car horns, car audio systems, people talking, vehicle pass -by noise, and engine idling, which have the potential to disturb the adjacent residences. These individual noise sources last for short durations and their occurrences are infrequent; however, they can annoy neighbors. The Project has a 19 space surface level parking lot at approximately the same elevation as the upper level of the proposed parking structure. The proposed parking structure will accommodate more parking spaces at this level (22 spaces) but the impacts from vehicle movements will be similar to that of existing conditions according to the noise analysis as discussed below. 2. A noise analysis was prepared by Urban Crossroads to analyze the potential noise impacts associated with vehicle movements at the uncovered parking structure to the adjacent residents using sound modeling. The analysis concludes that the noise generated from vehicles within the first and second level of the structure will satisfy Section 10.26.025 (Exterior Noise Standards) of the NBMC daytime and nighttime base exterior noise level standards at the nearby noise -sensitive residential homes and adjacent commercial uses. Additionally, a supplemental noise assessment was provided, which compares the projected project noise to the ambient nighttime noise of four commercial parking areas in the City. The results of the supplemental assessment found similar noise levels to the initial analysis and concludes that the initial analysis adequately describes the potential project parking lot noise levels. No additional exterior noise abatement measures are required. 3. The Project has been conditioned to require a photometric study and nighttime light inspection to confirm there light and glare impacts are minimized. Section 3: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Resolution No. 2020-33 Page 10 of 10 Section 4: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. Section 5: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution. Final action taken by the City may be appealed to the California Coastal Commission in compliance with Section 21.64.035 of the NBMC and Title 14, Division 5.5, Chapter 5 of the California Code of Regulations and Sections 13111 through 13120, and Section 30603 of the California Public Resources Code. ADOPTED this 12th day of May, 2020. ATTEST: rl ..,AW. 1111IUiCity Clerk APPROVED AS TO FORM: CITY ATTORNEY'S OFFICE faro . Harp City orney 0 RN% Will O'Neill Mayor Attachments: Exhibit A - California Environmental Quality Act ("CEQA") Determination Exhibit B - Conditions of Approval Exhibit C - Geotechnical Investigation EXHIBIT A California Environmental Quality Act ("CEQA") Determination The Garden Office and Parking Structure 215 Riverside Avenue Newport Beach, CA CEQA Section 15332. In -Fill Development Projects The Project is categorically exempt under Section 15332, of the California Environmental Quality Act (CEQA) Class 32 (In -Fill Development Projects) set forth in Title 14, Division 6, Chapter 3 ("CEQA Guidelines"). This exemption applies to in -fill development projects in urban areas that are consistent with the General Plan and applicable development standards. In addition, the proposed development must occur on a site of no more than five (5) acres, have no value as habitat for endangered, rare or threatened species, be adequately served by all utilities and public services, and must not result in any significant effects relating to traffic, air quality, water quality, or any other significant effect on the environment due to an unusual circumstance. Class 32 exemptions for in -fill development projects are required to meet the following conditions: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations. The General Plan Land Use Element designates the site as General Commercial (CG) which is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Development of the site will be consistent with General Plan policies as indicated below. The Project is consistent with the 0.5 FAR limit for the Property. Land Use Policies Policy LU2.1 Resident -Serving Land Uses. Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). Policy LU3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re -use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or density/intensity should be considered only in those areas that are economically underperforming, are necessary to accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densities/intensities to be permitted. The permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). The office use is intended to serve local residents and the parking structure will serve the Project while also providing additional spaces to serve surrounding businesses and uses in the Mariners' Mile community on a lease basis. The use complements the existing type and character of the nearby development, which includes a variety of commercial and residential development. As further discussed in part (e) of this analysis, there is adequate capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the Project. The Project (i.e., office and parking structure) represents "in -fill" development that can be served by the existing infrastructure. The Property is located within the Commercial General (CG) Zoning District, which is intended to provide for a range of neighborhood -serving retail and service uses along street frontages that are located and designed to foster pedestrian activity. Pursuant to Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements), office uses are a permitted use within the Commercial General Zoning District. UW Project Desiqn Policies Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building, • modulation of building masses, elevations and rooflines to promote visual interest, • architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures, • treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest, • clear identification of storefront entries, • incorporation of signage that is integrated with the buildings' architectural character, • architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way, • extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers, • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities, • clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and soon), • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. The Project includes a 2,744 -square -foot office building and a 41 space parking structure. The building provides a flat parapet roofline and brick fagade with the primary pedestrian entrance located along the street frontage. The architectural style of the building is designed to complement the adjacent retail shopping center to the south, with a brick fagade, fabric awnings, and arched window and entryways. The parking structure is accessible from Avon Street and Riverside Avenue and accommodates visitors, employees, and surplus parking to serve the surrounding area. Appropriate pedestrian connections are maintained along the adjacent sidewalks of Riverside Avenue and Avon Street. A-3 Neighborhood Compatibility Policies Policy LU5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; • Attractive architectural treatment of elevations facing the residential neighborhood; • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high-quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well-designed and landscaped to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility, including landscaping at the rear adjacent to residential properties and Cliff Drive Park, attractive architectural treatments including a trellis at the second level of the proposed parking structure. The majority of the parking structure is built into the slope on site to maintain views for surrounding residents and public park areas. Additionally, the Applicant has reduced the height of the parking structure to the height of the existing building. Parking structure access is specifically designed with first level access from Avon Street and second level access from Riverside Avenue to maximize the efficiency of parking and circulation on the Property. The location of vehicle access will ensure existing neighborhood traffic and privacy patterns are maintained. A trash enclosure is located at the southwest portion of the parking structure to minimize odors and noise to the nearby properties. Project lighting will be reviewed with a photometric study at plan check to ensure exterior lighting is compatible with surrounding residential development. Adequate setbacks are incorporated into the Project's design to ensure that the office building and parking structure will be compatible with the adjoining residential properties. A minimum five (5) foot setback is provided between the nearest residences. Mariners' Mile Policies LU 6.19.11 Pedestrian -Oriented Village. Require that inland properties that front onto internal streets within the Community/Neighborhood Village locate buildings along and forming a semi continuous building wall along the sidewalk, with parking to the rear in structures or in shared facilities and be designed to promote pedestrian activity. LU 6.19.12 Properties Abutting Bluff Faces. Require that development projects locate and design buildings to maintain the visual quality and maintain the structural integrity of the bluff faces. The Property is located on an inland portion of Mariners' Mile. The proposed office building and parking structure is designed for pedestrian access fronting the intersection of Riverside Avenue and Avon Street to improve the pedestrian oriented quality of the Village area. The site is a steeply sloping lot that was previously developed with a surface level parking area of 18 -parking spaces, and 8,056 -square -foot, three-story, commercial building encompassing office space and a former restaurant. The existing commercial building continues to include office uses and would be demolished. When redeveloped, the new parking structure will make use of an existing retaining wall on the site to maintain the visual quality and integrity of the bluff area at the rear portion of the Property. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project site is within the Newport Beach city limits, and consists of 16,246 square feet or 0.37 -acres of land area. The Project site is surrounded by other urban uses including retail, restaurant, and office uses to the south and southwest, residential uses to the north and east of the site, and Cliff Drive Park to the northwest and northeast. (c) The project site has no value, as habitat for endangered, rare or threatened species. The Property is vacant and has no native vegetation and/or habitat. As noted above, the site is currently developed with a restaurant and office building with an 18 -space surface parking lot. There is no potential for special -status plants or animals to exist on the vacant lot. A biological resources analysis (Exhibit 5) has confirmed the offsite presence of a wetland resource area, located on the northerly edge of Avon Street to the west of the Property. The memorandum explains that this wetland is a slope wetland or groundwater fed wetland that has been documented at this location since at least 1989. The biological analysis included mapping of the wetland and inventory of the species occupying the area. This indicates the wetland is three (3) to six (6) feet wide directly adjacent to Avon Street and includes a mix of native and non-native species. The source of water is fed by a spring and/or runoff, which drains toward the west, discharging into a drainage culvert west of the Property across from the BMW dealership property. A-5 Even though the wetland is not on the Project site and no diking dredging or filling is proposed, the following analysis is provided to demonstrate the Project's consistency with the certified Local Coastal Program pursuant to the California Coastal Act. Coastal Land Use Policy 4.2.2.3 and Section 21.306.040 (Wetlands, Deepwater Areas, and Other Water Areas) of the Local Coastal Program requires a 100 foot buffer between development and wetlands unless: a. One hundred (100) foot wide buffer is not possible due to site-specific constraints; and b. The proposed narrower buffer would be amply protective of the biological integrity of the wetland given the site-specific characteristics of the resource and of the type and intensity of disturbance. Existing site wall and driveway encroachments over the Property line would be removed and increase the buffer distance from 29 feet to 39 feet from the wetland. Further, the proposed erosion control plan demonstrates that adequate measures such as a silt fence, straw wattle, and other necessary protections will be taken to protect surrounding properties from erosion and discharge of pollutants during construction. The biologist's analysis concluded that there would be no significant impacts to wetland ESHA associated with the re -development of the Property and that 39 foot buffer is sufficient for the long-term maintenance and health of the wetland resource. Additionally, since the Project would not affect the wetland directly through dredging, filling, or other alteration, notification and/or permitting under California Department of Fish and Wildlife Section 1602 is not required. Thus, there would be no significant impacts to wetland ESHA associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. With respect to traffic, an analysis of traffic trips for the Project concluded that the generated trips would not result in a significant traffic impact. Construction of the Project is anticipated to be completed in 2020. The Project is expected to generate 46 trips on a typical weekday, with five (5) morning peak hour trips and seven (7) evening peak hour trips. This represents a 248 trip reduction in average daily trips for the Property when compared to the existing occupied and operating uses. The restaurant is vacant and the office uses are operating at this time and the existing office uses generate 50 average daily trips with 6 AM trips and 6 PM trips. As such, the project -related traffic would not cause or contribute to an unacceptable level of service with the circulation network adjacent to the Project. The Project will provide adequate, convenient parking for employees and customers or visitors based upon the review of the City's Traffic Engineer. Approval of the Project would not result in any significant effect related to traffic or circulation. With respect to noise, an acoustical report prepared March 4, 2019 and updated in February 2020 by Urban Crossroads (Exhibit 2) confirms that sound levels will remain in compliance with the noise standards in Section 10.26.025 of the NBMC. The unmitigated Project operational noise levels were estimated to range from 26.7 to 48.2 db(A)' Lege in the worst case. No significant noise impacts will occur and the exterior noise levels would comply with the City's more conservative residential exterior noise standard of 55 dBA Leq for daytime and 50 dBA Leq for nighttime. Therefore, no additional exterior noise abatement measures are required. Additionally, a supplemental noise assessment was provided, which compares the projected project noise to the ambient nighttime noise of four commercial parking areas in the City. The results of the supplemental assessment found similar noise levels to that of the initial analysis and concludes that the initial analysis adequately describes the potential project parking lot noise levels. The Project will comply with all applicable provisions of the City's Noise Ordinance, which allows for construction between specific hours as set forth in Chapter 10.28 of the NBMC. The Project must also be consistent with the City's interior noise standards established in the General Pian Noise Element, including Policy N1.1, N1.2, and N1.5. With respect to air quality, neither short-term nor long-term air pollutant emissions will exceed significance thresholds established by the SCAQMD3. Nonetheless, the Project is required to comply with applicable SCAQMD regulations. Therefore, approval of the Project would not result in any significant effects relating to air quality. With respect to water quality, a preliminary Water Quality Management Plan (Exhibit 3) has been reviewed by the City of Newport Beach and implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. The Project results in a reduction of impervious surfaces on-site. Water quality objectives will be achieved through the incorporation of Best Managernent Practices (BMPs) identified in the preliminary Water Quality Management Plan (Exhibit 3) during construction and post - project implementation. Project implementation will not change the general drainage pattern of the Property. Current on-site drainage patterns consist of runoff from the front portion of the Property, which is directed into a gravel bed for infiltration prior to discharge to the street. Runoff from the remaining portion of the site will be collected in an area drain system and discharged through a bio -retention planter box at the sides of the property and then pumped to the street for discharge. Under the Project, hardscape, parking structure, and landscape area runoff will be collected in proposed bioretention planter boxes and filter inserts prior to discharge into the underground storm drain system. Approval of the project would not result in any significant effect related to water quality. Furthermore, the existing drainage facilities have adequate capacity to accommodate the increase in surface runoff generated by the proposed project based upon the review by the Project's engineer. (e) The site can be adequately served by all required Utilities and public services. All required utilities, including sewer, water, energy, telephone, etc., exist within the project site. A domestic water service and meter and fire water service and meter are located toward the southwest property line along Avon Street and Riverside Avenue. A ' dB(A) Weights a sound spectrum relative to the sensitivity athe lunnan ear. '- Leq Steady-state "average" sound level over a stated time period ( 15 minute time period per the NBMC), ' littp://www.agmd.-ov/docs/defitult-soui,ce/ccga/handbook/scagind-aii--quality-significance-tlii-esliolds.pdPsfvrsn=2 A-7 sewer line is located along the southern property line in Avon Street, which drains to a line in Riverside Avenue. A water/waste water calculation has been prepared for the proposed development (Exhibit 4). Project implementation is estimated to utilize less water and waste water than the existing restaurant and office building on-site. Development of a new office and parking structure is estimated to result in a decrease of 3,689 GPD of waste water generation and a decrease of 339 GPD of water demand. No backbone facilities (i.e., master -planned roads and/or utilities) will be required to accommodate the Project. The nearest fire station is one (1) mile south of the Project at 475 32nd Street on the Balboa Peninsula. Furthermore, all of the public services, including police and fire protection, schools and parks and recreation, etc., are adequate to accommodate the proposed project. Thus, the site can be adequately served by all required utilities and public services. Determination CEQA Class 32 consists of projects characterized as in -fill development meeting the conditions described above. The Project consists of the demolition of the existing building and development of a new office building and parking structure with required off-street parking and is consistent with the City's General Plan land use designation General Commercial (GC) and Zoning designations Commercial General (CG) as it provides a resident -serving service use (office tenants) in close proximity to nearby residences and nonresidential uses in the area. The Project is consistent with the General Plan designations and policies, and can be found consistent with all applicable zoning regulations upon approval of the requested applications. The Property is 0.37 acres in size, is located within an urban area, and can be adequately served by all required utilities and public services. An acoustical analysis, preliminary Water Quality Management Plan, and water/waste-water generation memorandum have been prepared. An analysis of the Property indicates that the Property and adjacent areas have no value as habitat for endangered, rare, or threatened species. The Project is expected to have a less than significant impacts related to traffic, noise, air quality, and water quality. As described above, implementation of the Project will not result in any adverse effects on sensitive biological resources, traffic, air quality, noise, or water quality. There is no reasonable probability that the Project will have a significant effect on the environment due to unusual circumstances, nor will the Project result in any short-term or long-term impacts that were not previously considered in the Newport Beach General Plan and General Plan EIR. Therefore, the Project meets all of the conditions described above for in -fill development and qualifies for a Class 32 exemption. Piecemealing As identified in the staff report prepared for the City Council hearing, some commenters claim the "whole of the project" under CEQA should be deemed by the City to include the preliminary application received for the adjacent 2902 West Coast Highway Project for the Garden Restaurant. The Project may, however, be reviewed independent of the Garden Restaurant (PA2019-006) located at 2902 West Coast Highway. Under CEQA, generally, the lead agency must consider the "whole of an action" when determining whether it will have significant environmental effects. (CEQA Guidelines, §§ 15003, subd. (h), 15378, subd. (a).} This rule is designed to prevent an agency from "chopping a large project into many tittle ones" that may be individually insignificant but have cumulatively significant environmental effects. Breaking a single project into smaller parts and analyzing those parts separately is often referred to as "piecemealing" or "segmentation." (See also, CEQA Guidelines, §§15165, 15168.) The California Supreme Court has adopted the following test for determining whether unlawful piecemealing has occurred. An agency must analyze a future expansion or other action as part of the initial project "if: (1 ) it is a reasonably foreseeable consequence of the initial project; and (2) the future expansion or action will be significant in that it will likely change the scope or nature of the initial project or its environmental effects." (Laurel Heights Improvement Assn. v. Regents of Univ. of Cal. (19 88) 47 Ca1.3d 376, 396; see also Pub. Resources Code, § 21065 [defining "project"].} Absent these two circumstances, the two proposals are not the same "project" and the lead agency may analyze them separately. There is, therefore, no piecemealing where, as here, two projects serve different purposes, can be implemented independently and/or have different project proponents. In short, the Project and Garden Restaurant demonstrate "independent utility" under CEQA for the following reasons: 1. The City has not received a complete application for the Garden Restaurant; 2. The proposals lack a causal link that makes them part of an overarching scheme, in that the Project does not cause the need forthe Garden Restaurant, and the Garden Restaurant does not cause the need for the Project; and 3. The Project for consideration also does not rely upon the Garden Restaurant in order for its approval and/or implementation. The approval of the Project, for example, would not make approval of the Garden Restaurant proposal either more or less likely. Also, at the October 3, 2019 meeting, the Planning Commission was provided with a Parking Agreement Memorandum of Understanding by the Applicant's attorney entered into between the owner of 2902 West Coast Highway and an adjacent property owner that agreed to provide parking to 2902 West Coast Highway should the project be approved by the City in the future. In the event the City receives a complete application for the Garden Restaurant (PA2019- 006), the City would evaluate the project for full compliance with the City's General Plan, NBMC and CEQA. No substantial evidence in the record demonstrates that consideration of the two proposals independently constitutes improper piecemealing. This is not, for example, a project wherein a developer proposes to consider the potential effects of an infrastructure improvement (i.e. water or sewer) separate from the project itself (i.e. a housing project). If, new substantial evidence is introduced or the Council feels differently, it may refer both applications back to the Planning Commission for concurrent review if deemed appropriate. MIAMI Exhibit 1 Traffic Trip Generation Calculations 215 Riverside Ave Trip Generation Calculations - 7111119 (DRAFT) Trip Generation Rates - ITE 10th Ed Land Use Rate Type Size Unit In AM Peak Hour Out Total In PM Peak Hour Out Total Dail Total Quality Restaurant (') ITE 931 GFA TSF 0.58 0.15 0.73 5.23 2.57 7.80 83.84 General Office Building ITE 710 GFA TSF 1.00 0.16 1.16 0.18 0.97 1.15 9.74 Small Office Building ITE 712 GFA TSF 1.59 0.33 1.92 0.78 1.67 2.45 16.19 - -AM Split trom AM peak nour of generator. Existing Uses Land Use Rate Type Size Unit 215 Riverside Office ITE 710 5.146 TSF 215 Riverside Quality Restaurant ITE 931 2.910 TSF AM Peak Hour PM Peak Hour Dail, Land Use Rate Type Size Unit In Out Total In Out Total Tota I Office BuildingITE 710 5.146 TSF 5 1 6 1 5 6 50 Restaurant ITE 931 2.910 TSF 2 0 2 15 8 23 244 printed 07/11/2019 Exhibit 2 Acoustical Study manatt March 9, 2020 Via U.S. Mail and E -Mail: gramii•ez@newportbeachca.gov Gregg Ramirez City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Susan K. Hort Manatt, Phelps & Phillips, LLP Direct Dial: (714) 371-2528 E-mail: shori@manatt.com CI icnt-Matter: 63060-030 Re: Appeal of Coastal Development Permit No. CD2019-003, Conditional Use Permit No. UP2019-003, and Modification Permit No. MD2019-003 Dear Mr. Ramirez: This letter is sent on behalf of Laidlaw Schultz (Applicant), the applicant for the 215 Riverside Avenue project (Project), and 215 Riverside Drive, LLC (Owner), the owner of the building and parking lot at 215 Riverside, Enclosed please find a Supplemental Noise Assessment, dated February 4, 2020, prepared by Urban Crossroads for the Project that will be heard by the City Council on March 24, 2020. One of the allegations raised in the appeal filed by Berding & Weil on behalf of the four adjacent residents was that the Noise Impact Analysis (NIA) prepared by Urban Crossroads, dated April 3, 2019, did not accurately reflect the noise levels anticipated to be generated by the proposed Project. Although the NIA included 24-hour noise measurements taken from an office building in Lake Forest that housed a company that operated 24 hours a day with employees coming and going throughout that 24 hour period, the comment was made that because the parking at 215 Riverside could be used by off-site restaurants or retail uses, the noise from those patrons' cars would be different than the noise from the employees' cars in Lake Forest. In response to that comment, Urban Crossroads took noise measurements from four commercial uses (including two restaurants and two commercial centers with retail and restaurant uses) in the City, The noise measurements f om these uses demonstrate that the original NIA's noise measurements provided an accurate assessment of the noise environment at 215 Riverside. We would appreciate it if you would provide this report to the City Council, and include it in the record of proceedings for the 215 Riverside Project. Very truly yours, St.tsan K. Hori 695 Town Center Drive, 14th Floor, Costa Mesa, California 92526-1924 Telephone: 714.371.2500 Fax: 714.371.2550 Albany I Boston I Chicago I Los Angeles I New York I Orange County I Palo Alto I Sacramento I San Francisco I Washington, D.C. manatt Gregg Ramirez March 9, 2020 Page 2 Enclosure Cc with enclosure via email: James Campbell, Deputy Director Yolanda Summerhill, Esq., Ass't City Attorney Scott Laidlaw Kaitlin Crowley 325961550.1 L'O�URBAM 260 E. Baker St. 1 Suite 200 1 Costa Mesa, CA 92626 1 (949) 660-1994 February 4, 2020 Susan Hori Manatt, Phelps & Philips, LLP 695 Town Center Drive, 14th Floor Costa Mesa, CA 92626 SUBJECT: 215 RIVERSIDE SUPPLEMENTAL NOISE ASSESSMENT Dear Susan Hori: Urban Crossroads, Inc. is pleased to submit this Supplemental Noise Assessment for the 215 Riverside ("Project"), which Is located north of Avon Street and west of Riverside Avenue in the City of Newport Beach. The purpose of the Supplemental Noise Assessment is to describe the existing noise levels associated with the planned parking lot for the Project. This assessment expands on the previous parking lot reference noise level measurements found in the April 3rd, 2019 215 Riverside Avenue Noise Impact Analysis ("NIA") prepared by Urban Crossroads, Inc. (1) PREVIOUS FINDINGS OF THE 215 RIVERSIDE AVENUE NOISE IMPACT ANALYSIS The results of the original April 3rd, 2019 NIA indicated that the highest noise levels that would affect the adjacent noise -sensitive residential receiver locations are expected to approach 38.2 dBA Lecl from parking lot vehicle movements and 57.2 dBA Leq from HVAC units when measured at a distance of 50 feet. The NIA demonstrated that the noise generated from the expected Project operational noise sources (roof -top air conditioning and parking lot vehicle movements) will satisfy the City of Newport Beach Municipal Code daytime 55 dBA Leq and nighttime 50 dBA Leq exterior noise level standards at the neighboring residential uses. Based on the findings in the NIA, no additional exterior noise abatement measures (e.g., noise barriers or operational mitigation measures) are required. The reference noise level measurements from the original NIA used to describe the Project noise levels are shown in Table 1 below. TABLET: REFERENCE NOISE LEVEL MEASUREMENTS 'As measured by Urban Crossroads, Inc. on 7/27/2015 at the Santee Walm art located at 170 Town Center Parkway. : As measured by Urban Crossroads, Inc. on 5/17/2017 at the Panasonic Avionics Corporation in the City of Lake Forest. ' Reference noise levels at 50 feet represent the normalized noise source levels for comparison at a common distance. 12356-11 Noise Memo L� URBAN Reference Noise Total Ref. Source Levels (dBA Leq) Noise Source Duration Distance Height @ Ref. @ 50 (hh:mm:ss) (Feet) (Feet) Distance Feee Roof -Top Air Conditioning Unitsl 96:00:00 5' 4' 77.2 57.2 Parking Lot Vehicle Movements2 01:00:00 10' 5' 1 52.2 38.2 'As measured by Urban Crossroads, Inc. on 7/27/2015 at the Santee Walm art located at 170 Town Center Parkway. : As measured by Urban Crossroads, Inc. on 5/17/2017 at the Panasonic Avionics Corporation in the City of Lake Forest. ' Reference noise levels at 50 feet represent the normalized noise source levels for comparison at a common distance. 12356-11 Noise Memo L� URBAN Susan Hori Manatt, Phelps & Philips, LLP February 4, 2020 Page 2 It is important to note that the Project operational noise levels provided in the study assumed a conservative estimation of the future noise environment, with the roof -top air conditioning units and parking lot vehicle movements all operating continuously, and simultaneously. Moreover, the analysis assumed that the highest reference noise source activity for all noise sources operate every minute of every hour in each day. Therefore, the analysis includes no periods of inactivity, and describes the continuous operation of operational noise source activities across both daytime and nighttime hours. In reality the noise level impacts will likely vary throughout the day. For example, rooftop air conditioning will not be operating at night for the 215 Riverside Avenue building. In addition, at the October 17, 2019 Planning Commission hearing the project proponent agreed to extend the rooftop trellis and prohibit parking on the upper parking level after 11:00 pm. Any cars on the upper parking level parked before 11:00 pm would be allowed to remain. The upper parking level restrictions would also contribute to reducing potential noise levels associated with parking activities. REFERENCE NOISE LEVEL MEASUREMENTS As previously indicated, the purpose of this assessment is to supplement the existing parking lot reference noise level measurements with additional noise level measurement data describing similar parking lots in area. To identify the potential parking lot noise levels from the Project, long-term reference noise level measurements were collected at the following locations as shown on Exhibit A: • Mariner's Mile Square Parking Lot • On the Rocks Bar and Grill Parking Lot • Parking Lot at West Oceanfront and 22nd Street • The Landing Parking Lot MEASUREMENT PROCEDURES To assess the potential noise levels generated by the proposed Project parking lot, reference noise level measurements were collected between 11:00 a.m. on Friday, December 131h, 2019 to 8:00 a.m. on Sunday, December 16th, 2019. Appendix A includes photographs of the reference parking lot activities. The long-term noise level measurements were recorded using Piccolo Type 2 integrating sound level meter and dataloggers. The sound level meter was calibrated using a Larson -Davis calibrator, Model CAL 200. All noise meters were programmed in "slow" mode to record noise levels in "A" weighted form. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4-2014/IEC 61672-1:2013. (2) REFERENCE NOISE LEVEL MEASUREMENT SUMMARY Table 2 shows the peak hour nighttime (10:00 p.m. to 7:00 a.m.) reference parking lot noise level measurements collected in similar parking lots near the Project site in City of Newport Beach. All reference measurements are presented at both the reference distance they were taken, in addition to a uniform reference distance of 50 feet for comparison purposes. To present a conservative approach, URBArd 11356-11 Noise Memo L CROSSROADS Susan Hod Manatt, Phelps & Philips, LLP February 4, 2020 Page 3 the peak nighttime noise hour for each parking lot is used to describe the noise reference noise levels in this assessment. Table 2 shows that during the peak nighttime noise hour, the four reference parking lot noise level measurements ranged from 35.7 to 40.5 dBA Leq. TABLE 2: REFERENCE PARKING LOT NOISE LEVELS 'As measured by Urban Crossroads, Inc. on 5/17/2017 at the Panasonic Avionics Corporation in the City of Lake Forest. 2 As measured by Urban Crossroads, Inc. on 12/13/2019 to 12/16/2019 in the City of Newport Beach. 3 Reference noise levels at 50 feet represent the normalized noise source levels for comparison at a common distance. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" - 10:00 p.m. to 7:00 a.m. MARINER'S MILE SQUARE Location Ll is located along Avon Street and serves the Mariner's Mile Square shopping center. There are approximately 117 parking spaces occupied by customers of the surrounding businesses. This parking lot is primarily active during the day but is likely to have nighttime activity from the restaurants and bars across Coast Highway. ON THE ROCKS BAR AND GRILL Location L2 is located north of Pacific Coast Highway serving On the Rocks Bar and Grill. This parking lot is used primarily for customers of the On the Rocks Bar and Grill restaurant. With about 28 parking spaces this parking lot is active during daytime hours and some nighttime hours as the restaurant remains open until 10:00 p.m. WEST OCEAN FRONT AND 22ND STREET Location L3 is located on West Ocean Front and 22nd Street serving restaurants, bars, and stores along West Ocean Front. This parking lot is active during all times as bars are open late with some stores open 24 hours a day. THE LANDING Location L4 is located south of 32nd Street and west of Newport Boulevard servingthe Landing Shopping center. Daytime use comes primarily from customers of The Landing which includes restaurants, grocery stores, and banks. Nighttime activity is likely to come from customers of Malarky's Irish Pub which is on the same block. 12356-11 Noise Memo LO� URBAN Reference Noise Total Ref. Source Levels (dBA L.q) Reference Parking Lot Location Duration Distance Height (hh:mm:ss) (Feet) (Feet) @ Ref. @ 50 Distance Feet3 Panasonic Avionics (Original Reference)' 01:00:00 10' 5' 52.2 38.2 Mariner's Mile Square' Ll 01:00:00 T 5' 55.7 35.7 On the Rocks Bar and Gri112 L2 01:00:00 5' S' 56.4 36.4 West Ocean Front and 22nd Street' L3 01:00:00 5' 5' 60.5 40.5 The Landing' L4 01:00:00 5' 5' 57.7 37.7 'As measured by Urban Crossroads, Inc. on 5/17/2017 at the Panasonic Avionics Corporation in the City of Lake Forest. 2 As measured by Urban Crossroads, Inc. on 12/13/2019 to 12/16/2019 in the City of Newport Beach. 3 Reference noise levels at 50 feet represent the normalized noise source levels for comparison at a common distance. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" - 10:00 p.m. to 7:00 a.m. MARINER'S MILE SQUARE Location Ll is located along Avon Street and serves the Mariner's Mile Square shopping center. There are approximately 117 parking spaces occupied by customers of the surrounding businesses. This parking lot is primarily active during the day but is likely to have nighttime activity from the restaurants and bars across Coast Highway. ON THE ROCKS BAR AND GRILL Location L2 is located north of Pacific Coast Highway serving On the Rocks Bar and Grill. This parking lot is used primarily for customers of the On the Rocks Bar and Grill restaurant. With about 28 parking spaces this parking lot is active during daytime hours and some nighttime hours as the restaurant remains open until 10:00 p.m. WEST OCEAN FRONT AND 22ND STREET Location L3 is located on West Ocean Front and 22nd Street serving restaurants, bars, and stores along West Ocean Front. This parking lot is active during all times as bars are open late with some stores open 24 hours a day. THE LANDING Location L4 is located south of 32nd Street and west of Newport Boulevard servingthe Landing Shopping center. Daytime use comes primarily from customers of The Landing which includes restaurants, grocery stores, and banks. Nighttime activity is likely to come from customers of Malarky's Irish Pub which is on the same block. 12356-11 Noise Memo LO� URBAN Susan Hori Manatt, Phelps & Philips, LLP February 4, 2020 Page 4 EXHIBIT A: REFERENCE MEASUREMENT LOCATIONS t V, "e: .. LEGEND: Q Noise Measuremen[Locations URB/AN I2356-11 Noise Memo CROSSRC3ADS Susan Hori Manatt, Phelps & Philips, LLP February 4, 2020 Page 5 CONCLUSIONS The reference parking lot measurements show that the original NIA adequately describes the potential Project parking lot noise levels. The four supplemental noise levels at similar reference parking lots in the City of Newport Beach ranged from 35.7 dBA Leq to 40.5 dBA Leq at 50 feet during the peak nighttime hours. This is generally consistent with the original NIA parking lot reference noise level measurement of 38.2 dBA Leq from the Panasonic Avionics Corporation parking lot. It is also important to recognize that while this assessment focuses on parking lot noise level impacts, the primary operational noise source activity of 57.2 dBA Leq is related to the HVAC units, which will not be operating at night. In effect, the reference noise levels of 38.2 dBA Leq associated with the parking lot are largely overshadowed by the HVAC.operational noise levels of 57.2 dBA Leq, which will not operate at night. This Supplemental Noise Assessment demonstrates that original parking lot reference noise level of 38.2 dBA Leq adequately reflects the reference noise source levels ranging from 35.7 to 40.5 dBA Leq at similar parking lots in Newport Beach. Therefore, the analysis in the original NIA adequately describes the potential parking lot noise level impacts at the nearby noise sensitive residential land use. If you have any questions, please contact me directly at (949) 336-5979. Respectfully submitted, URBAN CROSSROADS, INC. Bill Lawson, P.E., INCE Principal REFERENCES 1. Urban Crossroads, Inc. 215 Riverside Avenue Noise Impact Analysis. April 3, 2019, 2. American National Standards Institute (ANSI). Specification for Sound Level Meters ANSI S1.4- 2014/IEC 61672-1:2013. 3. Harris, Cyril. Handbook of Acoustical Measurements and Noise Control, 1998. 12356-11 Noise Memo Ll► uRBwri This page intentionally left blank 12356-11 Noise Memo APPENDIX A: REFERENCE NOISE LEVEL MEASUREMENT PHOTOS 12356-11 Noise Memo t� uRBAPJ This page intentionally left blank 12356-11 Noise Memo ■ Oj URBAM �✓ CROSSROADS JN. -12356 Reference Noise Source Photos LO_Panasonic_E 33, 39'58.790000"117, 40'20.490000" LO_Panasonic_N 33, 39'58.790000"117, 40'20.490000" LO_ Panasonic_ SW 33, 39'58.790000"117, 40'20.490000" LI—Avon St_E 33, 37'14.800000"117, 55' 22.320000" LO_Panasonic _W 33, 39'58.790000"117, 40'20.490000" LI—Avon St_N 33, 37' 14.300000"117, 55' 22.840000" JN:12356 Reference Noise Source Photos L1 Avon St S 33, 37' 14.650000"117, 55'22.730000" L2—On The Rocks_E 33, 37'10.500000"117,55'14.410000'- L2—On 7'10.500000"117,55'14.410000" L2_On The Rocks_S 33, 37' 10.500000"117, 55' 14.410000" L1 Avon St_W 33, 37' 14.580000"117, 55'22.870000" L2 On The Rocks_N 33, 37' 10.570000"117, 55'14.470000" L2—On The Rocks_W 33, 37' 10.570000"117, 55' 14.470000" JN:12356 Reference Noise Source Photos 33, 36' 35.260000"117, 55'49,460000" L3_Seaside_Bakery_S 33, 36'35.230000"117, 55' 49.460000" 1-4_The Landings_E 33, 36'55.240000"117, 55'52.260000" L3_Seaside _Bakery_N 33, 36'35.370000"117, 55' 49.480000" L3_Seaside_Bakery_W 33, 36' 35.230000"117, 55' 49.460000" L4_The Landings_N 33, 36'55.230000"117, 55'52.370000" JN:12356 Reference Noise Source Photos L4_TheLandings_S 33, 36'55.210000"117, 55' 52.230000" L4—The Landings_W 33, 36' 55.210000"117, 55'52.260000' LAI►URBAM CROSSROADS 215 Riverside Avenue NOISE IMPACT ANALYSIS CITY OF NEWPORT BEACH PREPARED BY: Bill Lawson, PE, INCE blawson@urbanxroads.com (949) 336-5979 Alex Wolfe, INCE awolfe@urbanxroads.com (949) 336-5977 APRIL 3, 2019 12356-04 Noise Study 215 Riverside Avenue Noise Impact Analysis 12356-04 Noise Study URBAM :. CROSSROADS 215 Riverside Avenue Noise Impact Analysis TABLE OF CONTENTS TABLEOF CONTENTS........................................................................................................................... III APPENDICES........................................................................................................................................ III LISTOF EXHIBITS.................................................................................................................................IV LISTOF TABLES................................................................................................................................... IV LIST OF ABBREVIATED TERMS............................................................................................................. IV EXECUTIVE SUMMARY.........................................................................................................................1 1 INTRODUCTION ........................................................................................................................... 3 1.1 Site Location.................................................................................................................................. 3 1.2 Project Description........................................................................................................................ 3 2 FUNDAMENTALS.........................................................................................................................7 2.1 Range of Noise.............................................................................................................................. 7 2.2 Noise Descriptors.......................................................................................................................... 8 2.3 Sound Propagation........................................................................................................................ 8 2.4 Noise Control................................................................................................................................ 9 2.5 Noise Barrier Attenuation............................................................................................................. 9 2.6 Community Response to Noise................................................................................................... 10 3 REGULATORY SETTING .................................... 13 3.1 City of Newport Beach Municipal Code Noise Standards...........................................................13 4 EXISTING NOISE LEVEL MEASUREMENTS................................................................................... 15 4.1 Measurement Procedure and Criteria........................................................................................15 4.2 Noise Measurement Locations................................................................................................... 15 4.3 Noise Measurement Results....................................................................................................... 16 5 METHODS AND PROCEDURES.................................................................................................... 19 5.1 Reference Operational Noise Levels...........................................................................................19 5.2 CadnaA Noise Prediction Model................................................................................................. 20 6 OPERATIONAL IMPACTS............................................................................................................ 23 7 REFERENCES..............................................................................................................................25 8 CERTIFICATION..........................................................................................................................27 APPENDICES APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE APPENDIX 4.1: STUDY AREA PHOTOS APPENDIX 4.2: AMBIENT NOISE LEVEL MEASUREMENT WORKSHEETS APPENDIX 6.1: CADNAA NOISE MODEL DATA INPUTS & RESULTS 12356-04 Noise Study L'*► URBAN CROSSROADS 215 Riverside Avenue Noise Impact Analysis LIST OF EXHIBITS EXHIBIT 1-A: LOCATION MAP.............................................................................. ..... 4 ........................... EXHIBIT 1-B: PROJECT SITE PLAN......................................................................................................... 5 EXHIBIT 2-A: TYPICAL NOISE LEVELS.................................................................................................... 7 EXHIBIT 2-B: SOURCE -PATH -RECEIVER CONCEPT............................................................................... 10 EXHIBIT 2-C: NOISE LEVEL INCREASE PERCEPTION............................................................................. it EXHIBIT 4-A: NOISE MEASUREMENT LOCATIONS............................................................................... 18 EXHIBIT 6-A: OPERATIONAL NOISE SOURCE LOCATIONS.................................................................... 24 LIST OF TABLES TABLE 3-1: EXTERIOR OPERATIONAL NOISE LEVEL STANDARDS.........................................................13 TABLE 4-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS.......................................................... 17 TABLE 5-1: REFERENCE NOISE LEVEL MEASUREMENTS .............................................. .....19 TABLE 6-1: OPERATIONAL NOISE LEVEL COMPLIANCE....................................................................... 23 12356-04 Noise Study LdURBAN iv CROSSROADS LIST OF ABBREVIATED TERMS (1) Reference (See Section 7 for a list of all references) ANSI American National Standards Institute CadnaA Computer Aided Noise Abatement CNEL Community Noise Equivalent Level dBA A -weighted decibels EPA Environmental Protection Agency FHWA Federal Highway Administration INCE Institute of Noise Control Engineering Leq Equivalent continuous (average) sound level Lmax Maximum level measured over the time interval Project 215 Riverside Avenue 12356-04 Noise Study LdURBAN iv CROSSROADS 215 Riverside Avenue Noise impact EXECUTIVE SUMMARY Urban Crossroads, Inc. has prepared this noise study to evaluate the potential operational noise levels associated with the proposed two-story commercial office with attached parking structure at 215 Riverside Avenue ("Project"), and to identify whether exterior noise abatement measures are required to meet the City of Newport Beach Municipal Code exterior noise level standards. (1) The Project site is located at 215 Riverside Avenue in the City of Newport Beach, and consists of a two-story commercial building with attached two-level parking structure. Using reference noise levels of conservatively -representative operational activities, including roof -top air conditioning units and parking structure vehicle movements, this analysis estimates the Project - related operational (stationary -source) noise levels at the nearby noise -sensitive residential homes and adjacent commercial uses, consistent with the City of Newport Beach Municipal Code. The City of Newport Beach Municipal Code identifies base exterior noise level standards which do not account for the existing ambient noise level. If existing ambient noise levels in the Project study area are higher than the base exterior standards, the ambient noise levels become the adjusted exterior noise level standards per Section 10.26.025 (A) of the City of Newport Beach Municipal Code. As such, to present a conservative approach, this analysis relies on the more restrictive base exterior noise level standards of 55 dBA LeQ daytime and 50 dBA L.eq nighttime at residential uses per the City of Newport Beach Municipal Code; rather than adjusted exterior noise levels based on higher existing ambient noise levels measured in the Project study area which ranged from 54.8 to 63.2 dBA 4Q during the daytime, and 47.2 to 59.6 dBA L.eq during the nighttime hours, as shown in Table 4-1 of this report. Moreover, it is important to note that the Project operational noise levels described in this report assume a worst-case noise environment with the Project's roof -top air conditioning units and parking structure vehicle movements operating continuously throughout the daytime and nighttime hours. However, the noise levels associated with the Project are anticipated to vary throughout the day under typical operating conditions. The results of this conservative analysis show that the Project -related operational noise levels associated with roof -top air conditioning units and parking structure vehicle movements will remain below the City of Newport Beach Municipal Code daytime and nighttime exterior noise level standards at the nearby noise -sensitive residential homes and adjacent commercial uses. Therefore, no additional exterior noise abatement measures (e.g., noise barriers) are required. 12356-04 Noise Study O URBAN 1 CROSSROADS 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study _ C4URBAN CROSSROADS 215 Riverside Avenue Noise Impact Analysis 1 INTRODUCTION This noise analysis has been completed to evaluate the potential future operational noise levels associated with the operation of a two-story commercial office building with attached parking structure at 215 Riverside Avenue ("Project"), and to identify the necessary exterior noise abatement measures, if any, to satisfy the City of Newport Beach Municipal Code exterior noise level standards. (1) This noise study describes the Project, provides information regarding noise fundamentals, outlines the local regulatory setting, provides the study methods and procedures for operational noise analysis, and evaluates the operational noise levels from the Project. 1.1 SITE LOCATION The Project is located at 215 Riverside Avenue in the City of Newport Beach, as shown on Exhibit 1-A. Existing noise -sensitive uses in the Project study area include residential homes to the north and east. It is important to note that the residential homes to the north and east of the Project site are situated at a higher elevation than the 215 Riverside Avenue site. Commercial uses in the Project study area are located to the west and south of the Project site. 1.2 PROJECT DESCRIPTION The Project consists of two-story commercial building with attached two-level parking structure. Exhibit 1-13 shows the Project site plan. 12356-04 Noise Study LO URBAN CROSSROADS tea,= r w , S _ EC r. 215 Riverside Avenue Noise Impact EXHIBIT 1-B: PROJECT SITE PLAN V A. 4- . I . 12356-04 Noise Study OURBAN CROSSROADS 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12355-04 Noise Study - O URBAN CROSSROADS 215 Riverside Avenue Noise Impact Analysis 2 FUNDAMENTALS Noise has been simply defined as "unwanted sound." Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm or when it has adverse effects on health. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). A -weighted decibels (dBA) approximate the subjective response of the human ear to broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear. Exhibit 2-A presents a summary of the typical noise levels and their subjective loudness and effects that are described in more detail below. EXHIBIT 2-A; TYPICAL NOISE LEVELS COMMON OUTDOOR COMMON INDOOR A - WEIGHTED SUBJECTIVE EFFECTS OF ACTIVITIES ACTIVITIES SOUND LEVEL dBA LOUDNESS NOISE THRESHOLD OF PAW 140 NEAR JET ENGINE 130 120 JET FLY -OVER AT 300m (1000 ft) ROCK BAND 110 LOUD AUTO HORN 100 GAS LAWN MOWER AT 1m (3 ft) 90 DIESEL TRUCK AT 15m (50 ft), FOOD BLENDER AT 1m (3 ft) BO rte; at BO km/hr (50 mph) NOISY URBAN AREA, DAYTIME VACUUM CLEANER AT 3m (10 ft) 70 SPEECH- LOUI D, UTERFERENCE HEAVY TRAFFIC AT 90m (300 ft) NORMAL SPEECH AT 1m (3 ft) 60 QUIET URBAN DAYTIME LARGE BUSINESS OFFICE 50 MODERATE SLEEP DISTURBANCE QUIET URBAN NIGHTTIME THEATER, LARGE CONFERENCE 40 ROOM (BACKGROUND) QUIET SUBURBAN NIGHTTIME LIBRARY 30 FAINT QUIET RURAL NIGHTTIME BEDROOM AT NIGHT, CONCERT 20 HALL (BACKGROUND) BROADCAST/RECORDING 10 NO EFFECT STUDIO VERY FAINT LOWEST THRESHOLD OF HUMAN LOWEST THRESHOLD OF HUMAN 0 HEARING HEARING Source: Environmental Protection Agency Office of Noise Abatement and Control, Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with on Adequate Margin of Safety (EPA/ONAC 550/9-74-004) March 1974. 2.1 RANGE OF NOISE Since the range of intensities that the human ear can detect is so large, the scale frequently used to measure intensity is a scale based on multiples of 10, the logarithmic scale. The scale for measuring intensity is the decibel scale. Each interval of 10 decibels indicates a sound energy ten times greater than before, which is perceived by the human ear as being roughly twice as loud. (2) The most common sounds vary between 40 dBA (very quiet) to 100 dBA (very loud). Normal conversation at three feet is roughly at 60 dBA, while loud jet engine noises equate to 110 dBA 12356-04 Noise Study 40/ URBAN 7 CROSSROADS 215 Riverside Avenue Noise Impact Analysis at approximately 100 feet, which can cause serious discomfort. (3) Another important aspect of noise is the duration of the sound and the way it is described and distributed in time. 2.2 NOISE DESCRIPTORS Environmental noise descriptors are generally based on averages, rather than instantaneous, noise levels. The most commonly used figure is the equivalent level (L,,q). Equivalent sound levels are not measured directly but are calculated from sound pressure levels typically measured in A - weighted decibels (dBA). The equivalent sound level (L,Qj represents a steady state sound level containing the same total energy as a time varying signal over a given sample period and is commonly used to describe the "average" noise levels within the environment. While sound pressure levels (e.g. Leq) quantify in decibels the intensity of given sound sources at a reference distance, sound power levels (PWL) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source, and also diminish as a result of intervening obstacles and barriers, air absorption, wind and other factors. Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment. 2.3 SOUND PROPAGATION When sound propagates over a distance, it changes in level and frequency content. The manner in which noise reduces with distance depends on the following factors. 2.3.1 GEOMETRIC SPREADING Sound from a localized source (i.e., a stationary point source) propagates uniformly outward in a spherical pattern. The sound level attenuates (or decreases) at a rate of 6 dB for each doubling of distance from a point source. Highways consist of several localized noise sources on a defined path and hence can be treated as a line source, which approximates the effect of several point sources. Noise from a line source propagates outward in a cylindrical pattern, often referred to as cylindrical spreading. Sound levels attenuate at a rate of 3 dB for each doubling of distance from a line source. (4) 2.3.2 GROUND ABSORPTION The propagation path of noise from a highway to a receiver is usually very close to the ground. Noise attenuation from ground absorption and reflective wave canceling adds to the attenuation associated with geometric spreading. Traditionally, the excess attenuation has also been expressed in terms of attenuation per doubling of distance. This approximation is usually sufficiently accurate for distances of less than 200 ft. For acoustically hard sites (i.e., sites with a reflective surface between the source and the receiver, such as a parking lot or body of water), no excess ground attenuation is assumed. For acoustically absorptive or soft sites (i.e., those sites with an absorptive ground surface between the source and the receiver such as soft dirt, grass, or scattered bushes and trees), an excess ground attenuation value of 1.5 d6 per doubling of distance is normally assumed. When added to the cylindrical spreading, the excess ground 12356-04 Noise Study _ L% URBAN CROSSROADS 215 Riverside Avenue Noise Impact Analysis attenuation results in an overall drop-off rate of 4.5 d6 per doubling of distance from a line source. (5) 2.3.3 ATMOSPHERIC EFFECTS Receivers located downwind from a source can be exposed to increased noise levels relative to calm conditions, whereas locations upwind can have lowered noise levels. Sound levels can be increased at large distances (e.g., more than 500 feet) due to atmospheric temperature inversion (i.e., increasing temperature with elevation). Other factors such as air temperature, humidity, and turbulence can also have significant effects. (4) 2.3.4 SHIELDING A large object or barrier in the path between a noise source and a receiver can substantially attenuate noise levels at the receiver. The amount of attenuation provided by shielding depends on the size of the object and the frequency content of the noise source. Shielding by trees and other such vegetation typically only has an "out of sight, out of mind" effect. That is, the perception of noise impact tends to decrease when vegetation blocks the line -of -sight to nearby resident. However, for vegetation to provide a substantial, or even noticeable, noise reduction, the vegetation area must be at least 15 feet in height, 100 feet wide and dense enough to completely obstruct the line -of sight between the source and the receiver. This size of vegetation may provide up to 5 dBA of noise reduction. The FHWA does not consider the planting of vegetation to be a noise abatement measure. (5) 2.4 NOISE CONTROL Noise control is the process of obtaining an acceptable noise environment for an observation point or receiver by controlling the noise source, transmission path, receiver, or all three. This concept is known as the source -path -receiver concept. (6) In general, noise control measures can be applied to these three elements. Exhibit 2-13 shows the source -path -receiver concept. 2.5 NOISE BARRIER ATTENUATION Effective noise barriers can reduce noise levels by 10 to 15 dBA, cutting the loudness of traffic noise in half. A noise barrier is most effective when placed close to the noise source or receiver. Noise barriers, however, do have limitations. For a noise barrier to work, it must be high enough and long enough to block the path of the noise source. (5) 12356-04 Noise Study 9 L!4 URBAN 215 Riverside Avenue Noise Impact Analysis EXHIBIT 2-13: SOURCE -PATH -RECEIVER CONCEPT Source: FTA, Transit Noise and Vibration Impact Assessment Manual, Figure 3-1. 2.6 COMMUNITY RESPONSE TO NOISE Community responses to noise may range from registering a complaint by telephone or letter, to initiating court action, depending upon everyone's susceptibility to noise and personal attitudes about noise. Several factors are related to the level of community annoyance including: • Fear associated with noise producing activities; • Socio-economic status and educational level; • Perception that those affected are being unfairly treated; • Attitudes regarding the usefulness of the noise -producing activity; • Belief that the noise source can be controlled. Approximately ten percent of the population has a very low tolerance for noise and will object to any noise not of their making. Consequently, even in the quietest environment, some complaints will occur. Another twenty-five percent of the population will not complain even in very severe noise environments. Thus, a variety of reactions can be expected from people exposed to any given noise environment. (7) Surveys have shown that about ten percent of the people exposed to traffic noise of 60 dBA will report being highly annoyed with the noise, and each increase of one dBA is associated with approximately two percent more people being highly annoyed. When traffic noise exceeds 60 dBA or aircraft noise exceeds 55 dBA, people may begin to complain. (7) Despite this variability in behavior on an individual level, the population can be expected to exhibit the following responses to changes in noise levels as shown on Exhibit 2-C. An increase or decrease of 1 dBA cannot be perceived except in carefully controlled laboratory experiments, a change of 3 dBA are considered barely perceptible, and changes of 5 dBA are considered readily perceptible. (5) 12356-04 Noise Study O URBAN 10 CROSSROADS 215 Riverside Avenue Noise Impact Analysis EXHIBIT 2-C: NOISE LEVEL INCREASE PERCEPTION Twice as Loud Readily Perceptible Barely Perceptible Just Perceptible 0 1 2 3 4 S 6 7 8 9 10 Noise Level Increase (dBA) 12356-04 Noise Study Ulf URBAN ZZ CROSSROADS 215 Riverside Avenue Noise impact Analysis This page intentionally left blank 12356-04 Noise Study O URBAM 12 CROSSROADS 225 Riverside Avenue Noise Imp oct Analysis 3 REGULATORY SETTING To limit population exposure to physically and/or psychologically damaging as well as intrusive noise levels, the federal government, the State of California, various county governments, and most municipalities in the state have established standards and ordinances to Control noise. In most areas, automobile and truck traffic is the major source of environmental noise. Traffic activity generally produces an average sound level that remains fairly constant with time. Air and rail traffic, and commercial and industrial activities are also major sources of noise in some areas. Federal, state, and local agencies regulate different aspects of environmental noise. Federal and state agencies generally set noise standards for mobile sources such as aircraft and motor vehicles, while regulation of stationary sources is left to local agencies. 3.1 CITY OF NEWPORT BEACH MUNICIPAL CODE NOISE STANDARDS The City of Newport Beach Municipal Code, Chapter10.26 Community Noise Control, establishes the permissible exterior noise levels that may intrude into a neighboring property. According to Section 10.26.025(A) exterior noise levels at single-family residential land uses (Noise Zone 1) shall not exceed 55 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 50 dBA Leq during the nighttime hours {10:00 p.m. to 7:00 a.m.). (1) For commercial uses, exterior noise levels shalt not exceed 65 dBA Leq during the daytime hours (7:00 a. m. to 10:00 p.m.) and 60 dBA Leg during the nighttime hours (10:00 p.m. to 7:00 a.m.)- The City of Newport Beach Municipal Code, Chapter10.26 Community Noise Controlexterior noise level standards are shown on Table 3-1 and are included in Appendix 3.1. TABLE 3-1: EXTERIOR OPERATIONAL NOISE LEVEL STANDARDS Source: City of Newport Seach Municipal Code, Section 10.26.025 {Appendix 3.1y. r (lase exterior noise level standards do not account for the existing ambient noise levels which, if higher than the base exterior standards, would became the adjusted exterior nolse level standards per Section 10, 26025 (A) of the City of !Newport Beach Municipal' Code. As such, this analysis is based on the more conservative base exterior noise level standards. "Daytime" = 7:00 a.m. to 10!00 p. m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12356-04 Noise Study 13 0 URBAN CROSSROADS Time Base Exterior Noise atY use Period Level Standards (dBA L,)2 Residential Daytime SS Newport {Noise Zone I) Nighttime 50 Beach' Corrrnercial L)aytime 65 (Noise Zone II) Nighttime 60 Source: City of Newport Seach Municipal Code, Section 10.26.025 {Appendix 3.1y. r (lase exterior noise level standards do not account for the existing ambient noise levels which, if higher than the base exterior standards, would became the adjusted exterior nolse level standards per Section 10, 26025 (A) of the City of !Newport Beach Municipal' Code. As such, this analysis is based on the more conservative base exterior noise level standards. "Daytime" = 7:00 a.m. to 10!00 p. m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12356-04 Noise Study 13 0 URBAN CROSSROADS 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN 14 CROSSROADS 215 Riverside Avenue Noise Impact Analysis 4 EXISTING NOISE LEVEL MEASUREMENTS To assess the existing noise level environment, 24-hour noise level measurements were taken at four locations in the Project study area. The receiver locations were selected to describe and document the existing noise environment within the Project study area. Exhibit 4-A provides the boundaries of the Project study area and the noise level measurement locations. To fully describe the existing noise conditions, noise level measurements were collected by Urban Crossroads, Inc. on Tuesday, February 26th, 2019. Appendix 4.1 includes study area photos. 4.1 MEASUREMENT PROCEDURE AND CRITERIA To describe the existing noise environment, the hourly noise levels were measured during typical weekday conditions over a 24-hour period. By collecting individual hourly noise level measurements, it is possible to describe the daytime and nighttime hourly noise levels and calculate the 24-hour CNEL. The long-term noise readings were recorded using Piccolo Type 2 integrating sound level meter and dataloggers. The Piccolo sound level meters were calibrated using a Larson -Davis calibrator, Model CAL 150. All noise meters were programmed in "slow" mode to record noise levels in "A" weighted form. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI 51.4-2014/IEC 61672-1:2013. (8) 4.2 NOISE MEASUREMENT LOCATIONS The long-term noise level measurements were positioned as close to the nearest sensitive receiver locations as possible to assess the existing ambient hourly noise levels surrounding the Project site. Both Caltrans and the FTA recognize that it is not reasonable to collect noise level measurements that can fully represent every part of a private yard, patio, deck, or balcony normally used for human activity when estimating impacts for new development projects. This is demonstrated in the Caltrans general site location guidelines which indicate that, sites must be free of noise contamination by sources other than sources of interest. Avoid sites located near sources such as barking dogs, lawnmowers, pool pumps, and air conditioners unless it is the express intent of the analyst to measure these sources. (4) Further, FTA guidance states, that it is not necessary nor recommended that existing noise exposure be determined by measuring at every noise -sensitive location in the project area. Rather, the recommended approach is to characterize the noise environment for clusters of sites based on measurements or estimates at representative locations in the community. (9) Based on recommendations of Caltrans and the FTA, it is not necessary to collect measurements at each individual building or residence, because each receiver measurement represents a group of buildings that share acoustical equivalence. (9) In other words, the area represented by the receiver shares similar shielding, terrain, and geometric relationship to the reference noise source. Receivers represent a location of noise sensitive areas and are used to estimate the future noise level impacts. Collecting reference ambient noise level measurements at the nearby 12356-04 Noise Study [ �► URBAN is v CROSSROADS 215 Riverside Avenue Noise Impact Analysis sensitive receiver locations allows for a comparison of the before and after Project noise levels and is necessary to assess potential noise impacts due to the Project's contribution to the ambient noise levels. 4.3 NOISE MEASUREMENT RESULTS The noise measurements presented below focus on the average or equivalent sound levels (Leq). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period. Table 4-1 identifies the hourly daytime (7:00 a.m. to 10:00 p.m.) and nighttime (10:00 p.m. to 7:00 a.m.) noise levels at each noise level measurement location. Appendix 4.2 provides a summary of the existing hourly ambient noise levels described below: • Location Ll represents the noise levels northwest of the Project site on Cliff Drive in an existing park near residential homes. The energy (logarithmic) average daytime noise level was calculated at 55.7 dBA Leq with an average nighttime noise level of 50.0 dBA Leq. • Location L2 represents the noise levels within the existing parking lot at the Project site, south of existing residential homes. The energy (logarithmic) average daytime noise level was calculated at 54.8 dBA LeQ with an average nighttime noise level of 47.2 dBA meq. • Location L3 represents the noise levels on northeast of the Project site on Riverside Avenue adjacent to an existing park. The energy (logarithmic) average daytime noise level was calculated at 63.2 dBA Leq with an average nighttime noise level of 59.6 dBA Leq. • Location L4 represents the noise levels east of the Project site on Ocean View Avenue adjacent to existing residential homes. The energy (logarithmic) average daytime noise level was calculated at 56.2 dBA Leq with an average nighttime noise level of 48.7 dBA LeQ. Table 4-1 provides the (energy average) noise levels used to describe the daytime and nighttime ambient conditions. These daytime and nighttime energy average noise levels represent the average of all hourly noise levels observed during these time periods expressed as a single number. Appendix 4.2 provides summary worksheets of the noise levels for each hour as well as the minimum, maximum, Ll, L2, Ls, LB, Les, Lso, L9o, L9s, and L99 percentile noise levels observed during the daytime and nighttime periods. The background ambient noise levels in the Project study area are dominated by the transportation -related noise associated the arterial roadway network. This includes the auto and heavy truck activities on study area roadway segments near the noise level measurement locations. The 24-hour existing noise level measurement results are shown on Table 4-1. 12356-04 Noise Study 16 O URBAN CROSSROADS 215 Riverside Avenue Noise Impoct Anolysis TABLE 4-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS 'See Exhibit 4-A for the noise level measurement locations. ' Energy (logarithmic) average levels. The long-term 24-hour measurement worksheets are included in Appendix 4.2. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12356-04 Noise Study 17 O URBAN CROSSROADS Energy Average Noise Level Location" Description (dBA Legy CNEL Daytime Nighttime Located northwest of the Project site on Cliff Ll 55.7 50.0 58.2 Drive in an existing park near residential homes. Located within the existing parking lot at the L2 Project site, south of existing residential homes. 54.8 47.2 56.3 Located northeast of the Project site on L3 Riverside Avenue adjacent to an existing park. 63.2 59.6 67.0 Located east of the Project site on Ocean View L4 Avenue adjacent to existing residential homes. 56.2 48.7 57.6 'See Exhibit 4-A for the noise level measurement locations. ' Energy (logarithmic) average levels. The long-term 24-hour measurement worksheets are included in Appendix 4.2. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12356-04 Noise Study 17 O URBAN CROSSROADS 215 Riverside Avenue Noise Impact Analysis EXHIBIT4-A: NOISE MEASUREMENT LOCATIONS ® Noise Measurement Locations 12356-04 Noise Study O URBAN 18 CROSSROADS 215 Riverside Avenue Noise impoct 5 METHODS AND PROCEDURES The following section outlines the methods and procedures used to model and analyze the noise levels due to Project operational activities. 5.1 REFERENCE OPERATIONAL NOISE LEVELS To estimate the Project operational noise levels, reference noise level measurements were collected from conservatively -representative types of activities to represent the noise levels expected with the development of the proposed Project. This section provides a description of the reference noise level measurements shown on Table 5-1 used to estimate the Project operational noise impacts. It is important to note that the following projected noise levels assume the worst-case noise environment with the roof -top air conditioning units and parking structure vehicle movements all operating continuously. These noise level impacts will likely vary throughout the day. TABLE 5-1: REFERENCE NOISE LEVEL MEASUREMENTS Noise Source Total Ref. Duration Distance (hhanm:ss) (Feet) Source Height (Feet) Reference Noise Levels (dBA L.J Sound Power Level (PWL)4 @ Ref. @ 50 Distance Feee Roof -Top Air Conditioning Units' 96:00:00 5' 4' 77.2 57.2 88.9 Parking Lot Vehicle Movements 01:00:00 10' 5' 52.2 38.2 69.9 'As measured by Urban Crossroads, Inc. on 7/27/2015 at the Santee Walmart located at 170 Town Center Parkway. Z As measured by Urban Crossroads, Inc. on 5/17/2017 at the Panasonic Avionics Corporation in the City of Lake Forest. 3 Reference noise levels at 50 feet represent the normalized noise source levels for comparison at a common distance. ° Calculated using the CadnaA noise model at the reference distance to the noise source. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 5.1.1 ROOF -TOP AIR CONDITIONING UNITS To assess the impacts created by the roof -top air conditioning units at the Project buildings, reference noise levels measurements were taken over a four-day total duration at the Santee Walmart on July 27th, 2015. Located at 170 Town Center Parkway in the City of Santee, the noise level measurements describe mechanical roof -top air conditioning units on the roof of an existing Walmart store, in addition to background noise levels from additional roof -top units. The reference noise level represents Lennox SCA120 series 10 -ton model packaged air conditioning units. At 5 feet from the closest roof -top air conditioning unit, the highest exterior noise level from all four days of the measurement period was measured at 77.2 dBA Leq. Using the uniform reference distance of 50 feet, the noise level is 57.2 dBA Leq. The operating conditions of the reference noise level measurement reflect peak summer cooling requirements with measured temperatures approaching 96 degrees Fahrenheit (°F) with average daytime temperatures of 82°F. This reference noise level measurement is anticipated to conservatively overstate the roof- top air conditioning unit noise levels of the Project since it represents the cooling equipment of a larger, commercial -retail box store. 12356-04 Noise Study LS / URBAN 19 CROSSROADS 215 Riverside Avenue Noise 5.2.2 PARKING STRUCTURE VEHICLE MOVEMENTS To determine the noise levels associated with parking structure vehicle movements, Urban Crossroads collected reference noise level measurements over a 24-hour period on May 17th, 2017 at the parking lot for the Panasonic Avionics Corporation in the City of Lake Forest. The peak hour of activity measured over the 24-hour noise level measurement period occurred between 12:00 p.m. to 1:00 p.m., or the typical lunch hour for employees working in the area. The measured, peak -hour reference noise level at 50 feet from the parking activity was measured at 38.2 dBA Leq. The parking activity noise levels are mainly due to cars pulling in and out of spaces during peak lunch hour activity and employees talking. This reference noise level measurement is anticipated to conservatively overstate the parking structure noise levels of the Project since it represents the parking activity associated with that of a larger, commercial office use with a greater number of parking spaces. 5.2.3 WORST -WE PROJECT OPERATIONAL NOISE LEVELS As previously indicated, it is important to note that the Project operational noise levels provided in this study assume a conservative estimation of the future noise environment, with the roof- top air conditioning units and parking structure vehicle movements all operating continuously, and simultaneously. Moreover, this analysis assumes that the highest reference noise source activity for all noise sources is operating every minute of every hour in a given day. Therefore, the analysis assumes no periods of inactivity, and assumes consistent operation across both daytime and nighttime hours. In reality, these noise level impacts will likely vary throughout the day. 5.2 CADNAA NOISE PREDICTION MODEL To fully describe the exterior operational noise levels from the 215 Riverside Avenue, Urban Crossroads, Inc. developed a noise prediction model using the CadnaA (Computer Aided Noise Abatement) computer program. CadnaA can analyze the noise level of multiple types of noise sources and calculates the noise levels at any location using the spatially accurate Project site plan and includes the effects of topography, buildings, and multiple barriers in its calculations using the latest standards to predict outdoor noise impacts. Using the spatially accurate Project site plan and flown aerial imagery from Nearmap, a CadnaA noise prediction model of the Project study area was developed. The noise model provides a three-dimensional representation of the Project study area using the following key data inputs: • Ground absorption; • Reflections at buildings and barriers; • Reference noise level sources by type (area, point, etc.) and noise source height; • Multiple noise receiver locations and heights; • Barrier and building heights. 12356-04 Noise Study L�/ URBAN 20 CROSSROADS 215 Riverside Avenue Noise Impact Analysis Based on these data inputs, the CadnaA noise prediction model will calculate the distance from each noise source to the noise receiver locations, using the ground absorption, distance, and harrier/building attenuation inputs to provide a summary of noise level calculations at each receiver location and the partial noise level contributions by noise source. The reference sound power level (PWL) for the highest noise source expected at the Project site was input into the CadnaA noise prediction model. While sound pressure levels (e.g. L,q) quantify in decibels the intensity of given sound sources at a reference distance, sound power levels (PWL) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source, and also diminish as a result of intervening obstacles and barriers, air absorption, wind, and other factors. Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment, The sound power level used in this analysis has been calibrated in the noise prediction model to accurately describe the reference dBA Leq noise levels. Based on the technical guidance provided for CadnaA, (10) the reference noise source is created in a separate CadnaA noise model with a receiver at the reference distance of the noise level measurement. The PWL of the noise source is then adjusted in the separate CadnaA noise model until the noise level at the given reference distance equals the measured reference noise level. The operational noise level calculations provided in this noise study account for the distance attenuation provided due to geometric spreading, when sound from a localized stationary source (i.e., a point source) propagates uniformly outward in a spherical pattern. Soft site conditions are used in the operational noise analysis which result in noise levels that attenuate (or decrease) at a rate of 7.5 dBA for each doubling of distance from a point source, given the soft ground and vegetation Between the Project site and adjacent sensitive receiver locations. Appendix 6.1 includes the CadnaA noise model inputs and calculation data. 12355.04 Norse Study 21 [fir URBAN 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study O URBAN 22 CROSSROADS 215 Riverside Avenue Noise Impact Analysis 6 OPERATIONAL IMPACTS This section analyzes the potential operational noise levels due to the Project's stationary noise sources at the adjacent residential and commercial receiver locations. Exhibit 6-A shows the noise source and receiver locations used to assess the Project -related operational noise levels generated by roof -top air conditioning units and parking structure vehicle movements. Based on the reference noise level measurements, previously described in Section 5.1, the Project operational stationary -source noise levels are estimated at each of the nearby receiver locations. All operational noise level calculations include the noise barrier attenuation provided by the planned parapet walls, Project building, existing buildings, and topography in the Project study area, as shown on Exhibit 6-A. Table 6-1 shows the Project -only noise levels at receiver locations R1 to R7 range from 26.7 to 48.2 dBA Leq based on the reference noise levels used in the analysis. At receiver locations R1 to 115, which represent noise -sensitive residential uses, the Project operational noise levels range from 26.7 to 48.2 dBA Leq, and are shown to satisfy the City of Newport Beach Municipal Code daytime 55 dBA Leq and nighttime 50 dBA Leq exterior noise level standards For residential uses. At receiver locations R6 and R7, which represent existing commercial uses, the Project operational noise levels range from 37.4 to 37.9 d6A Leq, and are shown to satisfy the City of Newport Beach Municipal Code daytime 65 dBA Leq and nighttime 60 dBA Leq exterior noise level standards for commercial uses. Therefore, the results of the analysis show that the Project - related operational noise levels associated with roof -top air conditioning units and parking structure vehicle movements will satisfy the City of Newport Beath Municipal Code daytime and nighttime base exterior noise level standards at the nearby noise -sensitive residential homes and adjacent commercial uses. As such, no additional exterior noise abatement measures (e.g., noise barriers) are required. TABLE 6-1: OPERATIONAL NOISE LEVEL COMPLIANCE Receiver location' land Use Unmitigated Project Operational Noise Levels (dBA l�ji Threshold jdBA L.J3 Daytime I Nighttime Threshold Exceeded? Daytime Nig Adore R1 Residential 28.4 55 50 No No R2 Residential 26.7 55 50 No No R3 Residential 45.5 55 50 No No R4 Residential 48.2 55 5a No No R5 Residential 40.8 55 50 No No 86 Commercial 37.9 65 60 No No R7 Commercial 1 37.4 65 60 No No I v -n run LF IC rrLewrr anu noise source rocauons. + Cad naA noise prediction modet results are provided in Appendix 6.7. ' Exterior noise leve! standards {Table 3-1). "Dayrime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10;00 p.m, to 7.00 a.rn, 12356-04 Noise Study C4 URBAN 23 CROSSROADS 215 Riverside Avenue Noise Impact Analysis EXHIBIT 6-A: OPERATIONAL NOISE SOURCE LOCATIONS LEGEND: Operational Noise Level Contours (daA Leq) Planned Noise Barrier (Parapet Wall) —45 0 50 ® 55 — 60 Operational noise level contours are based on a Receiver Locations recelver height oj5 jeer obove o ground elevation of Parking Structure Vehicle Movements °pproxima[ely50feet Roof -Top Air Conditioning Units Study 24 LO► URBAN 215 Riverside Avenue Noise Impact Analysis 7 REFERENCES 1. City of Newport Beach. Municipal Code, Chapter 10.26 Community Noise Control. 2. California Department of Transportation Environmental Program. Technical Noise Supplement - A Technical Supplement to the Traffic Noise Analysis Protocol. Sacramento, CA : s.n., September 2013. 3. Environmental Protection Agency Office of Noise Abatement and Control. Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety. March 1974. EPA/ONAC 550/9/74-004. 4. California Department of Transportation Environmental Program. Technical Noise Supplement - A Technical Supplement to the Traffic Noise Analysis Protocol. Sacramento, CA: s.n., September 2013. 5. U.S. Department of Transportation, Federal Highway Administration, Office of Environment and Planning, Noise and Air Quality Branch. Highway Traffic Noise Analysis and Abatement Policy and Guidance. June, 1995. 6. U.S. Department of Transportation Federal Transit Administration. Transit Noise and Vibration Impact Assessment Manual. September 2018. 7. U.S. Environmental Protection Agency Office of Noise Abatement and Control. Noise Effects Handbook -A Desk Reference to Health and Welfare Effects of Noise. October 1979 (revised July 1981). EPA 550/9/82/106. 8. American National Standards Institute (ANSI). Specification for Sound Level Meters ANSI51.4-2014/IEC 61672-1.2013. 9. U.S. Department of Transportation, Federal Transit Administration. Transit Noise and Vibration Impact Assessment. September 2018. 10. DataKustik. Technical Note: Calibrating Point Sources TN0301e. 2009. 11356-04 Noise Study 25 LO► URBAN 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN 26 CROSSROADS 215 Riverside Avenue Noise Impact Analysis 8 CERTIFICATION The contents of this noise study report represent an accurate depiction of the noise environment and impacts associated with the 215 Riverside Avenue Project. The information contained in this noise study report is based on the best available data at the time of preparation. If you have any questions, please contact me directly at (949) 336-5979. Bill Lawson, P.E., INCE Principal URBAN CROSSROADS, INC. 260 East Baker Street, Suite 200 Costa Mesa, CA 92626 (949) 336-5979 blawson@urbanxroads.com EDUCATION e�pFE55/ON �0 ARD���F' 3 rn No. TR 2537 `rJ,q rRAFF1C ��P OF Crtli0 Master of Science in Civil and Environmental Engineering California Polytechnic State University, San Luis Obispo • December, 1993 Bachelor of Science in City and Regional Planning California Polytechnic State University, San Luis Obispo • June, 1992 PROFESSIONAL REGISTRATIONS PE — Registered Professional Traffic Engineer—TR 2537 • January, 2009 AICP — American Institute of Certified Planners — 013011 • June, 1997—January 1, 2012 PTP — Professional Transportation Planner • May, 2007 — May, 2013 INCE — Institute of Noise Control Engineering • March, 2004 PROFESSIONAL AFFILIATIONS ASA — Acoustical Society of America ITE — Institute of Transportation Engineers PROFESSIONAL CERTIFICATIONS Certified Acoustical Consultant —County of Orange • February, 2011 FHWA-NHI-142051 Highway Traffic Noise Certificate of Training • February, 2013 A, 12356-04 Noise Study LOIio URBAN 27 CROSSROADS 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study O URBAN 28 CROSSROADS 215 Riverside Avenue Noise Impact Analysis APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE 12356.04 Noise Study (1 URBAN 29 CROSSROADS 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study URBAN 30 CROSSROADS 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL (119 hits) Chapter 10.26 COMMUNITY NOISE CONTROL Sections: 10.26.005 Declaration of Policy. 10.26.010 Definitions. 10.26.015 Decibel Measurement Criteria. 10.26.020 Designated Noise Zones. 10.26.025 Exterior Noise Standards. 10.26.030 Interior Noise Standards. 10.26.035 Exemptions. 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions—Special Provisions. 10.26.045 Heating, Venting and Air Conditioning—Special Provisions. 10.26.050 Sound -Amplifying Equipment. 10.26.055 Noise Level Measurement. 10.26.065 Proposed Developments. 10.26.070 Prima Facie Violation. 10.26.075 Violations. 10.26.080 Violations—Additional Remedies—Injunctions. 10.26.085 City Manager Waiver. 10.26.090 Noise Abatement Programs. 10.26.095 Manner of Enforcement. 10.26.100 Severability. 10.26.005 Declaration of Policy. ............... ......................................................................... .......................................... ...... ..................... . _........ ......................... ............ A. In order to control unnecessary, excessive and annoying noise in the City of Newport Beach, it is declared to be the policy of the City to prohibit such noise generated from or by all sources as specified in this chapter. B. It is determined that certain noise levels are detrimental to the public health, welfare and safety and contrary to public interest, therefore, the City Council of the City of Newport Beach does ordain and declare that creating, maintaining, causing or allowing to be created, caused or maintained, any noise in a manner prohibited by, or not in conformity with, the provisions of this chapter, is a public nuisance and may be punished as a public nuisance. The ordinance codified in this chapter is effective thirty (30) days from adoption, however, all fixed noise sources existing at the date of adoption shall have ninety (90) days from the date of adoption to achieve compliance with this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.010 Definitions. The following words, phrases and terms as used in this chapter shall have the meanings as indicated here: "Agricultural property" means a parcel of real property which is undeveloped for any use other than agricultural purposes. "Ambient noise level" means the all-encompassing noise level associated with a given environment, being a composite of sounds from all sources, excluding the alleged offensive noise, at the location and approximate time at which a comparison with the alleged offensive noise is to be made. 31 https://www.codepublishing.com/CA/NewportBeach/ 1/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL "A -weighted sound level" means the total sound level meter with a reference pressure of twenty (20) micropascals using the A -weighted network (scale) at slow response. The unit of measurement shall be defined as DBA. "Code Enforcement Officer" means the Code Enforcement Officer of the City or his duly authorized deputy. "Commercial property" means a parcel of real property which is used as either in part or in whole for commercial purposes. "Cumulative period" means an additive period of time composed of individual time segments which may be continuous or interrupted. "Decibel (Db)" means a unit which denotes the ratio between two quantities which are proportional to power: the number of decibels corresponding to the ratio of two amounts of power is ten times the logarithm to the base ten of this ratio. "Dwelling unit" means any area within a structure on any parcel which: 1. Contains separate or independent living facilities for one or more persons, with an area or equipment for sleeping, sanitation and food preparation, and which has independent exterior access to ground level; or 2. Is being utilized for residential purposes by one or more persons separately or independently from occupants of other areas within the structure. "Emergency machinery, vehicle, work or alarm" means any machinery, vehicle, work or alarm used, employed, performed or operated in an effort to protect, provide or restore safety conditions in the community or for the citizenry, or work by private or public utilities when restoring utility service. "Equivalent, noise, level, [eq." means the sound level corresponding to a steady state noise level over a given measurement period with the same amount of acoustic energy as the actual time varying noise level. Also known as the energy average noise level during the measurement period. The measurement period shall be fifteen (15) minutes under the terms of this chapter. "Fixed noise source" means a stationary device which creates sounds while fixed or motionless including but not limited to residential, agricultural, industrial and commercial machinery and equipment, pumps, fans, compressors, air conditioners and refrigeration equipment. "Grading" means any excavating of filling of earth material or any combination thereof conducted at a site to prepare said site for construction or other improvements thereon. "Health care institution" means any hospital, convalescent home or other similar facility excluding residential. "Hertz (HZ)" means the unit which describes the frequency of a function periodic in time which is the reciprocal of the period. "Impulsive noise" means a noise of short duration usually less than one second and of high intensity, with an abrupt onset and rapid decay. "Industrial property" means a parcel of real property which is used either in part or in whole for manufacturing purposes. "Intruding noise level" means the total sound level, in decibels, created, caused, maintained or originating from an alleged offensive source at a specified location while the alleged offensive source is in operation. "Licensed" means the issuance of a formal license or permit by the appropriate jurisdictional authority, or where no permits or licenses are issued, the sanctioning of th 3ytivity by the jurisdiction as noted in public record. https://www.Godepublishing.com/CA/NewporlBeach/ 2/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL "Major roadway" means any street, avenue, boulevard or highway used for motor vehicle traffic which is owned or controlled by a public government entity. "Mobile noise source" means any noise source other than a fixed noise source. "Person" means any individual, firm, partnership, association, corporation, company or organization of any kind, including public agencies. "Residential property" means a parcel of real property which is used either in part or in whole for residential purposes, other than transient uses such as hotels and motels, and residential care facilities_ Residential property includes the residential portion of mixed use properties. "Simple tone noise" means a noise characterized by a predominant frequency or frequencies so that other frequencies cannot be readily distinguished. If measured, simple tone noise shall exist if the one-third octave band sound pressure levels in the band with the tone exceeds the arithmetic average of the sound pressure levels of the two continuous one-third octave bands as follows: five Db for frequencies of five hundred (500) Hertz (Hz) and above or, by fifteen (15) Db for frequencies less than or equal to one hundred twenty-three (123) Hz. "Sound level meter" means an instrument meeting American National Standard Institute's Standard S1.4-1971 or most recent revision thereof for Type 2 sound level meters or an instrument and the associated recording and analyzing equipment which will provide equivalent data. "Sound pressure level" of a sound, in decibels, means twenty (20) times the logarithm to the base ten of the ratio of the pressure of the sound to a reference pressure which shall be explicitly stated. "Vibration" means any movement of the earth, ground or other similar surface created by a temporal and spatial oscillation device or equipment located upon, affixed in conjunction with that surface. (Ord. 95-38 § 11 (part), 1995) 10.26.015 Decibel Measurement Criteria. .............. ................. ................. ........................................................................................ _.................... _ _ _ _._........................ ..... _.... ........ _.................. ....._........................... Any decibel measurement made pursuant to the provisions of this chapter shall be based on a reference sound pressure of twenty (20) micropascals as measured with a sound level meter using the A -weighted network (scale) at slow response. (Ord. 95-38 § 11 (part), 1995) 10.26.020 Designated Noise Zones. The properties hereinafter described assigned to the following noise zones: Noise Zone I — All single-, two- and multiple -family residential properties; Noise Zone II — All commercial properties; Noise Zone III — The residential portion of mixed-use properties; Noise Zone IV — All manufacturing or industrial properties. The actual use of the property shall be the determining factor in establishing whether a property is in Noise Zone I, II, III or IV provided that the actual use is a legal use in the City of Newport Beach. (Ord. 95-38 § 11 (part), 1995) 10.26.025 Exterior Noise Standards. 33 https://www.codepublishing.com/CA/Newport8each/ 3/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL A. The following noise standards, unless otherwise specifically indicated, shall apply to all property with a designated noise zone: NOISE TYPE OF LAND ZONE USE I Single-, two -or multiple -family residential IV Commercial Residential portions of mixed-use properties Industrial or manufacturing ALLOWABLE EXTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7 a.m. to 10 p.m. 55 DBA 65 DBA 60 DBA 70 DBA 10 p.m. to 7 a.m. 50 DBA 60 DBA 50 DBA 70 DBA If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.030 Interior Noise Standards. A. The following noise standard, unless otherwise specifically indicated, shall apply to all residential property within all noise zones: NOISE TYPE OF LAND ZONE USE I Residential ALLOWABLE INTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7 a.m. to 10 p.m. 10 p.m. to 7 a.m. 45 DBA 40 DBA 34 https://www.codepublishing.com/CA/NewportBeach/ 4/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL III Residential 45 DBA 40 DBA portions of mixed-use properties If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It shall be unlawful for any person at any location within the incorporated area of the City to create any noise or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such a person which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the noise standard applicable to said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on a boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 2, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.035 Exemptions. ._ ...................................................._............................................._............_........................................_. ............................... The following activities shall be exempted from the provisions of this chapter. A. Any activity conducted on public property, or on private properly with the consent of the owner, by any public entity, or its officers, employees, representatives, agents, subcontractors, permittees, licensees, or lessees, which are consistent with, and in furtherance of, the govemmental functions or services the public entity has authorized, or responsible, to perform, activities which are exempt from the provisions of this chapter include, without limitation, sporting and recreational activities which are sponsored or co-sponsored by the City of Newport Beach or the Newport Mesa Unified School District; B. Occasional outdoor gatherings, public dances, show, sporting and entertainment events, provided said events are conducted pursuant to a permit or license issued by the appropriate jurisdiction relative to the staging of said events; C. Any mechanical device, apparatus or equipment used, related to or connected with emergency machinery, vehicle, work or warning alarm or bell, provided the sounding of any bell or alarm on any building or motor vehicle shall terminate its operation within forty-five (45) minutes in any hour of its being activated; D. Noise sources associated with construction, repair, remodeling, demolition or grading of any real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; E. Noise sources associated with construction, repair, remodeling, demolition or grading of public rights-of-way or during authorized seismic surveys; F. All mechanical devices, apparatus or equipment associated with agriculture operations provided that: 1. Operations do not take place between eight p.m. and seven a.m. on weekdays, including Saturday, or at any time Sunday or a federal holiday, or 35 https://www.codepublishing.com/CA/NewportBeach/ 5/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL 2. Such operations and equipment are utilized for the protection or salvage of agricultural crops during periods of potential or actual frost damage or other adverse weather conditions, or 3. Such operations and equipment are associated with agricultural pest control through pesticide application, provided the application is made in accordance with permits issued by or regulations enforced by the California Department of Agriculture; G. Noise sources associated with the maintenance of real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; H. Any activity to the extent regulation thereof has been preempted by state or federal law. NOTE: Preemption may include motor vehicle, aircraft in flight, and railroad noise regulations; I. Any noise sources associated with people and/or music associated with a party at a residential property. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapters 10.28 and 10.58 of this title; J. Any noise sources associated with barking dogs or other intermittent noises made by animals on any properly within the City of Newport Beach. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapter 7.20 of this Code; K. Any noise sources associated with the operation of a permanently installed heating, venting and air conditioning (HVAC) equipment on a residential property permitted under the provisions of Section 10.26.045(8) and (C); L. Any noise sources specifically identified and mitigated under the provisions of a use permit, modification permit, development agreement or planned community district development plan adopted prior to the date of adoption of this chapter. (Ord. 95-53 § 3, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions —Special Provisions. ....................................................._.........._..........._................................................_._..................__.. _ ._-.__......... ............ -.............................. ....... It is unlawful for any person to create any noise which causes the noise level at any school, day care center, hospital or similar health care institution, church, library or museum while the same is in use, to exceed the noise standards specified in Section 10.26.025 prescribed for the assigned Noise Zone I (residential uses). (Ord. 95-38 § 11 (part), 1995) 10.26.045 Heating, Venting and Air Conditioning—Special Provisions. A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or adjacent to residential areas shall be issued only where installations can be shown by computation, based on the sound rating of the proposed equipment, not to exceed an A -weighted sound pressure level of fifty (50) DBA or not to exceed an A -weighted sound pressure level of fifty-five (55) dBA and be installed with a timing device that will deactivate the equipment during the hours of ten p.m. to seven a.m. The method of computation used shall be that specified in "Standard Application of Sound Rated Outdoor Unitary Equipment," Standard 275, Air conditioning and Refrigeration Institute, 1984 or latest revision thereof. B. Existing HVAC Equipment. 1. HVAC equipment legally installed prior to April 22, 1981, shall be permitted to operate with an exterior noise limit of sixty-five (65) dBA until January 1, 1998. 2. HVAC equipment legally installed prior to April 22, 1981, shall be exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter until January 1, 1998. 36 https://www.codepublishing.com/CA/Newpor(Beach/ 6/9 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL 3. HVAC equipment legally installed after April 22, 1981, and prior to the date of adoption of this chapter shall not exceed a maximum exterior noise limit of fifty-five (55) dBA during the ninety -day compliance period set forth in Section 10.26.005. C. In the event that HVAC equipment cannot meet the requirements set forth in this chapter, then the exterior noise limit for such equipment may be raised to sixty-five (65) dBA and exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter, provided that the applicant obtains the written consent of all the owners of the affected properties. (Ord. 95-38 § 11 (part), 1995) 10.26.050 Sound -Amplifying Equipment. Loudspeakers, sound amplifiers, public address systems or similar devices used to amplify sounds shall be subject to the provisions of Chapter 10.32 of this title. Such sound -amplifying equipment shall not be construed to include electronic devices, including but not limited to, radios, tape players, tape recorders, compact disc players, electric keyboards, music synthesizers, record players or televisions, which are designed and operated for personal use, or used entirely within a building and are not designed or used to convey the human voice, music or any other sound to an audience outside such building, or which are used in vehicles and heard only by occupants of the vehicle in which installed, which shall be subject to the provisions of Chapter 10.28 of this title. (Ord. 95-38 § 11 (part), 1995) 10.26.055 Noise Level Measurement. A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard. This location may be the closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman activity areas such as trash container storage areas, planter beds, above or contacting a property line fence, or other areas not normally used as part of the yard, patio, deck or balcony. The location selected for measuring exterior noise levels in a nonresidential area shall be at the closest point to the noise source. The measurement microphone height shall be five feet above finish elevation or, in the case of a deck or balcony, the measurement microphone height shall be five feet above the finished floor level. B. The location selected for measuring interior noise levels shall be made within the affected residential unit. The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position_ (Ord. 95-38 § 11 (part), 1995) 10.26.065 Proposed Developments. Each department whose duty it is to review and approve new projects or changes to existing projects that result or may result in the creation of noise shall consult with the Code Enforcement Officer prior to any such approval. If at any time the Code Enforcement Officer has reason to believe that a standard, regulation, action, proposed standard, regulation or action of any department respecting noise does not conform to the provisions as specified in this chapter, the Code Enforcement Officer may request such department to consult with him on the advisability of revising such standard or regulation to obtain uniformity_ (Ord. 95-38 § 11 (part), 1995) 10.26.070 Prima Facie Violation. Any noise exceeding the noise level standard as specified in Section 10.26.025 and 10.26.030 of this chapter, shall be deemed to be prima facie evidence of a violation of the provisions of this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.075 Violations. 37 https://wuwv.codepublishing.com/CA/NewportBear-hi 719 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL Any persons violating any of the provisions of this chapter shall be deemed guilty of an infraction. (Ord. 95-38 § 11 (part), 1995) 10.26.080 Violations—Additional Remedies—Injunctions. A. As an additional remedy, the operation or maintenance of any device, instrument, vehicle or machinery in violation of any provisions of this chapter which operation or maintenance causes or creates sound levels exceeding the allowable standards as specified in this chapter shall be deemed and is declared to be a public nuisance and may be subject to abatement summarily by a restraining order or injunction issued by a court of competent jurisdiction. 6. Any violation of this chapter is declared to be a public nuisance and may be abated in accordance with law. The expense of this chapter is declared to be public nuisance and may be by resolution of the City Council declared to be a lien against the property on which such nuisance is maintained, and such lien shall be made a personal obligation of the property owner, (Ord, 95-38 § 11 (part), 1995) 10.26.085 City Manager Waiver. The City Manager is authorized to grant a temporary waiver to the provisions of this chapter for a period of time not to exceed thirty (30) days if such temporary waiver would be in the public interest and there is no feasible and prudent altemative to the activity, or the method of conducting the activity, for which the temporary waiver is sought. (Ord. 95-38 § 11 (part), 1995) 10.26.090 Noise Abatement Programs. A. In circumstances which adopted community -wide noise standards and policies prove impractical m controlling noise generated from a specific source, the City Council may establish a noise abatement program which recognizes the characteristics of the noise source and affected property and which incorporates specialized mitigation measures. B. Noise abatement programs shall set forth in detail the approved terms, conditions and requirements for achieving maximum compliance with noise standards and policies. Said terms, conditions and requirements may include, but shall not be limited to, limitations, restrictions, or prohibitions on operating hours, location of operations, and the types of equipment. (Ord. 95-38 § 11 (part), 1995) 10.26.095 Manner of Enforcement, A. The City Code Enforcement Officer is directed to enforce the provisions of this chapter and may issue citations for any violation of the provisions of this chapter or violations of this chapter may be prosecuted or enforced in the same manner as other infractions pursuant to this Code; provided, however, that in the event of an initial violation of the provisions of this chapter, a written notice may be given to the alleged violator which specifies the time by which the condition shall be corrected. B. No person shall interfere with, oppose or resist any authorized person charged with the enforcement of this chapter while such person is engaged in the performance of his/her duty. C. In the event the alleged violator cannot be located in order to serve any notice, the notice shall be deemed to be given upon mailing such notice by registered or certified mail to the alleged violator at his last known address or at the place where the violation occurred in which event the specified time period for abating the violation or applying for a variance shall commence at the date of the day following the mailing of such notice. lord. 95-38 § 11 (part), 1995) 10.26.140 Severability, 38 htIP,i:flwww.codepublistiinq.com/CAINewportBeach/ 819 2/14/2019 Chapter 10.26 COMMUNITY NOISE CONTROL If any provision, clause, sentence, or paragraph of this chapter, or the application thereof to any person or circumstance shall be held invalid, such invalidity shall not affect the other provisions of this chapter which can be given effect without the invalid provisions or application and, to this end, the provisions of this chapter are hereby declared to be severable. (Ord. 95-38 § 11 (part), 1995) The Newport Beach Municipal Code is current through Ordinance 2018-19, and legislation passed through December 11, 2018. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. 39 https://www.codepublishing.com/CA/NewportBeach/ 9/9 12356-04 Noise Study 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 40 L'I►URBr M CROS 215 Riverside Avenue Noise Impact Analysis APPENDIX 4.1: STUDY AREA PHOTOS 12356-04 Noise Study URBAN 41 CROSSROADS 12356-04 Noise 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 42 LI MAN CROSSROADS t r^ L gyT ltv 777, "1 Ir j -it t r^ L gyT ltv 777, "1 -it Y • - -J^ti r t7-. r•tdh e 7 r ' - y ., { t r^ L gyT ltv 777, "1 Y r v ,r + rt nr L AI - It � r t t:t t_ �a c 3l iN ................... ................... y�Y:' l •. �' _, n ..cam_ '. kk',.+�t�� Y r v ,r + rt nr L AI - It Ito._ c iN ................... ................... Y r v ,r + rt nr L AI - It ................... ................... Y r v ,r + rt nr L AI - It L4 Northeast 33, 37' 18.350000", 117, 55' 21.470000" L4 West 33, 37' 17.850000", 117, 55' 21.720000" 45 L4 South 33, 37' 18.340000", 117, 55' 21.500000" 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study L�, URBAN 4fi CROSSROADS 215 Riverside Avenue Noise Impact Analysis APPENDIX 4.2: AMBIENT NOISE LEVEL MEASUREMENT WORKSHEETS 12356-04 Noise Study (O1 URBAN 47 CROSSROADS 12356-04 Noise Study 215 Riverside Avenue Noise impact Analysis This page intentionally left blank 48 (10 uRBoAN V URBAN U:IUcJobsL12100-12500L12300j12356`Fieldwork �12356 L1_5ummory 49 CRossRonDs 24 -Hour Noise Level Measurement Summary Date: Tuesday, February 26, 2019 Location: Ll - Located northwest of the Project site on Cliff Drive in an Meter: Piccolo I JN: 12356 Project: 215 Riverside existing park near residential homes. Hourly L, :• Readings (unadjusted) Analyst: R. Saber 85.0-- 80.0 m 75.0 -a 70.0 65.0 .F 60.0 0 40.0--N-- _ M M 00 L l M N N - -- �'-i -- - - to n n O^^ n .t N n tNtr n ofof rn ,n --'---55.0 - N 'a N I � I N Ln N 'o40.0 a _ I 1 Ln a V V 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning L50% r. 0 48.3 58.4 ' 43;3 -53 0 ?' 52i0 F 45cU; 45 0 " '44A 483 10.0 58 3 1 46.3 59.1 42:3 510 510 " �4� 0 45 0 `* 43A 43.0 42.0 46.3 10.0 56.3 Night 2 3 44:8 53.1 42:3 49.0 48.o ; { , :` 0 t 44 0 - ¢ 43,0': 10= 43.0 42.0 42.0 44.8 10.0 10.0 54.8 44.5 53.9 41.1 49.0 491Du 1 k 650 4314 -. 4. '43' 42.0 44.5 54.5 4 5 53.3 49.5 78.8 58.9 414 44A 66.0 53.0 560 53.0 j 5 f -49 j p45 0 r 5 4910 46:0. 43,0 45.0 43;0 4440 53.3 49.5 10.0 10.0 63.3 59.5 k�0 a 6 53:8 73.2 48:3 58,0 57:0 if _ N , +5ba _ _ "�OjY`_ _ 53,D_ __ 5b40', 50:0 49.0 53.8 10.0 63.8 7 56.8 76.5 50.3 62.0 51.0 60.0 60.0 57.0 55.0 53.0 52.0 51.0 56.8 0.0 56.8 8 55.7 68.7 48.3 62.0 60.0 59.0 59.0 56.0 54.0 51.0 50.0 49.0 55.7 0.0 55.7 9 55.7 66.5 48.4 62.0 61.0 59.0 58.0 56.0 54.0 51.0 51.0 49.0 55.7 0.0 55.7 10 57.0 68.3 48.6 63.0 62.0 60.0 60.0 58-0 55.0 52.0 51.0 50.0 57.0 0.0 57.0 11 57.0 73.9 49.1 66.0 63.0 60.0 59.0 57.0 54.0 52.0 51.0 50.0 57.0 0.0 57.0 Day 12 57.2 85.2 49.3 63.0 61.0 58.0 57.0 55.0 53.0 51.0 51.0 50.0 57.2 0.0 57.2 13 57.1 73.6 49.6 66.0 63.0 60.0 59.0 57.0 54.0 51.0 51.0 50.0 57.1 0.0 57.1 14 54.9 68.0 48.5 61.0 59.0 58.0 57.0 55.0 53.0 51.0 50.0 49.0 54.9 0.0 54.9 15 55.0 67.4 49.5 61.0 60.0 58.0 57.0 55.0 54.0 51.0 51.0 50.0 55.0 0.0 55.0 16 56.0 73.7 50.3 62.0 60.0 59.0 58.0 56.0 55.0 52.0 52.0 51.0 56.0 0.0 56.0 17 55.5 74.8 49.1 62.0 60.0 58.0 57.0 55.0 54.0 52.0 51.0 50.0 55.5 0.0 55.5 18 55.2 71.8 47.6 63.0 61.0 58.0 57.0 55.0 53.0 51.0 50.0 49.0 55.2 0.0 55.2 19 55.2 70.6 47.6 64.0 62.0 59.0 58.0 54.0 52.0 50.0 49.0 49.0 55.2 5.0 60.2 Evening 20 52.6 64.6 44.0 61.0 59:0 55.0 55.0 52.0 51.0 48.0 47.0 45,0 52.6 5.0 57.6 21 49.2 66.1 43.9 56.0 54.0 52.0 51.0 49.0 48.0 45.0 45.0 44.0 49.2 5.0 54.2 Night 22 49.3 61.9 4410 53.0 53=0 s 5 ' by qB:O 46A 46.0 45.0 49.3 10.0 59.3 23 49:9 _ 63:9 454 _ ..,__'5810_.,. x . 53.0" i0 ^ --, r _ ._ . 1. r 1 --.46;0 ..:. _ .46:0_ 999, _.. 10;0._. 59.9 Da y Min 54.9 66.5 47.6 61.0 59.0 58.0 57.0 55.0 53.0 51.0 50.0 49.0 Max 57.2 85.2 50.3 66.0 63.0 60.0 60.0 58.0 55.0 53.0 52.0 51.0 Energy Average 56.2 Average: 62.8 60.9 58.9 58.2 56.0 54.0 51.5 50.9 49.8 54.3 55.1 50.0 Min 49.2 64.6 43.9 56.0 54.0 52.0 49.0 48.0 Evening 1 51.0 45.0 45.0 44.0 Max 55.2 70.6 47.6 64.0 62.0 59.0 58.0 54.0 52.0 50.0 49.0 49.0 Energy Average 53.0 Average: 60.3 58.3 55.7 54.7 51.7 50.3 47.7 47.0 46.0 58.2 p ^� N(ght Min 44.5 53.1 41.1 49 0 48 0 BA ' 0 q3;0 r_` 42;0" q2;0 42.0 Max 53,8 78:8 48.3 66 0 57 05�� 56r _ r0�r 9 w `�3,d 5Di0 50.0 49:0 J O . L EnergyAverage 50.0 Average: 54.4 52.4 ' ' "5WUR E�r"49j8r 7U `- dY"ori'' 46;9' 450 44:7 44.1 V URBAN U:IUcJobsL12100-12500L12300j12356`Fieldwork �12356 L1_5ummory 49 CRossRonDs 24 -Hour Noise Level Measurement Summary L2 - Located within the existing parking structure at the Dote: Tuesday, February 26, 2019 Location: Meter: Piccolo I JN: 12356 Project site, south of existing residential homes. Project: 215 Riverside Analyst: R. Saber Hourly L,, dBA Readings (unadjusted) 85.0 ... 80.0 75.0 C< v 70.0 65.0 260.0 Z 55.0 50.0 D �mLd Ln = 45.0 m ern n �~. r�3 n in -- Ln oLn Ln n n a ����N ^v v 40.0 v v v v a v u, Ln Ln ,;; 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning L50% 0 43.5 53.4 38;5 ` 49ZL 470 4 �0 � 41iD . 'i �i ' I� 40 Q_' 4010 43S' 10.0 53.5 1 43.0 56.3 38.5 49.0 48 0 0 Fi tl 4' 407D 40 0' 38.0 43,0 10:0 53.0 Night 2 3 41.5 41.2 59.0 55.1 38.5 39:9 48.0 4510 46,0 44 0 4 4 dOr Ot " 40d 38,d R 4b"tl' 40 0 i 38.0 40:0: 38.0 40:0 41.5 4i:z 10.0 51:5 10:0 Si.z 4 47.6 71.2 40.2 59:0 54;0 410 40,b 40;0 40:0 4Z.6 10:0 57.6 5 47.1 65.7 41.6 54:0 52 0 5tl 1�4�0 a��� r "?tt 45 tl 430 43 0 42:0 47.1 Ion 57.1 6 52.9 66.4 45.1 63:0 610 $�(0 _.g Eu 5�1d "I r -" _4$10. __.4�b _ 47.0. 46.0 52.9 10.0 _ 62.9. 7 56.2 69.4 46.7 64.0 63.0 61.0 60.0 57.0 52.0 49.0 48.0 47.0 56.2 0.0 56.2 8 56.7 70-0 44.0 65.0 64-0 62.0 60.0 57.0 53.0 47.0 46.0 45.0 56.7 0.0 56-7 9 54.9 69.2 43.6 63.0 62.0 60.0 59.0 55.0 52.0 47-0 46.0 45.0 54.9 0.0 54.9 10 56.5 68.4 44.9 64.0 63.0 61.0 60.0 57.0 54.0 48.0 47.0 46.0 56-5 0.0 56.5 11 55.0 68.4 44.6 62.0 61.0 59.0 58.0 56-0 52.0 48.0 47.0 46.0 55-0 0.0 55.0 Day 12 54.1 73.1 44.0 61.0 60.0 58.0 57.0 54.0 51.0 48.0 47.0 45.0 54.1 0.0 54.1 13 56.6 75.5 45.1 67.0 62.0 60.0 59.0 56.0 53.0 50.0 49.0 47.0 56.6 0.0 56.6 14 53.7 67-3 44.3 62.0 60.0 58.0 57.0 54.0 51.0 47.0 46.0 45.0 53.7 0-0 53.7 15 55.3 76.8 45.1 64.0 63.0 60.0 58.0 53.0 51.0 48.0 47.0 46.0 55.3 0.0 55.3 16 55.0 73.2 45.9 63.0 61.0 59.0 58.0 55.0 53.0 49.0 49.0 47.0 55.0 0.0 55.0 17 54.3 70.3 45.4 62.0 60.0 58.0 57.0 54.0 52.0 49.0 48.0 46.0 54.3 0.0 54.3 18 54.1 73.2 44.3 61.0 60.0 58.0 57.0 53.0 51.0 1 48.0 48.0 46.0 1 54.1 0.0 54.1 19 54.1 69.3 44.7 63.0 62.0 59.0 57.0 53.0 50.0 47.0 46.0 45.0 54.1 5.0 59.1 Evening 20 51.7 71.2 40.3 62.0 60.0 57.0 54.0 50.0 48.0 44.0 43.0 41.0 51.7 5.0 56.7 21 48.2 68.4 38.5 58.0 55.0 52.0 51.0 47.0 44.0 41.0 40.0 40.0 48.2 5.0 53.2 Night 22 47.7 69,1 ,1 �.2, 55X 5;`51 tl`fy 'x:44 �" 110 `� 41,0 40D 47,7 10A 57.7 23 .45.4 610: 52;0 51,0_ ..r r 5 b t "' r .42.0: _.4130 ..... > 145 4_ _ ::_ _ iD;o_ 55* - LIMES Day Min 53.7 "76.8 43.6 61.0 60.0 58.0 57.0 53.0 51.0 47.0 46.0 45.0 Max 56.7 46.7 67.0 64.0 62.0 60.0 57.0 54.0 50.0 49.0 47.0 Energy Average 55.3 Average: 63.2 1 61.6 59.5 58.3 55.1 52.1 48.2 47.3 45.9 40.0 40.0 53.2 54.8 47.2 Evening Min 48.2 68.4 38.5 58.0 55.0 52.0 51.0 47.0 44.0 41.0 Max 54.1 71.2 44.7 63.0 62.0 59.0 57.0 53.0 50.0 47.0 46.0 45.0 Energy Average 52.0 Average: 61.0 59.0 56.0 54.0 50.0 47.3 44.0 43.0 42.0 56. Night Min 41.2 53.4 38.5 45.0 44 0 43 0 j Y(j2y0 0 40 D ISO, ) 38.0 38:0 Max 52.9 71.2 45,1 63.0 610 _y$B�lS 4" a$i ..:' �_. 491tl y 7.'tl_ 47,0. 46.0 Energy Average 47:2 Average: 52.2 50.7 4Br1 Lfs It _ 280.1 ,'I iWT44 A2:9 . _. 77U= : 41,2 40.6 O URBAN CRO SSROA�S U: � Lfclobs L 12100-12500E 123004 12356 1 Fieldwork � 12356_ L2 -Summary 50 24-Hour L3 - Located northeast of the Project site on Riverside Avenue Date: Tuesday, February 26, 2019 Location: Meter: Piccolo I JN: 12356 Project: 215 Riverside adjacent to an existing park. Analyst: R. Saber dBA Readings (unadjusted) 85.0 ---- ---- 80.0 M 75.0 -0 70.0 ..._..._ �_... _ 2 65.0 N W r`> S.D T�-p bn n r,SD.D rf N N ,D j O. m a 45.0 in = 40.0 UI Ln Ln V - - 3S.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0, 0. 0 52.1 72.3 38.8° 61:0' 59,0 x D 5$(1i ! 51D 39 0 -3940 38:0 52:1 10.0 62.1 1 51.2 72.0 38.7 60X 58-.0 S'hi ', 6i' 40r0 39s0f 39.0' 38.0 51.2 10.0 61.2 2 50.2 72.6 37.4 60.0 59 D 58s0�' g,r 5 a(j' t v4 i0 -0040 3910 38.0 38D 50,2 10.0 60.2 Night 3 49.4 73.1 38.9 63.0 59,r0 id ' `r(� . M " 40 0 39 0 3960 39:0 49.4 10,0 59.4 4 57.7 72.1 40.6 68.0 67.0 64 0 x6140 .:�' §�g6Q d8 0 43,0 42,0 40:0 57.7 10.0 67.7 5 62.2 83.1 42.8 71.0 69.0 680' 67,D ,j j i5libr 55 d I 470? 45.0 44.0 62.2 10.0 72.2 6 66.6 77.8 453 74:0 - 33.0 _71,0 ._ ` _O,Oi 640 _ 64t0_ _ .__ _ 52 0 _ 49:0_ 48.0 66.6 10.0 76.6 7 66.1 85.5 43.6 74.0 72.0 70.0 70.0 67.0 63.0 54.0 51.0 46.0 65.1 0.0 66.1 8 65.1 80.8 43.7 73.0 71.0 70.0 69.0 66.0 62.0 53.0 50.0 45.0 65.1 0.0 65.1 9 63.1 80.3 43.7 71.0 69.0 68.0 67.0 64.0 59.0 50.0 49.0 46.0 63.1 0.0 63.1 10 63.5 78.3 42.7 70.0 69.0 68.0 67.0 64.0 61.0 52.0 50.0 46.0 63.5 0.0 63.5 11 64.4 81.4 43.8 72.0 70.0 69.0 68.0 65.0 62.0 53.0 50.0 46.0 64.4 0.0 64.4 12 64.3 88.2 44.4 71.0 69.0 68.0 67.0 64.0 61.0 52.0 50.0 47.0 64.3 0.0 64.3 Day 13 62.7 90.2 41.9 69.0 68.0 66.0 65.0 63.0 59.0 51.0 48.0 45.0 62.7 0.0 62.7 14 61.5 77.1 43.7 68.0 67.0 66.0 65.0 62.0 59.0 52.0 50.0 47.0 61.5 0.0 61.5 15 62.8 82.1 48.1 69.0 68.0 66.0 65.0 63.0 61.0 55.0 53.0 51.0 62.8 0.0 62.8 16 63.2 82.4 46.2 70.0 69.0 67.0 66.0 64.0 61.0 54.0 52.0 49.0 63.2 0.0 63.2 17 63.7 82.4 40.6 71.0 70.0 68.0 67.0 65.0 61.0 51.0 48.0 45.0 63.7 0.0 63.7 18 61.7 74.8 41.7 69.0 68.0 67.0 66.0 63.0 58.0 48.0 46.0 43.0 61.7 0.0 61.7 19 61.0 81.3 39.8 69.0 68.0 66.0 65.0 61.0 55.0 44.0 43.0 41.0 61.0 5.0 66.0 Evening 20 60.7 86.1 38.9 70.0 69.0 66.0 65.0 58.0 51.0 41.0 40.0 39.0 60.7 5.0 65.7 21 57.7 76.5 38.9 69.0 67.0 64.0 62.0 53.0 47.0 41.0 40.0 40.0 57.7 5.0 62.7 Night 22 56.7 75.0 45:1 57.0 66 0 62x04 n6ptD 0 "510t4l. 47.D 46J) 5617 10.0 66.7 23 55.6. 73,3 45.1 _ 66i0.. ..�63s0 `" 8� " ��3� '"� i;i9,0'- :.. ...470 _,.SS.6 ..___-.10,0 _ .__ 65.6 �.Day Min 61.5 74.8 40.6 68.0 67.0 66.0 65.0 62.0 58.0 46.0Max 66.1 90.2 48.1 74.0 72.0 70.0 70.0 67.0 63.0 53.0 51.0�f�fEnergy Average 63.7 Average: 70.6 69.2 67.8 66.8 64.2 60.6 49.8 46.3 62.1 63.2 59.6 Min 57.7 76.5 38.9 69.0 67.0 64.0 62.0 53.0 47.0 40.0 39.0 Evening Max 61.0 86.1 39.8 70.0 69.0 66.0 65.0 61.0 55.0 44.0 43.0 41.0 Energy Average 60.0 Average: 69.3 68.0 65.3 64,0 57.3 51.0 42.0 41.0 40.0 67.0 Night Min 49.4 72.0 37.4 1 60.0 '58.0 52{0 48CD �4`s 40 0 39 0 3840' 38.0 Max 66.6 83,1 45.3 74.0 73.0 _ _ - 214 z01p. 68� ss 643tl _ =_ 52 0. , ;' 49.0 48.0 Energy Average 59.6 Average: 65.6 63.7 60.6.' ±; ,59,1= 4 x``53' ..' ;48,6 i:__ '4.0: 43.0 42.0 O URBAN U: lUclobsL 12100-12500L 12300 12356 j FieldwarkS 12356_ L3_Summory 51 CRC>SS RosaoS 24 -Hour Noise Level Measurement Summary L4 - Located east of the Project site on Ocean View Avenue Date: Tuesday, February 26, 2019 Location: Meter: Piccolo I JN: 12356 adjacent to existing residential homes. Project: 215 Riverside Analyst: R. Saber Hourly L,u dBA Readings (unadjusted) 85.0 --- - -- -- --- 80.0 m 75.0 -a 70.0 ; Q 65.0 2 60.0 -I- - -- - -- °'• -- - Z 55.0 - j 50.0 Cr N, n, n--_^......-� -n- C 11 N-uf_--O �N O to ai Co G a 45.0 N O. G A. -� Y1 -- ,� - - VI + rf1 O II7 . ,� m - Ln uhf - Mj �7 1V a0 '4 V1 �O 40.0 O O �' O �/1 -j- �A -. -Ln i �n R Ln �r R 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning L50% 0 1 43.6 41.4 59.0 52.9 39.4 39.4 51;0° 49.0 48 0 ,D j �x0 , 4 )lyD YQ4� ^40x0 1 t 39f0 40iq% 39'0 4010 39:0 43:6 41.4 10.0 10.0 53:6 51.4 Z 40.7 50.6 39.4 45.0 43 0 ? 2}0 a ,i0a _ agip 39i$ 39.0 39.0 40.7 10.0 50.7 Night 3 4 45.5 44.9 67.2 53.9 39.3 39.9 56.0QO`DF 50.0 40-.o 4 r A910 3910 �}3,f� 39.0 40;0 39.0 40.0 45.5 44.9 10.0 10.0 55.5 54,9 5 50.2 65.0 45.4 55.0 54046.0 �,� j 46,0 46.0 50.2 10.0 60.2 6 55.7 77.8 44.1 64.0 63 0 _ , 61..iD `. 6gjd.. `;" � --, C__SD 46,0 45.0 55.7 10,0 65.7 7 55.7 78.4 44.3 66.0 64.0 61.0 59.0 SID 50.0 46.0 46.0 45.0 55.7 0.0 55.7 8 53.7 70.3 42.9 65.0 62.0 59.0 57.0 51.0 48.0 46.0 45.0 44.0 53.7 0.0 53.7 9 58.0 76.2 45.1 68.0 65.0 63.0 61.0 57.0 53.0 48.0 47.0 46.0 58.0 0,0 58.0 10 56.7 80.7 46.0 67.0 64.0 61.0 59.0 53.0 50.0 47.0 47.0 46.0 56.7 0.0 56.7 11 54.6 72.1 44.8 64.0 62.0 60.0 58.0 53.0 50.0 47.0 46.0 45.0 54.6 0.0 54.6 Day 12 56.0 74.9 45.2 68.0 64.0 61.0 58.0 52.0 49.0 47.0 46.0 46.0 56.0 0.0 56.0 13 61.9 89.7 44.0 65.0 63.0 60.0 58.0 53.0 50.0 47.0 46.0 45.0 61.9 0.0 61.9 14 58.2 80.9 45.4 67.0 65.0 63.0 60.1 54.0 52.0 48.0 47.0 46.0 58.2 0.0 58.2 15 56.5 76.1 46.6 65.0 64.0 62.0 59.0 54.0 52.0 49.0 48.0 47.0 56.5 0.0 56.5 16 54.5 75.4 44.1 65.0 62.0 59.0 57.0 52.0 49.0 47.0 46.0 45.0 54.5 0.0 54.5 17 53.0 65.9 43.1 62.0 61.0 59.0 57.0 52.0 49.0 47.0 46.0 44.0 53.0 0.0 53.0 18 55.2 71.2 44.0 65.0 64.0 61.0 60.0 53.0 49.0 46.0 45.0 44.0 55.2 0.0 55.2 19 52.0 67.9 41.1 64.0 62.0 57.0 54.0 49.0 47.0 44.0 43.0 42.0 52.0 5.0 57.0 Evening ZO 48.6 67.9 39.3 60.0 58.0 54.0 50.0 46.0 43.0 40.0 40.0 39.0 48.6 5.0 53.6 21 51.9 74.3 39.4 65.0 61.0 53.0 50.0 45.0 43.0 40.0 40.0 39.0 51.9 5.0 56.9 2Z 45.8 68.3 40:6 53.0: 41 P 41.q; 4L0' 45:8 10;0 55.8 Night. 46,4 644 39x9>.-- 60Z .. .:=54.D,.,. 0! u23 �Day x_40,04_ .. .,.40i0 __46i -,.=-. 10:0.:.. -.56:4 Min 53.0 65.9 42.9 62.0 61.0 59.0 57.0 51.0 t43.0 46.0 45.0Max 61.9 89.7 46.6 68.0 65.0 63.0 61.0 57.0 49.0 48.07OEnergy Average 56.9 Average: 65.6 63.3 60.8 58.6 53.1 47.1 46.3 45.354.6 56.2 40.7 Evening Min 48.6 67.9 39.3 60.0 58.0 53.0 50.0 45.0 40.0 40.0 39.0 Max 52.0 74.3 41.1 65.0 62.0 57.0 54.0 49.0 47.0 44.0 43.0 42.0 Energy Average 51.1 Average: 63.0 60.3 54.7 51.3 46.7 44.3 41.3 41.0 40.0 Night Mtn 40.7 50.6 39.8 45.0 43 0 4210 41a0OIU ij0 0:3!110:.39.D 39:0 57.6 Max 55.7 77.8 45.4 fi4(0 63 0 ... _; q i0 x_.. r 6q,0,�� <;$Q}(} _._ 4710. _ .': 8610 _ 46.0 Energy Average 48.7 Average; 53.7 517 49.0, $'Y . r476. `'.i ,.:v ° V ". ,_ 43.0 ;. 41.3 41.1 41.0 O URBAN U: � Uclobs!_ ] 2100-12500112300`12356 � Fieldwork � 12356_ L4_Summary 52 CRos s Roq os 215 Riverside Avenue Noise Impact Analysis APPENDIX 6.1: CADNAA NOISE MODEL DATA INPUTS & RESULTS 12356-04 Noise Study ��► URBAN 53 CROSSROADS 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study `I URBAN 54 CROSSROADS 12352 CadnaA Noise Prediction Model 12352-03.cna Date: 04.03.19 Analyst: A.Wolfe Receiver Noise Levels Name IDJLAvellrj Height Coordinates Day Night Type Value norm. Day X Y 2 88.9 (dBA) (m) {m) (m) (m) 1 1 28AI 1.521ri 1844518.39 662676.10 17.131 2 2 26.71 1.521,1 1844553.45 662677.42 16.52 .3 3 455 1.52;rj 1844688.05 662672.S4 18.14 44 48.2 1.52:: r 1 1844720.49 662661.88 17.59 S S 40.8 1.52 r 1841762.84 662635.66 15.52 6 6 37.9 1.52 r 1844748.35 662622.30 9.52 7 7 37.41 1.52 1,1 1844690.22 662615.801 6.36 Area Source(s) Name Result. PWL Lw/Li ler right Day Night Type Value norm. dB(A) (dBA) (�Lw Parking Lot 69.9 MVAC 88.9 HVAC 86.9 Barrier(s) Name lAbsorption Height ler right Begin End (m) (m) BARRIERS 121 2.44 g BARRIERS 2.44 g BARRIERS 1.83 It 55 Urban Cron:roads. Inc. 215 Riverside Avenue Noise Impact Analysis This page intentionally left blank 12356-04 Noise Study O URBAN 56 CROSSROADS Exhibit 3 Preliminary Water Quality Management Plan Preliminary Water Quality Management Plan (pWQMP) 215 RIVERSIDE AVENUE Por. Lot D, Tract No. 919 APN 049-103-17 Newport Beach, California Prepared for: CANNERY PARTNERS LLC 660 Newport Center Drive, Suite 200 Newport Beach, CA 92660 Contact: Gary Jabara (949) 999-4545 Prepared by: TOAL ENGINEERING, INC. 139 Avenida Navarro, San Clemente, CA 92672 www.toalengineering.com Contact: ADAM L. TOAL, R.C.E. 59275 (949) 492-8586 atoalCabtoalengineering.com Prepared on: JUNE 7, 2019 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Project Owner's Certification Permit/ Application No. PA2019-023 Grading Permit No. (TBD) _ .. ._.. - ..._. .._.... .......... Tract/Parcel Map No. Lot D Building Permit No (TBD) Tract No. 919 --._.................. ____ _._._ _ ...___ __ . ___..._.__ -- ---- CUP, SUP, and/or APN (Specify Lot Numbers if Portions of Tract) 049-103-17 This Water Quality Management Plan (WQMP) has been prepared for Mr. Gary Jabara by Toal Engineering, Inc. The WQMP is intended to comply with the requirements of the local NPDES Stormwater Program requiring the preparation of the plan. The undersigned, while it owns the subject property, is responsible for the implementation of the provisions of this plan and will ensure that this plan is amended as appropriate to reflect up-to-date conditions on the site consistent with the current Orange County Drainage Area Management Plan (DAMP) and the intent of the non -point source NPDES Permit for Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the incorporated Cities of Orange County within the San Diego Region (South Orange County).. Once the undersigned transfers its interest in the property, its successors -in -interest shall bear the aforementioned responsibility to implement and amend the WQMP. An appropriate number of approved and signed copies of this document shall be available on the subject site in perpetuity. Owner. Gary Jabara Title Company Cannery Partners LLC Address 660 Newport Center Drive, Suite 200, Newport Beach, CA 92660 Email gary@mobilitie.com Telephone # 949-9994545 Signature Date MR. GARY JABARA Owner's Certification Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Contents Page No. Section I Discretionary Permit(s) and Water Quality Conditions ..................................... 3 SectionII Project Description.......................................................................................... 4 SectionIII Site Description.............................................................................................. 7 Section IV Best Management Practices (BMPs)............................................................. 10 Section V Inspection/ Maintenance Responsibility for BMPs.......................................... 29 Section VI Site Plan and Drainage Plan.......................................................................... 31 Section VII Educational Materials.................................................................................. 34 Attachments AttachmentA........................................................................................... BMP Fact Sheets Attachment B................................................................................... Educational Materials Attachment C.................................................................... Operation & Maintenance Plan MR. GARY ]ABARA Table of Contents Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section I Discretionary Permit(s) and Water Quality Conditions MR. GARY 3ABARA Section I Page 3 Project Infomation Permit Application No. PA2019-023 Tract/Parcel Map No. Lot D Tract No. 919 Additional Information/ Comments: Water Quality Condiions Water Quality Prior to the issuance of any grading or building permits, the applicant Conditions shall submit for review and approval by the Manager, Permit Services, (list verbatim) ` a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used onsite to control predictable pollution runoff. The applicant shall utilize the Orange County Drainage Area Management Plan (DAMP), Model WQMP, and Technical Guidance Manual for reference, and the County's WQMP template for submittal. This WQMP shall include the following: -Detailed site and project description -Potential stormwater pollutants -Post-development drainage characteristics -Low Impact Development (LID) BMP selection and analysis -Structural and Non -Structural source control BMPs -Site design and drainage plan (BMP Exhibit) -GIS coordinates for all LID and Treatment Control BMPs -Operation and Maintenance (O&M) Plan that (1) describes the mechanism for funding the long-term operation and maintenance of referenced BMPs. The BMP Exhibit from the approved WQMP shall be included as a sheet in all plan sets submitted for plan check and all BMPs shall be depicted on these plans. Grading and building plans must be consistent with the approved BMP exhibit. MR. GARY 3ABARA Section I Page 3 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Watershed -Based Plan Conditions Provide applicable conditions from watershed TMDLs for Lower Newport Bay: - based plans including TMDLS. Nutrients (1998) Toxics (2002) Fecal Coliform (1999) MR. GARY IABARA Section I Page 4 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section II Project Description IIA Project Description Description of Proposed Project Development 8. All significant redevelopment projects, where significant redevelopment is Category defined as the addition or replacement of 5,000 or more square feet of (Verbatim from c impervious surface on an already developed site. Redevelopment does not WQMP): include routine maintenance activities that are conducted to maintain original line and grade, hydraulic capacity, original purpose of the facility, or emergency redevelopment activity required to protect public health and safety If the redevelopment results in the addition or replacement of less than 50 percent of the impervious area on-site and the existing development was not subject to WQMP requirement, the numeric sizing criteria discussed in Section 7.II-2.0 only applies to the addition or replacement area. If the addition or replacement accounts for 50 percent or more of the impervious area, the Project WQMP requirements apply to the entire development ...........................-...............--T.................................................................................................................... .Project Area (ft2): 16,290 •Number of Dwelling Units: 1 .SIC Code: 1521 ..........................,...................................................................................... i............................................. -- Narrative The project consists of the following: (1) demolition of the existing building and. Project c associated parking areas; (2) construction of a new retail space along with a 2 -level Description: parking garage and appurtenant hardscape, landscape, and drainage improvements. Runoff from the roof and upper level parking garage will be directed to and treated by a bioretention planter box prior to discharge. Runoff from within the basement Ievel covered parking garage will be treated by filter inserts prior to discharge. ............................. :.................. ....................................................... ...,....... ............... ........... ............. ........... .. Pervious Impervious ProjectArea ................................ ..........................................................,........................... Area (so Percentage Area (so Percentage ................................................ :.............................. .:........................... :................................ ............................. Pre -Project Conditions 2,815 17 13,475 83 ................................................ :............................... :........................... ................................:............................ Post -Project Conditions 5,140 32 11,150 68 ...................................... .......... •.......... *................... i........................... L................................ ............................ Drainage Patterns/ Connections : See Section III.2. MR. GARY JABARA Section II Page 5 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California 11.2 Potential Stormwater Pollutants MR. GARY JABARA Section II Page 6 Pollutants of Concern Circle One: E=Expected to Pollutant be of concern Additional Information and Comments N=Not Expected to be of concern Suspended -Solid Sediment <9> N ........... ............. Nutrients ...... . ....................... . ........ . ....... <9> N . .................. Heavy Metals ----- ------ <9> N ----------- - - Pathogens (Bacteria/ Virus) <9> N . . . . .. . . ..... ........... ... .... ........ ...... ............... . . .. -------- Pesticides -------- <9> N Oil and Grease <9> N Toxic Toxic Organic Compounds . .. ..... .. ... . . ..... .. .... ... --------- - - - --- - -------- -------------------------------- ----------------------- --- - -------- - - - -- - -------------- E <8> .. ... . .......... ........ ..... ............... .... ... Trash and Debris <9> N MR. GARY JABARA Section II Page 6 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California II.3 Hydrologic Conditions of Concern Hydrologic Conditions of Concern (HCOCs) do not exist for this project since site runoff is conveyed in a storm drain system and discharged directly into Newport Bay. II.4 Post Development Drainage Characteristics Post -construction surface drainage will be directed to the same ultimate discharge points as prior to construction. Runoff from the front portion of the property will be directed to a gravel bed for infiltration prior to discharge to the street. Runoff from the remaining portions of the site will be collected in an area drain system and discharged into the existing street through drain box filter at the rear of the property and then pumped up to the street for discharge. The drainage system is shown on the Preliminary Grading and Drainage Plan and the Preliminary Water Quality Management Plan for the project. II.S Property Ownership/ Management This property is privately owned by: Cannery Partners, LLC Gary Jabara 660 Newport Center Dr., Suite 200 Newport Beach, CA 92660 Tel: (949) 9994545 MR. GARY IABARA Section II Page 7 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section III Site Description 111.1 Physical Setting Planning Area/ N/A Community Name . . ...... . .............. ... . --------- ------- Location/Address 215 Riverside Avenue, Newport Beach, California ... ........... ...... . ...... Project Area Description ------ The subject property lies on the northwesterly comer of the intersection of Riverside Avenue and Avon Street . . ................ ---------- - - - .......................... . ....... .......... ......... ..................... ....... ... ..... . I ......... .. Land Use RSD -A: Single Unit Residential Detached (0.0-5.9 DU/AC) ......... . . .... ..... ... .................. .... . ...... ....... . . ........... ... ...... ...... Zoning 1 CG -05: Commercial General ---------- - -------- . ........ - Acreage ----- Property: 16,290 s.f. (0.374 acres) Project 14,470 s.f. (0.332 acres) . ........ .... ........ ........ Predominant Soil Type i Per the O.C. Hydrology Manual Plate B, the project is underlain by soil Type D. MR. GARY JABARA Section III Page 8 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California III.2 Site Characteristics Precipitation Zone 0.7 -in (TGD Fig XVI -1) Topography The subject property is sloed commercial lot. Elevations on the developed portion of the site range from a maximum of about 43 -feet to a minimum of about 16 -feet. - --........... Drainage Under existing conditions, the runoff from the site flows to the streets Patterns/Connections at the east (Riverside) and south (Avon) of the property. Soil Type, Geology, and Per the O.C. Hydrology Manual Plate B, the project is underlain by Infiltration Properties soil Type D. Hydrogeologic ... __.. ........... .... _ - ----- -- A soils report is not available at this time. (Groundwater) Conditions Geotechnical Conditions ._. - - --- ... ........ __...... ........ . - ----- - ----.. _........._. According to infiltration BMP feasibility criteria, infiltration of the (relevant to in entire DVC is not feasible for this project -- - - Of -Site Drainage .. _-....._-____ -.............- -- ----- ---.. - -- - - - The project site does not receive run-on from adjacent properties. _..�.... ... ..._....__. _............ .__.___._ .__.._._. _._ ......... .... .__._._._ _..... _ ....._.. _._ _._._. .... .__-.___ __..__..- Utility and Infrastructure Public and private utilities are already in place for this property. Information MR. GARY 7ABARA Section III Page 9 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California III.3 Watershed Description Receiving Waters Lower Newport Bay — - .... - ---- -... ._............. -- - --------- 303(d) Listed Impairments Chlordane, Copper, DDT, Indicator Bacteria, Nutrients, PCBs, Pesticides, Sediment Toxicity Applicable TMDLs Sediment, Nutrients, Toxics, Fecal Coliform Primary Pollutants of Concern: Chlordane, Copper, DDT, Indicator Bacteria, Nutrients, PCBs, Pesticides, Pollutants of Concern for ' Sediment Toxicity. the Project Other Pollutants of Concern: None. Environmentally Sensitive and Special Biological Lower Newport Bay. Significant Areas MR. GARY JABARA Section III Page 10 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section IV Best Management Practices (BMPs) IV. 1 Project Performance Criteria Project Performance Criteria If HCOC exists, list applicable hydromodification control performance criteria (MWQMP Appendix C) Per Section 11.3 of this report, HCOCs do not exist for the proposed project. List applicable Priority Projects must infiltrate, harvest and use, evapotranspire, or LID performance biotreat/biofilter, the 85th percentile, 24-hour storm event (Design criteria (Section Capture Volume). 7.II-2.4.3 from , A properly designed biotreatment system may only be considered if MWQMP) infiltration, harvest and use, and evapotranspiration (ET) cannot be feasibly implemented for the full design capture volume. In this case, infiltration, harvest and use, and ET practices must be implemented to the greatest extent feasible and biotreatment may be provided for the remaining design capture volume. ___ ...___------ ------ .....---- Calculate LID 1 Simple Method per TGD III.1.1. DCV for Project. DCV = C x d x A C = (0.75 x imp + 0.15) = 0.75 x 0.77 + 0.15 = 0.73 d = 0.70 in. A= 14,470 sq. ft. DCV = 0.73 x 0.70 in. x 14,470 s. f . x 1f t } = 616 cf (12 in. MR. GARY JABARA Section IV Page 11 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Worksheet B: Simple Design Capture Volume Sizing Method Step 1: Determine the design capture storm depth used for calculating volume i Enter design capture storm depth from Figure 111.1, d (inches) d= 0.70 inches 2Worksheet Enter the effect of provided HSCs, dHsc (inches) A dHsc= - inches 3 Calculate the remainder of the design capture storm depth, dremainder inches Line 1 — Line 2 dremainder= 0.70 inches Step 2: Calculate the DCV i Enter Project area tributary to BMP (s), A (acres) A= 0.332 acres 2 Enter Project Imperviousness, imp (unitless) imp= 0.77 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= 0.73 4 Calculate runoff volume, Vdesign= (C X dremainder x A x 43560 X 1/12 Vdesign= 616 cu -ft Step 3: Design BMPs to ensure full retention of the DCV Step 3a: Determine design infiltration rate I Enter measured infiltration rate, Kmeasured (in/hr) (Appendix VII Kmeasured= In/hr 2 Enter combined safety factor from Worksheet H, Srnai (unitless) Sfinal= 3 Calculate design infiltration rate, Kdesign = Kmeasared/ Sfinal Kdesign= In/hr Step 3b: Determine minimum BMP footprint 4 Enter drawdown time, T (max 48 hours) T= Hours 5 Calculate max retention depth that can be drawn down within the drawdown time (feet), Dmax = Kdasi n x T x 1112 Dmax= feet 6 Calculate minimum area required for BMP (sq -ft), Ann, = Vdesign/ dmax Arm= sq -ft MR. GARY JABARA Section IV Page 12 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.2. SITE DESIGN AND DRAINAGE PLAN Overview The ultimate plan of development for the proposed project is shown on the WQMP Site Plan in Section VI of this report. The project Precise Grading Plan shows the proposed grading, site improvements, and retaining walls necessary for construction of a single-family residence. Site Design Practices The project incorporates Site Design practices as follows: Preserve Existing Drainage Patterns and Time of Concentration - The ultimate points of discharge are the same for the pre- and post -project conditions. Time of concentration will be similar, since pre -and post -project flow path lengths will be similar. Drainage Management Areas (DMAs) There is one (1) Drainage Management Area (DMA) for this commercial development. The following LID BMP will be used to meet the calculated Design Volume for the DMA: - Bioretention with Underdrain (Biotreatment BMP) DM Area (sq. BMP Type Sizing A ft.) Impervious BIO -1: Bioretention w/ 1 14,470 0.77 SWQDv Underdrain See discussion for the selected BMP in Section IV.3. See the WQMP Site Plan provided in Section VI of this report for DMA location and characteristics. The GIS coordinates for all BMPs are nearIy identical at: 33.6219, -117.9237. MR. GARY IABARA Section IV Page 13 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3 BMP SELECTION AND PROJECT CONFORMANCE ANALYSIS IV.3.1 Hydrologic Source Controls The Hydrologic Source Controls to be used for this project are indicated in the table below. Implementation of said controls is discussed in the text that follows. Name Included? Localized on -lot infiltration ❑ Impervious area dispersion (e.g. roof top disconnection) ❑ Street trees (canopy interception) ❑ Residential rain barrels (not actively managed) ❑ Green roofs/Brown roofs ❑ Blue roofs ❑ Impervious area reduction (e.g. permeable pavers, site design) ❑ Other: ❑ Hydrologic Source Controls have not been used due to space constraints, including landscape area size and proximity to structure foundations. MR. GARY JABARA Section N Page 14 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.2 Infiltration BMPs Infiltration BMPs to be used for this project are indicated in the table below. Implementation of said controls is discussed in the text that follows. Name Included? Bioretention without underdrains ❑ Rain gardens ❑ Porous landscaping ❑ Infiltration planters ❑ Retention swales ❑ Infiltration trenches Infiltration basins ❑ Drywells ❑ Subsurface infiltration galleries ❑ French drains ❑ Permeable asphalt ❑ Permeable concrete ❑ Permeable concrete pavers ❑ Other: ❑ It is believed that infiltration will not be feasible for this project due to the Type "D" site soils. Further analysis will be done when the soils report becomes available. MR. GARY 3ABARA Section N Page 15 Water Quality Management Plan (WQMP) Z15 Riverside Avenue, Newport Beach, California Table 2.7: Infiltration BMP Feasibility Worksheet Provide basis - Infiltration BMPs will not pose a significant risk to local groundwater. Groundwater in the vicinity of the project site is not used for drinking water. Pretreatment devices will mitigate entry of trash, sediment, and oil R grease into proposed infiltration BMPs. Would Infiltration BMPs pose significant risk of increasing risk of geotechnical hazards that cannot be mitigated to an acceptable level? (Yes if the answer to any of the following questions is yes, as established by a geotechnical expert): • The BMP can only be located less than 50 feet away 2 from slopes steeper than 15 percent X • The BMP can only be located less than eight feet from building foundations or an altemative setback. A study prepared by a geotechnical professional or an available watershed study substantiates that starmwater infiltration would potentially result in significantly increased risks of geotechnical hazards that cannot be mitigated to an acceptable level. Provide basis: 3 I Would infiltration of the DCV from drainage area violatef f x downstream water rights? Provide basis: There are no downstream water right holders since site drainage is conveyed via the city storm drain system directly to receiving waters (bower Newport Bay), MR. GARY ]ABAFtA Section IV Page 16 Infeasibilify Grfteria Yes No Would Infiltration BMPs pose significant risk for groundwater related concerns? Refer to Appendix VII (Worksheet I) for guidance on groundwater -related X infiltration feasibility criteria, Provide basis - Infiltration BMPs will not pose a significant risk to local groundwater. Groundwater in the vicinity of the project site is not used for drinking water. Pretreatment devices will mitigate entry of trash, sediment, and oil R grease into proposed infiltration BMPs. Would Infiltration BMPs pose significant risk of increasing risk of geotechnical hazards that cannot be mitigated to an acceptable level? (Yes if the answer to any of the following questions is yes, as established by a geotechnical expert): • The BMP can only be located less than 50 feet away 2 from slopes steeper than 15 percent X • The BMP can only be located less than eight feet from building foundations or an altemative setback. A study prepared by a geotechnical professional or an available watershed study substantiates that starmwater infiltration would potentially result in significantly increased risks of geotechnical hazards that cannot be mitigated to an acceptable level. Provide basis: 3 I Would infiltration of the DCV from drainage area violatef f x downstream water rights? Provide basis: There are no downstream water right holders since site drainage is conveyed via the city storm drain system directly to receiving waters (bower Newport Bay), MR. GARY ]ABAFtA Section IV Page 16 Water Quality Management Plan [WQMP] 215 Riverside Avenue, Newport Reach, California Table 2.7: Infiltration BMP Feasibility Worksheet (continued) ! Pardal Infeasibility Cnferia I Yes + No I 1s proposed infiltration facility located on HSG ❑ soils or the 4 site geotechnical investigation identifies presence of soil x characteristics which support categorization as ❑ soils? Provide basis: Proposed facility is located on HSG -A soils per OCHM Soil Maps. Is measured infiltration rate below proposed facility 5 less than 0.3 inches per hour? This calculation shall ibe }( based on the methods described in Appendix VII. Provide basis: Infiltration rate is presumed to be greater than 0.3 inches per hour based on site's HSG_ Would reduction of over predeveloped conditions cause impairments to downstream beneficial uses, such as 5 change of seasonality of ephemeral washes or x increased discharge of contaminated groundwater to surface waters? Provide citation to applicable study and summarize findings relative to the amount of infiltration that is permissible; No downstream beneficial uses such as ephemeral washes or groundwater sources of drinking water are located downstream of the subject property. Would an increase in infiltration over predeveloped conditions cause impairments to downstream beneficial 7 uses, such as change of seasonality of ephemeral x washes or increased discharge of contaminated groundwater to surface waters? Provide citation to applicable study and summarize findings relative to the amount of infiltration that is permissible: No downstream beneficial uses such as ephemeral washes or groundwater sources of drinking water are located downstream of the subject property. MR. GARY ]ABABA Section IV Page 17 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Table 2.7: Infiltration BMP Feasibility Worksheet (continued) Infiltration Screening Results (check box corresponding to result): Is there substantial evidence that infiltration from the project would result in a significant increase in I&I to the sanitary sewer that cannot be sufficiently mitigated? (See Appendix XVII) 8 No Provide narrative discussion and supporting evidence: No evidence of I&I has been provided by the local sewer agency (City of Newport Beach). If any answer from row 1-3 is yes: infiltration of any volume 9 is not feasible within the DMA or equivalent. Provide basis: If any answer from row 4-8 is yes, infiltration is permissible but is not presumed to be feasible for the entire DCV. Criteria for designing biotreatment BMPs to 10 achieve the maximum feasible infiltration and ET shall apply. Provide basis: If all answers to rows 1 through 10 are no, infiltration of the 11 full DCV is potentially feasible, BMPs must be designed to X infiltrate the full DCV to the maximum extent practicable. MR. GARY JABARA Section IV Page 18 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.3 Evapotranspiration, Rainwater Harvesting BMPs Evapotranspiration and/or Rainwater Harvesting BMPs to be used for this project are indicated in the table below. Implementation of said controls is discussed in the text that follows. Nance Included? All HSCs; See Section IV.3.I ❑ Surface -based infiltration BMPs ❑ Other vegetated BMPs ❑ Above -ground cisterns and basins ❑ Underground detention ❑ Other_ ❑ The project site does not have an irrigation demand large enough to justify partial capture for irrigation demand. See Worksheet J from Section X of the TGD on the following page. MR. GARY 7ABARA Section N Page 19 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Worksheet J: Summary of Harvested Water Demand and Feasibility 1 What demands for harvested water exist in the tributary area (check all that apply): 2 Toilet and urinal flushing ❑ 3 Landscape irrigation ❑ 4 Other: ❑ 5 What is the design capture storm depth? (Figure 111.1) d .70 inches 6 What is the project size? A 0.332 ac 7 8 What is the acreage of impervious area? For projects with multiple types of demand (toilet flushing, irrigation What is the minimum use required for partial capture? (Table X.6) IA 0.256 demand, and/or other ac demand) 9Pd 9 What is the project estimated wet season total daily use (Section X.2)? gpd 10 Is partial capture potentially feasible? (Line 9 > Line 8?) For projects with only toilet flushing demand 11 What is the minimum TUTIA for partial capture? (Table X.7) 12 What is the project estimated TUTIA? 13 Is partial capture potentially feasible? (Line 12 > Line 11?) For projects._ demand 14 What is the minimum irrigation area required based on conservation landscape design? (Table X.8) 0.84 x 0.256 — 0.215 ac 15 What is the proposed project irrigated area? (multiply conservation landscaping by 1; multiply active turf by 2) 0.076 ac 16 Is partial capture potentially feasible? (Line 15 > Line 14?) No Provide supporting assumptions and citations for controlling demand calculation: MR. GARY JABARA Section IV Page 20 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.4 Biofiltration BMPs Biofiltration BMPs to be used for this project are indicated in the table below. Implementation of said controls is discussed in the text that follows. Name Included? Bioretention with underdrains ❑ Stormwater planter boxes with underdrains ❑ Proprietary vegetated biotreatment systems ❑ Other: ❑ DMA 1 utilizes a Biotreatment BMP as LID treatment for this project. DMA -1 includes the entire project. The proposed bioretention w/ underdrain systems features: a 3" mulch layer underlain by 24" thick section of soil media (with an infiltration rate of 2.5"/hr. (min.)) and a 12" thick section of gravel. Above the media surface is a ponding depth of 12 inches, with inlets provided at the design ponding depth to provide collection for runoff volumes exceeding the capacity of the system. A 6" diameter, perforated underdrain pipe is provided near the base of the gravel layer for collection of storm water passing through the system. The required volume storage determined using Worksheet C (see Attachment B), with the results summarized below: DMA -1: 202 cu. ft. (205 sq. ft. surface area w/ 12" ponding depth) The BMP Fact Sheet for 13I0-1: Bioretention with Underdrain is also provided in Attachment B. See the WQMP Site Plan in Section VI for DMA drainage areas, BMP locations, and BMP detail. MR. GARY JABARA Section IV Page 21 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California DMA -i: Bioretention w/ Underdrain (BIO -i) Worksheet C: Copture Efficiency Method for Volume -Based, Constant Drowdown SNIPS Step 1: Determine the design capture storm depth used for calculating volume 1 Enter design capture storm depth from Figure 111.1, d (inches) d= 0.70 inches 2 Enter calculated drawdown time of the proposed BMP based T= 4.8 hours on equation provided in applicable BMP Fact Sheet, T(hours) Using Figure 111.2, determine the "fraction of design capture 3 storm depth" at which the BMP drawdown time (T) line Xi= 0.34 achieves 80% capture efficiency, X, 4 Enter the effect depth of provided HSCs upstream, dHsc dHSC= 0 inches (inches) (Worksheet A) 5 Enter capture efficiency corresponding to dHSC, Yz Y2= 0 ° �° (Worksheet A) Using Figure 111.2, determine the fraction of "design capture 6 storm depth" at which the drawdown time (T) achieves the X2= 0 equivalent of the upstream capture efficiency(Y2), X2 Calculate the fraction of design volume that must be provided 7 by BMP, fraction = X1- X2 fraction= 0.34 8 Calculate the resultant design capture storm depth (inches), drraction= 0.238 inches drraction= fraction x d SOC Only: When using this method for biofiltration sizing, 9 check that the resulting volume in ponding plus pore spaces is N/A at least 0.75x the remaining DCV (after accounting for upstream HSC/retention BMPs). (See Worksheet SOC -1) Step 2: Calculate the DCV 1 Enter Project area tributary to BMP (s), A (acres) A= 0.332 acres 2 Enter Project Imperviousness, imp (unitless) imp= 0.77 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.95 C= 0.73 Calculate runoff volume, Vdesign= (C x driraction x A x 43560 x Vdesign= 202 cu -ft 4 1 (9/92)) Supporting Calculations Describe system: Enclosed Planter Box w/ 12" ponding depth, 3" mulch layer, 24" of top soil/planting mix, over pea gravel w/ a 6" diameter underdrain pipe. Bioretention Area per WQMP Site Plan in Section VI = 205 sq. ft. A = Vdesign / Ponding Depth (dp) --> 202 cu. ft. / 1 ft. = 202 sq. ft. ......OK MR. GARY ]ABABA Section IV Page 22 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Worksheet C: Capture Efficiency Method for Volume-Bo=ed, Conscont Drowdown BNIPs Provide drawdown time calculations per applicable BMP Fact Sheet: DD = (dp / KMEDIA) * 12 in./ft. --> DD = (1 / 2.5) * 12 --> DD = 4.8 hours where: KMEDIA = 2.5 in./hr (per TGD Appendix XIV -53, Capture Efficiency Method for Biotreatment) Graphical Operations 100°%�_,}�..• .-.a- rRn�. 4.+-e..f-�..•�-;�-+ Drawdown _ Time ' 1 90% f -^-1-hr 2 -hr i v � _,12 -hr jj 60%�r f l/ U — —24 -hr f / tv 50% --36-hr a) --•48-hr 40% --72-hr v �/! 11 / —96 -hr 30% / 120 -hr -180 -hr 20% -r-240-hr 10% 360 -hr 480 -hr 0°r6 720 -hr 0.0 0.2 0.4 0.6 0.8 1.0 1.2 1.4 1.6 1.8 2.0 Fraction of Design Capture Storm Depth Provide supporting graphical operations. See Example 111.6. MR. GARY 7ABARA Section IV Page 23 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.5 Hydromodification Control BMPs Hydromodification controls are not required for Us project because Hydrologic Conditions of Concern do not exist for Us project. See Section II.3. Hydromodification Control BMPs BMP Name BMP Description MR. GARY ]ABARA Section IV Page 24 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beath, California IV.3.6 Non-structural Source Control BNIPs Non-structural source control BMPs used For this project are described below. Non -Structural Souse Control BMPs Check one Identifier Name If not applicable, state brief IncludeddApplicable Not reason NT Education For Property Owners, Tenants and Occupants ...N2 ..... Activity.Restrictions ........................ ............ ... ........ .................._..._..... ..... .....�3 .................. Common Area Landscape .... ................. ......®...... ............................................. No common areas present. Management ........ .. Maintenance........................... .. ®.... .....0..... .......................................... ..... ....... . .......................... Tide 22 CCR Compliance (How .................... .......................................... No hazardous waste. development will comply) ................... N5 ...............................................................---..................................................................... Local industrial Permit Compliance ❑ ® Nat an industrial project. ......................................................................... EV7 Spill Conlmgency Plan .............................................................................. 0 ® No hazardous waste. ..... ...... 'U ............... Underground Storage Tank ....... .0 ............ ® .......................................... No USTs on site. Compliance .......................................................................................................................................................... N9 Hazardous Materials Disclosure ❑ ® Na hazardous waste. Compliance .......10....... .!Uniform Fire Code fmpEementatian - .... .® . No hazardous waste . .............................o.......................,........................................... NTT Common Area Litter Contra! ❑ ��� .................................................... No common areas present N12..... .Employee Training .......................... .... f..... ....0..... No em pinyees....................... ................. NT3 .................................................... ..... El ...... ® •.V ... No loading docks exposed to Housekeeping of Loading Docks storm water proposed. �N14. Common Area Catch Basin Inspection ❑ .®� �Na common areas present �� ....N..... 15 .•.. street Sweeping Private Streets and .... � ....® ............ ............................................. �� ........... ....... ............... exterior parking areas. Parking Lots .1 U . 'Retail Gasoline Outlets ... El® None exist .. . MR. GARY ]ABARA Section N Page 25 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.3.7 Structural Source Control BMPs Structural source control BMPs used for this project are described below. Structural Source Control BMPs Check One Identifier Name If not applicable, state brief Included Not reason Applicable Sl Provide storm drain system stenciling ❑ ® Drain inlets on private property. and signage Design and construct outdoor material S2 storage areas to reduce pollution ❑ ® No outdoor MSAs. introduction Design and construct trash and waste S3 storage areas to reduce pollution ® ❑ introduction Use efficient irrigation systems & S4 landscape design, water conservation, ® ❑ smart controllers, and source control S5 Protect slopes and channels and ❑ ® No proposed slopes or channels. provide energy dissipation Incorporate requirements applicable to individuai priority project categories ❑ ❑ (from Sf)R WQCB NFDES Permit] S6 Dock areas ❑ None exist. S7 Maintenance bays ❑ ® None exist. 58 Vehicle wash areas ❑ None exist. S9 Outdoor processing areas ❑ ® None exist. 510 Equipment wash areas ❑ ® None exist. Sit Fueling areas ❑ ® None exist. S12 Hillside landscaping ❑ ® None exist. S13 wash water control for food ❑ ® None exist_ preparation areas S14 Community car wash racks ❑ ® None exist. MR. GARY ]ABARA Section IV Page 26 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV.4 ALTERNATIVE COMPLIANCE PLAN (IF APPLICABLE) IV.4.1 Request of Waiver of LID BMPs IV.4.2 Water Quality Credits Description of Proposed Project Project Types that Qualify for Water Quality Credits (Select all that apply): ❑Redevelopment ❑Brownfield redevelopment, meaning ❑ Higher density development projects which projects that reduce the ? redevelopment, expansion, or reuse of real ! include two distinct categories (credits can only overall impervious property which may be complicated by the be taken for one category): those with more than footprint of the project ' presence or potential presence of hazardous i seven units per acre of development (lower credit site. i substances, pollutants or contaminants, and allowance); vertical density developments, for i which have the potential to contribute to i example, those with a Floor to Area Ratio (FAR) adverse ground or surface WQ if not i of 2 or those having more than 18 units per acre i redeveloped. i (greater credit allowance). ❑ Mixed use development, such as a ❑ Transit -oriented developments, such as a mixed i ❑ Redevelopment combination of residential, commercial, j use residential or commercial area designed to j projects in an established industrial, office, institutional, or other land ii maximize access to public transportation; similar to historic district, historic uses which incorporate design principles above criterion, but where the development center is i preservation area, or that can demonstrate environmental benefits i within one half mile of a mass transit center (e.g. bus, i similar significant city i that would not be realized through single rail, light rail or commuter train station). Such area including core City use projects (e.g. reduced vehicle trip traffic projects would not be able to take credit for both Center areas (to be with the potential to reduce sources of water i categories, but may have greater credit assigned defined through or air pollution). i mapping). f i ❑ i ❑ Live -work developments, a i [:]In -fill projects, the ❑Developments with❑ i Developments variety of developments designed i conversion of empty lots dedication of undeveloped i i in historic i to support residential and i and other underused i Developments i portions to parks, idistricts or i vocational needs together - ;spaces into more in a city center preservation areas and i historic i similar to criteria to mixed use i beneficially used spaces, i area. other pervious uses. i preservation i development; would not be able i such as residential or i areas. i to take credit for both categories. commercial areas. Calculation of Water Quality Iuf ll; !Alt. ,r-•c�I.- Credits (if applicable) IV.4.3 Treatment Control BMPs Since the project is fully treated using Infiltration BMPs, utilization of Treatment Control BMPs is not required. Treatment Control BMPs MR. GARY ]ABARA Section IV Page 27 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California BMP Name BMP Description Kristar Flogard Catch Basin Filter Insert (Model FGP- 24F) TRT -2 Media Filter The Filter removes Hydrocarbons, oil, grease, trash and sediment and debris. See Spec Sheet on Attachment F Use and Location The indoor parking garage will not be directed to the Bioretention planter box for treatment. Because it is indoor, there is no runoff tributary to this area, however, drain inlets in the garage can collect contaminated water from cars that enter the garage. Therefore, the drains in the garage will be fitted with treatment filters. Locations of proposed treatment control BMPs are shown on the BMP Exhibit in Section VI. Performance The provided Filter insert performance (See Filter Insert Spec page on Attachment D) provides treatment for the pollutants of concern. Specifically: Trash and Debris removal Hydrocarbons (Oil, Grease, Pesticide) 80% Removal Sediment (TSS) 86% Removal Grease, Pesticide) 80% Removal Sediment Removal Pathogen/microorganism removal (Coliforms, Enterococcus) Sizine See Worksheet D (Capture Efficiency Method for Flow -Based BMPs) calculations on the following page. The design flow rate of 0.015 cfs is fully treated by the proposed Kristar FloGard Catch Basin Filter insert FGP-12F which has a treatment capacity of 0.25 cfs (See Spec sheet in Attachment Q. MR. GARY JABARA Section N Page 28 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, T, (min) (See Appendix IV.2) Tc= 5 Using Figure 111.4, determine the design intensity at which the estimated time of concentration (Tc) achieves 80% capture 11= 0.26 in/hr 2 efficiency, h 3 Enter the effect depth of provided HSCs upstream, dHsc (inches) dHSC= - inches (Worksheet A) 4 Enter capture efficiency corresponding to dHSC, Yz Yz= - o /o (Worksheet A) Using Figure 111.4, determine the design intensity at which the 5 time of concentration (Tc) achieves the upstream capture Iz= - efficiency(Yz), 12 6 Determine the design intensity that must be provided by BMP, ldesign= 0.26 ldesign= 11-12 Step Z, Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.128 acres 2 Enter Project Imperviousness, imp (unitless) imp= 064 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= 0.63 Calculate design flowrate, Qdesign= (C X ldesign X A) Qdesign= 0.021 cfs 4 Supporting Calculations The design flowrate for the lot that is using the filter insert is 0.021 The provided Kristar FloGard filter Insert (FGP-12F) provides 0.25 cfs of filtered flow...... OK Provide time of concentration assumptions: Tc of 5 -minutes is the minimum allowed and provides the most conservative design. MR. GARY JABARA Section IV Page 29 3 X Ln v m O TLCHNICAL GUIDANCE DOCUMENT APPENDICES Figure 111.4. Capture Efficiency Nomograph for Off-line flow -based Systems in Orange County 100% 90% I 'V 70% 60% f a f v 50%ca 40% i / I ---Tc 60 minutes � Q —Tc = 30 minutes aj rn '0% �--Tc = 20 minutes co w 20% � ,' Tc = 10 minutes Q 10% Tc <= 5 minutes � j Extrapolated Data 0% a 0.00 0.05 0.10 0.15 0.20 0.25\ 0.30 0.35 0.40 Design Intensity, in/hr /,✓ tri Decemher 20, 2013 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California IV,4.4 Regional/Sub-Regional LID BMPs This project will not participate in Regional/Sub-regional LID BMPs since the Full DCV can be treated using LID BMPs. Regional/Sub-Deg LID BMPs IV.4.5 Other Alternative Compliance Measures This project will not make use of other alternative compliance measures since the Full DCV can be treated using LID BMPs. MR. GARY ]ABARA Section N Page 31 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section V Inspection/ Maintenance Responsibility for BMPs An Operation and Maintenance Plan is included in Attachment C. MR. GARY 7ABARA Section VI Page 32 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Section VI Site Plan and Drainage Plan VI.1 SITE PLAN AND DRAINAGE PLAN VI.2 ELECTRONIC DATA SUBMITTAL MR. GARY JABARA Section VI Page 33 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California 0 rasr—ays Palk C" -f H,,, Balboa Bay perml 0 Linda Island V111: of.40Linda 1.1e 1 ch' -d Lmu vb, N—pw Ray bd. Pen—ua Donuts Baliery 0,11a Sharkeez BALBOA Ld. lute PENINSULA neac� Balboa island B D.ad' No ay Ist.nd Balboa Wand F—y 0 ar 0.11— Fun Z.-0 0 Balboa Pavilion Go gle Balboa Peninsula Park Harbor Wand Figure V1.1. Vicinity Map. Source: maps.google.com MR. GARY JABARA Section V1 Page 34 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Beach, California Figure V1.2. Aerial Image. Source: maps.googlexom MR. GARY ]ABABA Section VI Page 35 VVOI.1P LEGEND ® \ 0 20 ao . _ „ SCALE: I"= 20' BIORETENTION PLANTER BOX / L CUR" OUTLETI \ - L Itl DRAINBOX W/ ' TREATMENT FILTER \ r OWUNBOX W/ r`\ TREATMENT FILTER \ SUMP `DRAINBOX W/ PUMP TREATMENT FILTER kMtIR 9(•j pyMSM KA PLw \ j li• (R' uRJ �ocsoao r n. wiulw oarr� r.mrtn� wtt Tm, rx Ii'AI m aMiS) PL:Ni EP Y. tLl SigUC i UP:� (iE$IGI! F:Y OiIiERS DETAIL EIORETENTION PUVJTE� COX w,Is TOAL ENGINEERING, INC TRaI c�,c BIORETENTION ' - �' \ PLANTER BOX ;._,—FORCE Y xaa u>•w MAIN . .. _.. - \- S' oaiA / I'- f rc.♦ r L OUT E7 —_'` -.r • — �rR.O.W.� - AVON STREET W.Q.M.P. SITE PLAN IOB NO: 18131 Water Quality Management Plan (WQMP) 215 Riverside Avenue, Newport Reach, California Section VII Educational Materials Refer to the Orange County Stormwater Program (ocwatersheds.cotn) for a library of materials available. For the copy submitted to the Permittee, only attach tate educational materials specifically applicable to the project. Other materials specific to the project may be included as well and trust be attached. Education Materials Residential Material Check If Business Material Check If (http://www.ocwatersheds.com) Applicable (http://www.acwatersheds.com) Applicable The Ocean Begins at Your Front Door ® Tips for the Automotive Industry ❑ Tips for Car Wash Fund-raisers ❑ Tips for Using Concrete and Mortar Ll Tips for the Home Mechanic EJ Tips for the Food Service Industry Homeowners Guide for Sustainable® Proper Maintenance Practices for Your Water Use Business Household Tips ® Compliance BMPs for Mobile ❑ Businesses Proper Disposal of Household Hazardous Waste Check If other Material Attached Recycle at Your Local Used Crd ® Collection Center (North County) Recycle at Your Local Used Oil El Collection Center (Central County) Recycle at Your Local Used Oil El El Center (South County) Tips for Maintaining a Septic Tank ❑ ❑ System Responsible Pest Control ® ❑ Sewer Spill ❑ Tips for the Home Improvement Projects ® Tips for Horse Care ElTips dEJ for Landscaping and Gardening ® Tips for Pet Care Tips for Projects Using Paint ® [] MR. GARY 3ABARA Section VII Page 36 ATTACH-]MENT A TECHNICAL GUIDANCE DOCU\-[ENT APPENDICES XIV.5. Biotreatment BLIP Fact Sheets (BIO) Conceptual criteria for biotreatment BMP selection, design, and maintenance are contained in Appendix Xll. 'Mese criteria are generally: applicable to the design of biotreatment Bi Il's in Orange Count\, and Bkll-'-specific guidance is provided in the following fact sheets. 24 ;Note: Blotreatm.ent 13MPs shall he designed to provide the maximum feasible infilhfation and F."l ` based on criteria contained in Appendix X1.2. BIO -1: Bioretention with Underdrains Bioretention stormwater treatment facilities are landscaped shallow depressions that capture and filter stormwater runoff. These facilities function as a soil and plant -based filtration device that removes pollutants through a variety of physical, biological, and chemical treatment processes. The facilities normally consist of a ponding area, mulch layer, planting soils, and plants. As stormwater passes down through the planting soil, pollutants are filtered, adsorbed, biodegraded, and sequestered by the soil and plants. Bioretention with an underdrain are utilized for areas with low permeability native soils or steep slopes where the underdrain system that routes the heated runoff to the storm drain system rather than depending entirely on infiltration. Bioretention must be designed without an underdrain in areas of high soil permeability. Screening Considerations Y Rain gardens with underdrains Vegetated media filter ➢ Downspout planter boxes Bioretention Source: Geosyntec Consultants If there are no hazards associated with infiltration (such as groundwater concerns, contaminant plumes or geotechnical concerns); bioinfiltration facilities, which achieve partial infiltration; should be used to maximize infiltration. '" Not all W\IPs presented in this section are considered "biofiltration B.Mlls" under the South Orange County Permit Area. Bioliltration B.MPs are vegetated treat -and -release 13.\IPs that filter stormwater through amended soil media that is biologically active, support plant growth, and also promote infiltration andor evapotranspiration. For projects in South Orange County, the total volume of storage in surface ponding and pores spaces is required to be at least 7�'X, of the remaining DCV that the biofiltration BLIP is designed to address. This prevents significant dovNn- sizing of'BJIPs which otherwise may be possible via routing calculations. Biotreatment ByIPs that do not meet this definition are not considered to be 1.11) B.Mlls, but may be used as treatment control or prc-treatment WMI's. See Section 111.7 and Worksheet SOC- I for guidance. XI\--�o December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES • Bioretention with underdrain facilities should be lined if contaminant plumes or geotechnical concerns exist. If high groundwater is the reason for infiltration infeasibility, bioretention facilities with underdrains do not need to be lined. Opportunity Criteria • Land use may include commercial, residential, mixed use, institutional, and subdivisions. Bioretention may also be applied in parking lot islands, cul-de-sacs, traffic circles, road shoulders, road medians, and next to buildings in planter boxes. • Drainage area is _< 5 acres. Area is available for infiltration. • Site must have adequate relief between land surface and the stormwater conveyance system to permit vertical percolation through the soil media and collection and conveyance in underdrain to stormwater conveyance system. OC-Specirrc Design Criteria and Considerations El greater depth should not exceed 18 inches; fencing may be required if ponding depth is greater than 6 inches to mitigate drowning. The minimum soil depth is 2 feet (3 feet is preferred). El drawdown maximum drawdown time of the bioretention ponding area is 48 hours. The maximum drawdown time of the planting media and gravel drainage layer is 96 hours, if applicable. Infiltration pathways may need to be restricted due to the close proximity of roads, foundations, ❑or other infrastructure. A geomembrane liner, or other equivalent water proofing, may be placed along the vertical walls to reduce lateral flows. This liner should have a minimum thickness of 30 mils. If infiltration in bioretention location is hazardous due to groundwater or geotechnical concerns, a geomembrane liner must be installed at the base of the bioretention facility. This liner should have a minimum thickness of 30 mils. ElThe planting media placed in the cell shall be designed per the recommendations contained in MISC-1: Planting/Storage Media Plant materials should be tolerant of summer drought, ponding fluctuations, and saturated soil conditions for 48 hours; native place species and/or hardy cultivars that are not invasive and do not require chemical inputs should be used to the maximum extent feasible ❑The bioretention area should be covered with 2-4 inches (average 3 inches) or mulch at the start and an additional placement of 1-2 inches of mulch should be added annually. Underdrain should be sized with a 6 inch minimum diameter and have a 0.5% minimum slope. Underdrain should be slotted polyvinyl chloride (PVC) pipe; underdrain pipe should be more than 5 feet from tree locations (if space allows). ❑A gravel blanket or bedding is required for the underdrain pipe(s). At least 0.5 feet of washed aggregate must be placed below, to the top, and to the sides of the underdrain pipe(s). An overflow device is required at the top of the bioretention area ponding depth. ❑Dispersed flow or energy dissipation (i.e. splash rocks) for piped inlets should be provided at basin inlet to prevent erosion. ❑Ponding area side slopes shall be no steeper than 3:1 (H:V) unless designed as a planter box BMP with appropriate consideration for trip and fall hazards. XIV -;1 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Simple Sizing Method for Bioretention with Underdrain If the Simple Design Capture Volume Sizing Method described in Appendix 111.3.1 is used to size a bioretention with underdrain facility, the user selects the basin depth and then determines the appropriate surface area to capture the DCV. The sizing steps are as follows: Step 1: Determine DCV Calculate the DCV using the Simple Design Capture Volume Sizing Method described in Appendix 111.3.1. Step 2: Verify that the Ponding Depth will Draw Down within 48 Hours The ponding area drawdown time can be calculated using the following equation: DDp = (dp / KMEDIA) X 12 in/ft Where: DDp = time to drain ponded water, hours dp = depth of ponding above bioretention area, ft (not to exceed 1.5 ft) KMEDIA = media design infiltration rate, in/hr (equivalent to the media hydraulic conductivity with a factor of safety of 2; KMEDIA of 2.5 in/hr should be used unless other information is available) If the drawdown time exceeds 48 hours, adjust ponding depth and/or media infiltration rate until 48 hour drawdown time is achieved. Step 3: Determine the Depth of Water Filtered During Design Capture Storm The depth of water filtered during the design capture storm can be estimated as the amount routed through the media during the storm, or the ponding depth, whichever is smaller. dFILTERED — Minimum [ ((KNIEDIA X TROUTING)/12), dp] Where: dFILTERED = depth of water that may be considered to be filtered during the design storm event, ft KNIEDIA = media design infiltration rate, in/hr (equivalent to the media hydraulic conductivity with a factor of safety of 2; Kr,,IED,A of 2.5 in/hr should be used unless other information is available) TROUTING = storm duration that may be assumed for routing calculations; this should be assumed to be no greater than 3 hours. If the designer desires to account for further routing effects, the Capture Efficiency Method for Volume -Based, Constant Drawdown BMPs (See Appendix 111.3.2) should be used. dp = depth of ponding above bioretention area, ft (not to exceed 1.5 ft) Step 4: Determine the Facility Surface Area A = DCV/ (dp + dFILTERED) Where: A = required area of bioretention facility, sq -ft DCV = design capture volume, cu -ft dFILTFRED = depth of water that may be considered to be filtered during the design storm event, ft dp = depth of ponding above bioretention area, ft (not to exceed 1.5 ft) In South Orange County, the provided ponding plus pore volume must be checked to demonstrate that it is greater than 0.75 of the remaining DCV that this BMP is designed to address. See Section 111.7 and Worksheet SOC -1. XI\I-52 December 20,20-13 TECHMC:\L GliiDANCE DOCUMENT APPENDICES Capture Efficiency Method for Bioretention with Underdrains If the bioretention geometry has already been defined and the user wishes to account more explicitly for routing, the user can determine the required footprint area using the Capture Efficiency Method for Volume -Based, Constant Drawdown BMPs (See Appendix 11I.3.2) to determine the fraction of the DCV that must be provided to manage 80 percent of average annual runoff volume. This method accounts for drawdown time different than 48 hours. Step 1: Determine the drawdown time associated with the selected basin geometry DD = (dr / KDESIGN) x 12 in/ft Where: DD = time to completely drain infiltration basin ponding depth, hours dp= bioretention ponding depth, ft (should be less than or equal to 1.5 ft) Koesicr, = design media infiltration rate, in/hr (assume 2.5 inches per hour unless otherwise proposed) If drawdown is less than 3 hours, the drawdown time should be rounded to 3 hours or the Capture Efficiency Method for Flow -based BMPs (See Appendix 111.3.3) shall be used. Step 2: Determine the Required Adjusted DCV for this Drawdown Time Use the Capture Efficiency Method for Volume -Based, Constant Drawdown BMPs (See Appendix 111.3.2) to calculate the fraction of the DCV the basin must hold to achieve 80 percent capture of average annual stormwater runoff volume based on the basin drawdown time calculated above. Step 3: Determine the Basin Infiltrating Area Needed The required infiltrating area (i.e. the surface area of the top of the media layer) can be calculated using the following equation: A = Design Volume / dp Where. A = required infiltrating area, sq -ft (measured at the media surface) Design Volume = fraction of DCV, adjusted for drawdown, cu -ft (see Step 2) d„ = ponding depth of water stored in bioretention area, ft (from Step 1) This does not include the side slopes, access roads, etc. which would increase bioretention footprint. If the area required is greater than the selected basin area, adjust surface area or adjust ponding depth and recalculate required area until the required area is achieved. In South Orange County, the provided ponding plus pore volume must be checked to demonstrate that it is greater than 0.75 of the remaining DCV that this BMP is designed to address. See Section 111.7 and Worksheet SOC -1 uration for Use in a Treatment Train • Bioretention areas may be preceeded in a treatment train by HSCs in the drainage area, which would reduce the required design volume of the bioretention cell. For example. bioretention could be used to manage overflow from a cistern. a Bioretention areas can be used to provide pretreatment for underground infiltration systems. Additional References for Design Guidance • CASOA BMP Handbook for New and Redevelopment: htt :/www.cabniphandbooks.com/1)OCLlIllents DeveIopment/TC-32.pdi I )ocenihor 20. 201:; TECHNICAL GUIDANCE DOCUMENT APPENDICES • SMC LID Manual (pp 68): http://www.lowimpactdevelopment.or vuest75/pub/All_Projects/SoCal_LID itilanual/SoCa1L ID Manual FINAL 040910_pdf • Los Angeles County Stormwater BMP Design and Maintenance Manual, Chapter 5: http.Wdpw.facounty.gov/DES/design manuals/StormwaterBiYlPDesignandh�laintenance.pdf • San Diego County LID Handbook Appendix 4 (Factsheet 7): littp://www.sdcountv,ca.gov/dplu/doc,/LID-Appendices.pdf Los Angeles Unified School District (LAUSD) Stormwater Technical Manual, Chapter 4: http://www.faschools.or,v/empfovee/design/fs-studies-and- reports/download/white paper report material/Storm Water Technical Manual 2009-opt- red.pdf?version id=76975850 • County of Los Angeles Low Impact Development Standards Manual, Chapter 5: http://dpw.lacounty.goy/wmd/LA County LID ManuaLpdf XI\ --5'1 I?eceinher 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES PRC -2: Catch Basin Insert Fact Catch basin inserts are manufactured filters or Fabric placed in a drop inlet to remove sediment and debris and may, include sorbent media (oil absorbent pouches) to remove floating oils and grease. Catch basin inserts are selected specifically based upon the orientation of hhe inlet and the expected sediment and debris loading. Opportunity Criteria • Catch basin inserts come in such a wide range of configurations that it is practically impossible to generalize the expected performance. Inserts should mainly be used for catching coarse sediments and floatable trash and are effective as pretreatment in combination with other types of structures that are reco nized as water unlit treatment v Drnh Inlet Filters Catch Basin Filters g q y BMPs. Trash and large objects can greatly reduce the effectiveness of catch basin inserts with respect to sediment and hydrocarbon capture. • Catch basin inserts are applicable for drainage area that include parking lots, vehicle maintenance areas, and roadways with catch basins that discharge directly to a receiving water. OC -Specific Design Criteria and Considerations ❑Frequent maintenance and the use of screens and grates to keep trash out may decrease the likelihood of clogging and prevent obstruction and bypass of incoming flows. ❑ Consult proprietors for specific criteria concerning the design of catch basin inserts. ❑ Catch basin inserts can be installed with specific media for pollutants of concern. Proprietary Manufacturer / Supplier Websites Table XIV.2 is a list of manufacturers that provide catch basin inserts. The inclusion of these manufacturers does not represent an endorse of their products. Other devices and manufacturers may be acceptable for pretreatment. Table XIV.2: Proprietary Catch Basin Insert Manufacturer Websites Device Manufacturer Website AbTech Industries Ultra- AbTech Industries www.abtechindustries.com Urban Filter"' Aquashield Aqua- GuardianT'l' Catch Basin Aquashield T"' Inc. wtivw.aquashieldinc.com I nsert Bowhead Environmental & Safety, Bowhead StreamGuard s'•' http://wwwshopbowhead.con,/ Inc. Contech' Triton Catch Contech' Construction Products www.contech-cpi.com Basin FilterT'• Inc. ! Contech" Triton Curb Inlet ContecW' Construction Products vvww.contech-c i coin p Filter T11 Inc. Xl\,'-iR !)ex ember 20, 2013 TECHNICAL GUMANCE DOCUNJENT APPENDICES Table XIV?: Proprietary Catch Basin Insert Manufacturer Websites Device Manufacturer Website Contech`z"Triton Basin Storm Filter",' Contech" Construction Products Inc. www.contech-c i com p Contech'°' Curb Inlet Storm FilterT'O Contech" Construction Products Inc. www.contech-cpi.com Curb Inlet Basket SunTree Technologies Inc. WWW.sunti,eetecli.com Curb Inlet Grates EcoSense InternationalTI littR://www.ecosenseint.coiii TM United Storm Water, Inc. http://www.unitedstorinwater.com Grate Inlet Skimmer Box SunTree Technologies Inc. www.suntreetech.com KriStar FloGard+PLUS`'.0 KriStar Enterprises Inc. www.kristar.com KriStar FloGard° KriStar Enterprises Inc. www.kristar.com KriStar FloGard LoPro Matrix Filter KriStar Enterprises Inc. www.kristar.com Nyloplast Storm -PURE Catch Basin Insert Nyloplast Engineered Surface Drainage Products www.nVioplast-us.com StormBasin(" FabCo Industries Inc. www.fabco-industries.com Stormdrain Solutions Interceptor FabCoO Industries Inc. www.fabco-industries.com Stormdrain Solutions Inceptor Stormdrain Solutions www.stormdrains.cotn StormPod`" FabCog Industries Inc. www.fabco-industries.com Stormwater Filtration Systems EcoSense International",' http://www.ecosenseiiit.coin/ Ultra-CurbGuard� UltraTech International Inc. www.spillcontainment.com Ultra-DrainGuard`"' UltraTech International Inc. www.spillcontainment.com Ultra-GrateGuard" UltraTech International Inc. www.spillcontainment.com Ultra-GutterGuardi i UltraTech International Inc. www.spillcontainment.com Ultra-InletGuard`"' i UltraTech International Inc. www.spillcontainmentcom Xll'-; �) December 20, 2013 ATTACHMENT B tt I I tn! 4 Did lou Know? ■\lost people bcli-e that the largest sauce of u:uer pollution in urban areas comes from spvritir soulrl-s eurh ;Is lauuries and srwagv trewou-nl plants. In fact, Ile largest stiurre of —Ir. pollution conte, from rip• streets. neighborhoods, cousruction sites and parking Iom This type of lu,llutiu I is sanietitnes adlnl "non -point soul'ce" pollution. ®There arc tyro t pes of nun-poiul source pollution: wa,I atcr and urban runoff pollution. ®Scorn —wr runtill n•su1. Front ai ilall, %Vlirn ninsmrins rauu• large volumes of eater In rinse IIIc in b.ui lutd"ape. picking up pollutants Jong the ® urban nut off can h tplu n any time of the stanches - ..: i c ii-ol use lino i igaiian,'ehucle ss.tshiug anti othru sources carries wash, laws clippings and odicr urban pulluants into storm drains. 9-1 im Does It Go? ®Anything we use. onside hooves, vcItirlcs and bmi nnses— like motor oil, paint, prsucidcs, fenilizrn and rlcancrs —ran be blott•n nr w:uhrd into storm drains. ®A Hide ivater from a garden hose or rain nu also send materials into storm dniru. ®Stoat drains arc separate from tint- sanitan' srw•cr s),stems; unlike tearer in sanhain• sewers (front siuks or toilets), ,eater in storm denim is tint tresird befrire rntrring nur watr•nlays. III II .t , II ., 11 , .1 J 1 C w J II " 'a Jt n inJ 4uanndatl nolgn,d nunnOnJ -,,i, -q-no SEF. LGf ILLS' NCIL•196 IFI_)' 91,1-I I ICCrtI6S IFIL) ' 0051-966 (FIL) 0-IvuL (FI!) cos- ".z ver. h'IU L ILT LT,n-ICP 1;,75) UHV (11-0 Ct 1:1U. (616) 11,19-19[ (FiH0 an6i•5[7 (616)' ':I 1.-9`11;1, (MLI IIHI!",I.: it ILI cl:J:•nn ui:6i ncucycl Hr:r 1r.1 rel }:•11.11 I10_IY1i1.11 Lrt:l-i!n n,!li: LaL H-1)YLlil 111 }:I:tlli!I iAiLti+:Illi 51 }'!rl i•L i' MYHCL I I (HIRE I HSf'f Ii. 91.'ri;,i. fiCL•NiL '.9v- I,. I1t)9L•(l6li 07H`J59L ?C:o'SiF M issi-eLf.w.,t o TIIJS'fi-u I aulpnll Nanus 1x11 wlgn,,I nmmllnd Ja, % nnlitg Atunrq eavap nvr Yn,J Ja—uutnS b—T)Auup AlnasanlAlr3/s�,g51 agga j :anmunuw . .... • . Hnf—I!R-13 JIN Ill! \ IluuaaulAu3/r7,ow aggnJ 1-9ML ..... rlttt%%Illy-,' nm,m5 .. ryvw a99 -d M' ou,} - Suu uIAu3 n uuldq um(urS ,amen,,' Irnnunu,nnr3 alnmur, erg e l !il ,g,p,,l r,Illa n)d ...luau, on It. sup',vl 111':n mww uiat % ai—gC .. ninth 'H91',I na,oJ a)rI 'rylu.\5 npin,I q—t%%coal"rI !Ing^J 11""-N rI::,Yrl . f•1-'ti•ygnd rll!11 runYrl .ngrn�, ,an:\t IIJr,,II rnn)ir1 '•-P'I,N J!VII,J nnlr.l l -I } In.\1 '!IIIn,i g,rall un,emnny l ryu.,w ,ggn,l nm,•) uap,rD ..',J,q HuuaauuYu3 un„JquJ "VIM uPPY INK% nwnlnn3 .. .....ry,nt)!(pPIJ nnu,i eurrl .... •r'I^iw !!1'041 t,rJ nl!nll n J!dn ,�,qtl J9gnJ lulaycn). Sauces grAlon-Point Sourer, Pollution ■Autolnaivc Icaks and spills. v Improper disposd of used ail and other engine fluids. ® Nerals found in vehicle exhaust, wcatherat paint. rust. Ilwml plating and tires. ■ foeticides and fenilizen from lawns, gardens and bunts. IN Improper disposal of cleaners, paint and paint renrus'cn. 11Stiil erosion and dust debris IFom lam Lsetpv:utd construction acthitics. ® Litter, lawn clippings, animal s,amr.and athe, organic manor. M Oil stains an pa,king Inns and paved snrlares. ,unr gugvvur-•.s^oritrn,n rapq,alnuv„uun, m pnua tae pum anulJ y,9 mp wnf nJ. umwp wuNuut {n anpcw:vuldml ]Ip pneJpm urge sl Ina'. ,nlr of patch, olJul Pu—a.ntnngc •„mo. 9uourr ,oln �AueyJr]purr and asn•, unnn 3,118"!1!— !--p I.II.1—Pum pur lulu. ml —goo J ,ale,luum5 Swu,r) aFau() a.0 uuu'Aur]»n'auw 1)nuo 9HItilOL (FIL) ]ulpn JJ ]aa�ra+17 J]tsi3\ 7fl unu'gnogpunpluule]'aswu nn,\ slnn,p,@JJ aan]ud nvunAetrr)y nPu sour-I+,a,atG wnrwnwaYr�n'n!\w ons J^OOIL'LFF (FILI ]amminnuo� anuPaiav unnaapaJ ]ttas\phos pec vans Atnp.(�m'vamaJ uun]]lln] Twee rcip —q ploq]moy un uoncuun)w ml uuu•snpprng�narnn um In CL9'TCH ?114) -(1--3 aAur.jo Jo •idaq nrauraSeucl>; aue.5\ Peu,Aatui nunJ uIu!y.,r.il(,n',�,i„ n,n ,n IIIIIfiw:t:l 11' I L I ]mpo)I 8muvd pre a,nsnl� aareet.fln par ,aaJp �;(]na�I a,r� tplrau aw daur]1'wuvl _uuu t!s,., mdnucals'OOh`i nuurw uuJnl p!nl.ttunu,l.w3 ,gcudy iuununt 116 yurd . n •1'J'alrr,:rnl,alCv'.N,yt prcull I^nuu;J samnmv)i Jatrtt anet5 aa:t'cr 1'tl ll ]n'naln lu]Wssattt, P—gj'Ptr•Jt9 Inuawnwutr; J. aagfo ,ail'1'l'IprrnlJ'�\,en ryeog mawaScuci� atsc,5t panc,Aatul .urA'u•usgrs lunuoD —nin,ps5 ]Iao3, Ju Itt—uedaQ an9v'udprs.wss nnne10.11 apnitod Ja uuaunsedap eo9vJ•ge•J\sw ryeag savnosag Jlt, an9'exrd]pa'sisin .b. -SIV unpaanaad rta-tea ua .3 e1u]oJ114) 77Je Effect on the Ocean Non pohu source - - - pollution can have a scrintis impart nn water quality _ in Orange County. Pnllulattu from die }=` ;,• shat drlin system ern harm marine life as well as coastal and wetland habitats. They can also degrade recreation areas such as brrhes, harbors and bays. Slormllaler quality management programs have been deweloped throughout Orange County to educate and encounge the public to Prosect anter quality, monitor runoff bt the storm drain s)stent. invcsUgalc illegal dumping and maintain stoat drsins. Support from Onnge Chan, residents and businnsecs is averted to improve u tw, quality :rod reduce whan runoff pollution. Prnprr use and rlispnsal (if materials will help sop pollution before it readws the %tont dein and the arean. - i ��rls'S.YL r The Ocean Begins at Your Front Door Now &Jlf!Q a-¢. x' rr"-,nff,�' � {� ?��� 1 s �, 4"",�,// '-.� 't: � ��... ,/ ,-• �, ,�i f'" �' .,,y �I �„{��,�,yKn, , If'Gr- ki. er�• ell.. Never aAow pollutants to enter the street= gutter or storm. drain! Do your part to prevent water pollution in our creeks, rivers, bays and ocean. Clean beaches and healthy creeks, rivers, bays and ocean are important to Orange County. However, not: properly disposing of household hazardous waste can lead to water pollution.. Batteries, electronics, paint, oil, gardening chemicals, cleaners and other hazardous materials cannot be thrown in the trash. They also must never be poured or thrown into yards; sidewalks, driveways, gutters or streets. Rain or other water could wash the materials into the storm drain and eventually into NEVER DISPOSE our waterways OF HOUSEHOLD and the ocean. HAZARDOUS 4 In addition, hazardous WASTE IN THE waste nttist not TRASH, STREET, be poured in M the sanitary GUTTER, sewers, (sinks STORM DRAIN and toilets). OR SEWER. Help Prevent Ocean Pollution: Proper Disposal of Household sous Waste ORANGE COUNTY Leftover household products L1121L contain corrosive, Loxic, ignitable, ol- reaCLlve in}rcdienLs are considered to be "household hazardous 11,aste or "I -II -IW." HFRY can be found L111_OLLy11OLIL yOL1I' home, including the bathroom, kitchen, laundry room and garage. Disposal of I-IHAAI down the drain, on the ground, into storm drains, or in the trash is illeg"il and tnrsafc. Proper disposal of HH\1' is actually easy. Simple drop them off at a Household Hazardous \-Paste Collection Center (111 -IWC:(:) for free disposal and recycling. khim? materials including anti -freeze, latex - based paint, nloLor oil and batteries can be recycled. Some centers have a "Stop & S1vap" program ghat lets `,ou take partially used home, garden, and automobile products free of charge. There are four I-IHN,N'(:Cs in Orange County: Anaheim: .................. 1071 N. Blue Gunn SL I-iwltington Beach:......... 1712.1 Nichols SL Irvine: ......................... _ 6411 Oak Canyon Saul Juan Capistrano:... 32250 La Pala Ave Centers are open Tuesday -Saturday, 9 a.m - 3 p.m. Centers are closed on rainy days and major holidays. For more information, call (714) 834-6752 or visit www oclandfills.com, Common household hazardous wastes ® Batteries ® Paint and paint products ® !-Adhesives N Drain openers ® household cleaning products ® Wood and metal cleaners and polishes ® Pesticides ® Fungicides/hood preservatives ® Automotive products (antifreeze, motor oil, fluids) ® Grease and rust solvents ® Fluorescent Ian1pS ® Mercury (thermometers & thernlostats) N All forms of electronic waste including computers and nllcrowaves N Pool & spa chemicals N Cleaners ® MedlcaLlOnS ® Propane (camping- & BBQ) N Mercury -containing lamps ® Television & monitors (CRTs, flatscreens) Tibbs for household hazardous waste ■ Never dispose of HHW in the trash, street, gLILLer, SLOrni drain or sewer. ■ Keep these materials in closed, labeled containers and store materials indoors or under a cover. ■ When possible, use non -hazardous products. ® Reuse products whenever possible or share lvit.h family and friends. ■ PLIrchase only as much of a product as you'll need. Empty u -m alners may be disposed of in the trash. N HHW call be ha1l11fUl to 11ur11aI1S, pets and the environment.. Report. emer-encies to 911. For more information, please call the Orange County Storm -water Program .it 1 -877 -89 -SPILL (1-877-897-7455) or visit www. ocwatersheds.com UCCE Master Gardener Hotline: (714) 708-1646 To report a spill, Call tale Orange County 24 -Hour Water Pollution Problem Reporting Hotline 1 -877 -89 -SPILL (1-877-897-7455). For emergencies, dial 911. Tlw tips collulillvd ill this brochilre provide useful infol-11111tioll to 11L.11) prevent water pollution while landscapill"', or gill-delling., If you hate othel. S11"I'lustiollS, I)k"Ilsk- C(IllUlCt votir city's stornimitur representatives or call (lie 01-allge Collilly Slot-111XV-11LUl' PI -o -W-11111. IIIIIII(A at Your Front 15ooft,. P R 0 J E C T, POB"flom R E V E N T 1 0. WI 4" at Your Front 15ooft,. P R 0 J E C T, POB"flom R E V E N T 1 0. WI Never allow gardening products or pollutecl water to enter the street, gutter or storm drain. General Lazzdscaphig�'' S ® Protect stockpiles and materials from wind and rain by SLO1'll'lg them under Larps or secured plastic. sheeting. ®Pre.venL erosion of slopes by planting lil5t-yr011'Ing, clense.. groullcl coverlrla. plants. These will shield and bind the soil. ®Plant native vegetation to reduce the amount of Water, fertilizers, and pesticide applied to the landscape. ®Never Apply pesticides : + or fertilizers when rain is predicted widlirl the next alb hours. Garden & Lawn Maintenance ®Do not. overwaLer. Use irrigation practices Such as drip irrigation, soaker hoses or micro splay systems. Periodically inspect and fix leaks and misdirected sprinklers. ® Do not rake or blow leaves, clippings or pruning waste into the street, gutter or storm drain. Instead, dispose of green waste by composting, hauling it to a permitted landfill, or recycling it through your city's program. ® Use slow-release fertilizers to minimize leaching, and use organic fertilizers. ® Read labels and use only as directed. Do riot over -apply pesticides or fertilizers. Apply to spots as needed, lathier than blanketing an entire area. ® Store pesticides, fertilizers and other chemicals in a dry covered area to prevent exposure that may result in the deterioration of containers and Packaging. N Rinse empty pesticide containers and re -use rinse water as you would use the product. Do not dump rinse water down storm drains. Dispose of empty containers in the trash. ■ When available, use non-toxic alternatives to traditional pesticides, and use pesticides specifically designed to control the pest you are targeting. For more information, visit www ipm.ucdavis.edu. ® If fertilizer is spilled, sweep up the spill before irrigating. If the spill is liquid, apply an absorbent material such as cat litter, and then sweep it up and dispose of it in the trash. ■Take unwanted pesticides to a Household IIazardous Waste Collection Center to be recycled. Locations are provided below. lean beaches WN and healthy creeks, rivers, bays, and ocean are important to Orange County. However, many common activities can lead to water pollution if you're not careful. Swimming pools and spas are common in Orange County, but they must be maintained properly to guarantee that chemicals aren't allowed to enter the street, where they can flow into the storm drains and then into the waterways. Unlike water in sanitary sewers (from sinks and,toilets), water in storm drains is not treated before entering our waterways. You would never dump pool chemicals into the ocean, so don't let it enter the storm drains. Follow these easy tips to help prevent water pollution. Help Prevent Ocean Pollution: Many pools are plumbed to allow the Pool to drain directly to the sanitary sewer. If yours is not, follow these: instructions for disposing of pool and Spit water. Acceptable and Pr- ferred Method of Disposal NAVhen you cannot dispose of pool water in the sanitary sewer, the release of dechlorinated swimming pool water is allowed if all of these Lips are followed: ®Tile residual chlorine does not exceed 0.1 rug/l (parts per million). MThe pH is between 6.5 and 8.5 ®The water is free of any unusual coloration, dill or algae. ®There is no discharge of filter media ®"I'lirre is no discharge of acid cleaning wastes. ® Some cities may have ordinances that do not allow pool water to be disposed into a storm drain. Check with your City. How to Know if You're Following the Standards You can find out how much chlorine is in your water by using a pool testing kit. Excess chlorine can be removed by discontinuing the use of chlorine for a few days prior to discharge or by purchasing dechlorinating chemicals from a local pool supply company. Always make sure to follow the instructions that come with any products you use. Doing Your Part By complying with these guidelines, you will make a significant contribution toward keeping pollutants out. of Orange County's creeks, streams, rivers, bays and the ocean. This helps to protect organisms that are sensitive to pool chemicals, and helps to maintain the health of our environment. P R 5yOfS J C C T �L�S)Lt[ Ic�t l P R[ V E N T I O N t� ATTACHMENT C Operations and Maintenance (ODM) Plan for 215 RIVERSIDE AVENUE Por. Lot D, Tract No. 919 APN 049-103-17 Newport Beach, California Overall Responsible Party/Owner: CANNERY PARTNERS LLC 660 Newport Center Drive, Suite 200 Newport Beach, CA 92660 Contact: Gary 7abara (949) 999-4545 Exhibit B, Operations and Maintenance Plan BMP BMP Name and BMP Implementation, Implementation, Maintenance, and Inspection Person or Entity with Operation & Applicable? Maintenance and Inspection Procedures Frequency and Schedule Maintenance Responsibility Yes/No Non -Structural Source Control BMPs N1. Education for Property Owners, Tenants and Owner shall keep up to date with BMP Owner Occupants requirements, and be responsible for educating Practical information materials will be provided to the first maintenance personnel; As required. Yes residents/occupants/tenants on general housekeeping practices that contribute to the protection of stormwater quality. These materials will be initially developed and provided to first residentsloccupants/ten ants by the developer. No N2. Activity Restrictions N3. Common Area Landscape Management Keep garden areas clean, planted, and weed free. Owner or contracted maintenance Identify on-going landscape maintenance requirements that Weekly. personnel are consistent with those in the County Water Conservation Yes Resolution (or city equivalent) that include fertilizer and/or pesticide usage consistent with Management Guidelines for Use of Fertilizers (DAMP Section 5.5). Statements regarding the specific applicable guidelines must be included in the ro'ect WQMP. N4, BMP Maintenance Visual Inspection, perform more thorough Owner or contracted maintenance Yes The project WQMP shall identify responsibility for inspection if ponding water sits for more than 48 personnel implementation of each non-structural BMP and scheduled hours. Twice yearly and immediately following cleaning and/or maintenance of all structural BMP facilities, each storm event. No N5. Title 22 CCR Compliance No N6. Local Water Quality Permit Compliance No N7. Spill Contingency Plan No N8. Underground Storage Tank Compliance No N9. Hazardous Materials Disclosure Compliance No N10. Uniform Fire Code Im lementation Exhibit B, Operations and Maintenance Plan Page 2 of 7 BMP BMP Name and BMP Implementation, Implementation, Maintenance, and Inspection Person or Entity with Operation & Applicable? Maintenance and Inspection Procedures Frequency and Schedule Maintenance Responsibility Yes/No N11. Common Area Litter Control Keep site clean of litter. Weekly. Owner or contracted maintenance The owner may contract with their landscape maintenance personnel firms to provide this service during regularly scheduled Yes maintenance, which should consist of litter patrol, emptying of trash receptacles in common areas, and noting trash disposal violations by tenantsihomeowners or businesses and reporting the violations to the ownerlPOA for investigation. No N12. Employee Training No N13. Housekeeping of Loading Docks N14. Common Area Catch Basin Inspection Inspect drain inlets and catch basins. Keep inlet Owner or contracted maintenance The owner is required to have at least 80 percent of drainage covers clean. Weekly. personnel facilities inspected, cleaned and maintained on an annual basis with 100 percent of the facilities included in a two year Yes period. Cleaning should take place in the late summerlearly fall prior to the start of the rainy season. Drainage facilities include catch basins (storm drain inlets), detention basins, retention basins, sediment basins, open drainage channels and lift stations. Records should be kept to document the annual maintenance. No N15. Street Sweeping Private Streets and Parking Lots Structural Source Control BMPs S1. Provide Storm Drain System Stenciling and Signage Ensure that all catch basins are stencilled "No Owner or contracted maintenance Provide stenciling or labeling of all storm drain inlets and Dumping — Drains To Ocean." personnel Yes catch basins, constructed or modified, within the project area with prohibitive language andlor graphical icons, which discourage illegal dumping. No S2. Design Outdoor Hazardous Material Storage Areas to Reduce Pollutant Introduction Exhibit B, Operations and Maintenance Plan Page 3 of 7 BMP BMP Name and BMP Implementation, Implementation, Maintenance, and Inspection Person or Entity with Operation & Applicable? Maintenance and Inspection Procedures Frequency and Schedule Maintenance Responsibility Yes/No S3. Design Trash Enclosures to Reduce Pollutant Keep trash storage areas clean and orderly. Owner or contracted maintenance Introduction Weekly. personnel Design trash storage areas to reduce pollutant introduction. Yes All trash container areas shall be paved with an impervious surface, designed not to allow run-on, screened or walled to prevent off-site transport of trash, and be provided with a roof or awninq to prevent direct precipitation. S4. Use Efficient Irrigation Systems and Landscape Ensure that sprinklers are working properly and Owner or contracted maintenance Design minimize unnecessary irrigation. Weekly. personnel Projects shall design the timing and application methods of irrigation water to minimize the runoff of excessive irrigation Yes water into the municipal storm drain system. Additionally, permittee shall: Employ rain shutoff devices, design irrigation systems to each landscape areas specific requirements, use flow reducers, group plants with similar water requirements to ether. No S5. Protect Slopes and Channels No S6. Loading Dock Areas No S7. Maintenance Bas and Docks No S8. Vehicle Wash Areas No S9. Outdoor Processing Areas No S10. Equipment Wash Areas No S11. Fueling Areas No S12. Site Design and Landscape Planning No S13. Wash Water Controls for Food Preparation Areas No S14. Communi Car Wash Racks Exhibit B, Operations and Maintenance Plan Page 4 of 7 BMP Name and BMP Implementation, I Implementation, Maintenance, and Inspection Person or Entity with Operation & Maintenance and Inspection Procedures Frequency and Schedule Maintenance Responsibility_ Low Impact Development BMPs Filter Insert (Treatment). TRT -2 • Once a year. Refer to Manufacturer's Owner via maintenance contractors • Filter Insert Replacement/Rotation 0&M plan on pages 36-39 for details. • Remove Sediment and debris. • Three times per year and after storm events. Refer to Manufacturer's 0&M plan on pages 36-39 for details. Bio -retention Planter (Biotreatment). BIO -1 • Visual inspection for debris, standing water. • Twice yearly and after each storm event. Owner via maintenance contractors I • Gravel/media replacement. • Every 10 years as required. • Filter fabric Replacement • Once a year as required. Exhibit B, Operations and Maintenance Plan Attachments 0 GENERAL SPECIFICATIONS FOR MAINTENANCE OF T SERIESr'rt CRTCFI BASIN INSERT FILTERS (P0ST-C'0N47'RUC770N INS'I'ALI.A770A) SCOPE: Federal. Siatc and Local Clean \Vater Act regulations and those of insurance carriers require Thal stommatcr filtration systems be maintained and seniced on it recurring basis, The intent of the regulations is to ensure that the systems, on a continuing basis. cffacicnily remove pollutants from stormwatcr nmoff (hereby preventing pollution of the nal ion's water resources. These Specificalions appy to the T-Scriesna Catch Basin hscrt Filter. RECOMMENDED FREQUENCY OF SERVICE: Drainage Protection Systems (DPS) recommends That installed T -Series''' Catch Basin Insert Filters be serviced on a recurring basis. Ultimately. the frequency depends on the amount of runoff. pollutant loading and interference front debris (lunges_ vegetation, ams. paper_ etc.); however, it is recommended that each installation be serviced a ntininunn of three times per year, with it change of filter medium once per year. DPS technicians are available to do an on-site evaluation. upon request. RECOMMENDED TIVIING OF SERVICE: DPS guidelines for the timing of service are as follows: 1. For areas evilly it definite rainy season: Prior to. dining and following lite ming season. 2. For ares subject to year-round rainfall: On it recurring basis (at lest three times per )ear). .. For areas with winter snow and summer rain: Prior to andjust after the snow wmson and during the summer rain season. 4. For installed devices not subject to alae elements (washr<acks, parking garages, cic.): On it recurring basis (no less dun three times per year). SERVICE PROCEDURES: 1. The sen -ice shall conuncnce with collection and removal of sediment and debris (litter, leaves. papers. ams. ete.) and broom sweeping around the drainage inlet. Accumulated materials shall be placed inn DOT approved container for later disposal. 2. The catch basin shall be visually inspected for defects and possible illegal dumping. If illegal dumping has occurred, the proper authorities and property owner representative shall be notified as soon as practicable. 3. The catch basin gruc shall be removed and set to one side. Using an industrial t acunm. lite collected naucrials shall be removed from the liner. (Note: DPS uses o tntck-mounted vacuum for servicing T-Serics''acalch basin inserts.) 4. When all of the collected materials have been removed, the filter medium pouches, if used. shall be removed by unstrapping lite Icther from the D -ring and sct to one side. The faller liner. gaskets. stainless steel fraune and mounting brackets. etc. shall be inspected for continued semiceability. Minor damaage or defects found shall be corrected on-dac-spot audit notation made on die Maintenance Record. Vlore extensive deficiencies that affect the efficiency of the filter (torn liner. etc.), if approved by the customer represenlaliye. will be corrected and an invoice submilled to the representative along with the Mainlenmce Record. ;. The filter medium pouches shall be inspected for defects and continued sen-iccability and replaced as nccessary and the pouch let re-altachcd to the liner's D -ring. Secbclory. 6. The ,Male shall be replaced. LXCIL4NGE AND DISPOSAL OF EXPOSED 11LTER MEDIUM AND COLLECTED DEBRIS The frequency of filter medium pouch exchange will he in accordance with the emisting DPS -Customer Maintenance Contract DPS recommends that the medium be changed at least once per year. During the appropriate service. or if so determined by the service technician during a non-scheduled service, the filter medium pouches will be replaced with new pouches and the exposed pouches placed in the Lx)"f approved container, along with the exposed debris. Once the cxposed pouches and debris have been placed in the container, DNS has possession and mut dispose of it in accordance with local, state and federal agency requirements. Note: As the generator, the landowner is a lfitnately responsible for the proper disposal of the exposed filter medium and debris. Because the materials likely contain petroleam hydrocarbons, heaiy metals and other harmJLl pollurants, the materials must be treated as an EPA Glass 2 Hazardous {Paste and properly disposed of. DPSreUvvss the landowner of the acetal rBsposal task, and provides caWfrcalion of its completion in accordance with appropriate regulations. DPS also has the capability of servicing all manner of catch basin inserts and catch basins without Inserts, underground oiltwater separators, stormwater interceptors and other such devices. All DPS personnel aro highly qualified technicians and are confined space trained and certified. Call us at (888) 9504816 for further information and aubtance. Required Permits This section must list any permits required for the implementation, operation, and maintenance of the BMPs. Possible examples are: • Permits for connection to sanitary sewer • Permits from California Department of Fish and Game • Encroachment permits If no permits are required, a statement to that effect should be made. Forms to Record BMP Implementation, Maintenance, and Inspection The form that will be used to record implementation, maintenance, and inspection of BMPs is attached. Recordkeeping All records must be maintained for at least five (5) years and must be made available for review upon request. RECORD OF BMP IMPLEMENTATION, MAINTENANCE, AND INSPECTION Today's Date: Name of Person Performing Activity (Printed): Signature: BMP Name Brief Description of Implementation, Maintenance, and (As Shown in 0&M Plan) I Inspection Activitv Performed Exhibit 4 Water and Wastewater Generation Memorandum WATER DEMAND MEMORANDUM 215 Riverside Avenue Newport Beach, CA 92663 PREPARED BY: Fuscoe Engineering, Inc. 16795 Von Karman, Suite 100 Irvine, CA 92606 (949) 474-1960 Project Number: 1843-002-01 Project Manager: Joshua Ruiz Date Prepared: June 5, 2019 Water Demand Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Purpose The purpose of this report is to present the results of the evaluation of the water demand analysis for the 215 Riverside Avenue project. Project Site Location The existing site is located in the City of Newport Beach, CA. The site is to the northwest of the intersection of Riverside Avenue and Avon Street. Existing Conditions The site area is 0.4 acre. Based on our review, the existing two-story building currently serves as office space, along with a restaurant. Sheet G7 -W of the City of Newport Beach water atlas map shows that there is an existing 8" waterline in Avon Street along with a 12" waterline in Riverside Avenue, fronting the property. A fire hydrant flow test was performed for a nearby project, located on WCH approximately 2,000 feet easterly from the 215 Riverside Avenue project. A copy of the G7 -W water atlas map is included as Attachment 1. The fire hydrant location (address) and test results are presented on the following page. Water Demand Memorandum 215 RIVERSIDE AVENUE NewportBeach, CA June 5, 2019 CITY OF NEWPORT BEACH UTILITIES DEPARTMENT FH Yt INOM Sda of PAM"rl FIRE HYDRANT FLOW TEST A MOUN T PA I D: 1360.00 DA TE: 0106;20 14 CHECK NO; TIME: 6:00 AM TEST NO: WEATHER: CLEAR PROJECT' PROTECT LOCATION: TEST CONDUCTED FOR: TEST PERFORMED BY: TEST WITNESSED BY: 1200 W. COAST HWY. FUSCOE ENGINEERING BULLMAN, AU0ER FIELD OBSERVATIONS AND FLOW DATA STATIC HYDRANT P: Im: LOCATION: 1144 W. COAST HWY. Fal MANVI'ACTURER: JONES NUMBER S: SIZE OF OUTLFTS: 2.2,5" 1-4' STATIC PRESSURE. I Ps , psi). PRE -FLOW. 6R RESIDUAL PRESSURE. IP,. psi) FLOWING: b(I FLOW HYDRANT a : 409 LOCATION: 224X1 W. COAST 11WY. Fal MANUFACTURER: AVK NL:MRFR N SIZE OF OUTLETS: 2.2.x' i.d' STATIC PRESSURE. PRE -FLOW (INFO ONLY. NOT FOR TEST CALMS F!H OUTLET SIZE 1 2.5 ur 4.01: _'.5 !d, mvel"I FLOW LOSS COEMCIE•NT • TUBE C-1 0 BUTT C-0.9 0.9 PTrOT GALIGF. RF.ADLNG I P, po 1: 33 OBSERVED 1•l.i)y THE CIRSE-RVED FI.UR' FRU11 A IWDR.ANT OUT11T IS C %I.CCI..ATT-D PRt>,V 'rF1E FOLLOWING EQL A'I'ION: Y , = ?9.83(Cd 1 \C'I*RK Q IsTHF OI41FH% 0 FIAA( INGPAI;JINTHF(]I THTDI:kmrm.ItINimi*s; p 75'riv..PmrT(..xi (;I. PRFtiSI'Rf-. rN P" k A ND C 15 THF Flfnc MSS I.R FOR F7 0W TURES \N D C _ 09 FOR KI. TT FL( AV READINGS , OBSERVED FLOW (Qs, gpm): 961 GPM DISCI IARGE CAL(_N. "Il IE DISCI IARGE FUR A GIVEN I - IRE I IA'UILAN'I' CAN ME DETER',IMED FRc( .\I l I IF K 4.1.0ACING FQUATIUN USING 11 IF. INITLU_: STALK WA LER 1'RI'SAIiL .AND I'I IF. RbSIDLAl. DYNA\II(: V{'.5l'I-.R I'itl;Stil SRI': j(( _ , .ISN O,=Q,IP,-P VVIll-.RIS; Q,%Z"WR (IR RFSI)1. %1. IR "rNE FU)U IN (;PN; %NI) 1' .1r%11(-., 7R RI -SI IN U. IS TI IF. ^RE S'AAF IN PSI. N( r rli:.\ U; I-si it R(>P I., REIN lRED H IR V AI.177111FT CALCULATED FLOW AT 20 psi (Qr. gpm►: '_136 (;Phf 7 Water Demand Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Proposed Development The proposed development includes demolition of the existing building, and construction of the new retail building. In addition, according to the Preliminary Utility Plan (Attachment 3), a new water service is proposed, to replace the existing service, with the assumption that the condition of the existing service is not satisfactory. The total proposed commercial building area will be 2,772 square feet. The area calculations for the proposed project are as follows: Main Level: 2"d Level: Commercial Area Commercial Area 1 54 sf 1 54 sf 2 1215 sf 2 1215 sf 3 117 sf 3 117 sf Total- 1,386 sf Total. 1,386 sf 3 Water Demand Memorandum 215 RIVERSIDE AVENUE NewportBeach, CA June 5, 2019 Water Demand Calculations The water demand for the existing site was estimated based the CC Appeal of PC Approval of Use Permit for Nesai Restaurant (see Attachment 4), along with Irvine Ranch Water District (IRWD) demand coefficients (see Attachment 2) for the existing development, which include the following: • First Floor Restaurant; 2,910 square feet (220 gal/ksf/day) = 640 gallons/day • Second Floor Office; 2,830 square feet (60 gal/ksf/day) = 170 gallons/day • Third Floor Office; 2,316 square feet (60 gal/ksf/day) = 139 gallons/day • Total Existing Water Demand = 949 gallons/day = 1.1 ac -ft per year The water demand for the proposed development is based on IRWD demand coefficient for commercial development. The IRWD value of 220 gallons/ksf/day was used, along with the total area calculation of 2,772 square feet. The water demand calculations are as follows: • 2,772 square feet (220 gal/ksf/day) = 610 gallons/day • Total Proposed Water Demand = 610 gallons/day = 0.7 ac -ft per year. Conclusion The water demand calculations show that the proposed project will require approximately 0.7 ac -ft of water per year. This will be a reduction from the existing water demand of 1.1 ac -ft per year. It is proposed to replace the existing service with a new water service line. The proposed new service location is shown on the Preliminary Utility Plan (Attachment 3). Attachments: I- Water Atlas Map G7 -W 2. IRWD Water Demand Factors 3. Preliminary Utility Plan 4. Pages 249 & 281 from CC Appeal of PC Approval for Nesai Restaurant 4 ATTACHMENT 1 Water Atlas Map G7 -W Water Demand Memo — 215 Riverside Avenue Newport Beach, C4 ATTACHMENT 2 IRWD Water Demand Factors Water Demand Memo - 215 Riverside Avenue Newport Beach, CA Water Use Factors Table 3-I Lund Use crud Nater Cine Factor: 1700 ResideiWal DU94c Ga1,,1DUZDav Ga7,!9c Dav 1111 Res - Rural Density Orange 0.30 300 750 1,050 5 2,800 1121 Res - Estate Density Orange 1.20 300 300 600 8 2,900 1131 Res - Low Density Orange 4.00 300 300 600 15 2,900 1 141 Res - Low -Medium Density Orange 10.50 200 100 300 22 3,300 1161 Res- Medium Density Grange 1950 225 185 410 17 3,100 1122 Res - Estate Density Imine 0.50 300 600 900 7 2,800 1 132 Res - Low Density Irvine 3.00 225 180 405 16 3,000 1 162 Res - Medium Density Imine 7.50 200 110 310 20 3,100 1 172 Res - Medium -High Density Irvine 17.50 165 15 180 25 3,600 1182 Res- High Density Irvine 32.50 180 20 200 20 3,300 1192 Res - High -Rise Density Imine 40 180 20 200 20 3,300 1133 Res - Low Density Newport Beach 1.00 250 190 440 17 3,100 1153 Res - Medium -Low Density Newport Beach 2.75 250 200 450 10 2,800 1163 Res - Medium Density Newport Beach 5.00 190 60 250 22 3,300 1 183 Res - High Density Newport Beach 12.25 155 20 175 25 3,600 1 134 Res - Low Density PC Tustin 4.50 225 185 410 17 3,100 1164 Res - Medium Density PC Tustin 11.80 153 15 170 25 3,600 1 184 Res-1-Iigh Density PC Tustin 17.40 135 15 150 15 3,700 1 115 Res - Rural Density County 0.26 300 750 1,050 5 2,800 1135 Res - Suburban Density County 9.25 225 180 405 16 3,000 1 175 Res - Urban Density County 29.00 165 15 180 25 3,600 1126 Res - Estate Density Lake Forest 0:50 300 600 900 7 2,800 1136 Res - Low Densitv Lake Forest 3.00 225 180 405 16 3.000 1166 Res - Medium Densiry Lake Forest 7.50 200 1 f 0 310 20 3.100 1 176 Res - Medium -High Density Lake Forest 17.50 165 15 180 25 3.600 1 186 Res - High Density Lake Forest 32.50 180 20 200 20 3,300 /2110 Commercial KSF-ife GaZ,KSF'Do Gal/AciDav 1210 Comm - General Office 25.00 56 4 60 30 4,000 1221 Comm - Community 9.09 209 11 30 3,500 1222 Comm - Regional 10.53 180.5 95 190 20 5,000 1230 Comm - Recreation 8.33 54 6 60 30 4.500 1240 Comm - Institutional 8.88 39.38 5.62 45 50 2,750 1244 Comm - Hospital 8.70 218.50 1150 230 25 2,850 1260 Comm - School 13.33 14.25 0.75 15 50 2.500 1273 Comm - Military Air Field 1300 Industrial KSFAc Gab KSF,Dav Ga7dcrDai, 1310 Industrial - Light 25.00 56 4 60 25 4,000 1320 Industrial - Heavy 25.00 4.500 500 5,000 25 4,000 Open Snace & Orker G1.1144c/Dai% 1820 Park - Community 90 3,400 1830 Park - Regional 85 2,100 2100 AG - Low-trrigated t00 1,800 2110 AG - Low -Irrigated (TIC) 100 1,800 2200 AG - High -Irrigated 100 3,100 2210 AG - I-ligh-Irrigated (TIC) 100 3,10(1 Note: The database includes the following land use codes that do not use set tactors or do not generate water demands: 0 = arca not served by IRND; 1411 = Airports; 1413 = Freeway and Major Roads; 1850 = Park -Wildlife Preserve: 1880 = Park -Open Space (Rec); 1900 = Vacant; 4100 = Water Body; 9100-9199 = Mixed Use (uses a combination of factors) Hater Resources ;Master Plan 3-5 C' .Irechira 11RUP2002'Ch,' chapter31tsa0716.fn) ATTACHMENT 3 Preliminary Utility Plan Water Demand Memo - 215 Riverside Avenue Newport Beach, CA O;© jv% NV -id SNIOVUE) ANVNINIIANd RA) :11)N3AV 30IS4:3AI8 8' Mi 03 z USS CZ) IA 0 5�1 z Ai M. Eli a Z' O z�`O!l ATTACHMENT 4 Pages 249 & 261 from CC Appeal of PC Approval for Nesai Restaurant Water Demand Memo — 215 Riverside Avenue Newport Beach, CA EASTM RJNDMI �\y 11AE FODIAOE: 10.0/501MRE Fttl M F..UL - p5 i LOi AAE/y - 14607 X 03 - 4M SCLME FEET O AREA,• FMI FLOOR W41AURMO) ;BtD SO Fl. SECOND FLOOR IOFFICQ 2Ba SO. FL nlV W Fi2DA 16FCQ 27I5SO. Fl. / . � E767DPG FIhX102O \ TOTAL SM SO P. BA650. FT. -B1BDM FI, PAR- OX SITE PWN vm c N.a1w A-1.0 -I/CW -14EW OZA AIIVRNWl.; ADNS Main Dining 93.4 sq ft 39 seats \-IRE IJEW 0iEEN44r 04 CA CrJUUL"AL SNKC WEN RATIO LOOKS L----------- Main Patio 602 Sq ft T- 30 seats L-7 u I.. T D004 WIVICI Sw O,j Iry-cp D.-IrY4 eml-c-DURE I L ---- r,, ---- Al DIRNEWAY. IUTCHEfl ("Swl C) GA -r ASE BELUIJ IAI ULJ 'ITCHEN NEW hITC1104 ACCO (Drs TING) —14[W OUICH04 ACCESS COCKS -Z cl Chef's Dining tic; 269 sq ft 16 seats Chef's D in i' 269 sq ft J_ 6 eats Chefs Patio 388 sq ft ENTRr 22 seats RATED FEW-EIRAL CrF14jS-.AWWC11OH AT 'EXIT PATH a-------------- 7— —Piic�Ty L;47E R 07/13/2012 Community Development Department - Planning Division 1.9 -- - - --------- SEWER CAPACITY MEMORANDUM 215 Riverside Avenue Newport Beach, CA 92663 PREPARED BY: Fuscoe Engineering, Inc. 16795 Von Korman, Suite 100 Irvine, CA 92606 (949) 474-1960 Project Number: 1843-002-01 Project Manager: Joshua Ruiz Date Prepared: June 5, 2019 Sewer Capacity Memorandum 21- RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Purpose The purpose of this report is to present the results of the evaluation of the sewer capacity analysis for the 215 Riverside Avenue project. Project Site Location The existing site is located in the City of Newport Beach, CA. The site is to the northwest of the intersection of Riverside Avenue and Avon Street. Existing Conditions The site area is 0.4 acre. Based on our review, the existing two-story building currently serves as office space, along with a restaurant. Based on our review of CC Appeal of PC Approval of Use Permit for Nesai Restaurant (see Attachment 1), the following is the usage of the existing site: • First -Floor Restaurant (107 seats) • Second Floor Office Space (2,830 square feet) • Third Floor Office Space (2,31 6 square feet) Based on our review of the City of Newport Beach GIS sewer atlas map (see Attachment 2), it appears that the existing wastewater is directed to an existing 6" City sewer line in Avon Street. From there, the line drains to the existing 8" sewer line in Riverside Avenue. The line continues southerly, and becomes a 12" diameter line at the southerly end of Riverside Avenue, and then connects to the existing Orange County Sanitation District (OCSD) sewer line in West Coast Highway (WCH). Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Proposed Devefopmenf The proposed development includes demolition of the existing building, and construction of the new retail building. According to the Preliminary Utility Plan (see Attachment 4) the existing sewer lateral in Avon Street will be replaced with a new lateral cleanout. The total proposed commercial building area will be 2,772 square feet. The area calculations for the proposed project are as follows: Main Level: Commercial Area 1 54 sf 2 1215 sf 3 117 sf Total, 1,386 sf 2nd Level: Commercial Area 1 54 sf 2 1215 sf 3 117 sf Total. 1,386 sf Sewer Capacity Memorandum 215 RIVERSIDE AVENUE NewportBeach, CA June 5, 2019 Sewer Generation Calculations (City of Los Angeles Sewer Factors) Since the City of Newport Beach does not have sewer generation factors for retail, commercial, or office uses (only residential), City of Los Angeles Sewer Factors were used. The calculations are based on the building square footage, along with a peaking factor. The following are the sewer calculations for both existing and proposed conditions: • Existing Condition o First Floor Restaurant; 107 seats x 30 gpd = 3,210 gpd o Second Floor Office; 2,830 square feet x 120/1000 gpd = 340 gpd o Third Floor Office; 2,316 square feet x 120/1000 gpd = 278 gpd ■ Total Average Daily Flow = (3,210+340+278) = 3,828 gpd ■ Peak Flow (peaking factor = 2.5): 9,570 gpd (0.0148 cfs) • Proposed Condition (commercial/retail): (50 gpd/1000 sf) x 2,772 square feet 0 139 gpd o Peak Flow (peaking factor = 2.5): 348 gpd (0.0006 cfs) A copy of the City of Los Angeles Sewerage Generation Factor Table is included as Attachment 2. Sewer Flow -Depth Calculations The flow -depth calculations of the peak flow were prepared using FlowMaster computer program. The flow -depth calculations shows an existing and proposed percent -full of 11 .2% and 2.5%, respectively. The calculations demonstrate that the proposed development will not adversely impact the existing sewer system, since the percent -full of the sewer system does not exceed 50% -full. In addition, the proposed sewer loading will be less than the existing condition loading. The calculations are included on the following pages. 3 Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June -5, 2019 Worksheet for Circular Pipe - Existing Development Project Description Friction Method Mannino Formula Salve For Normal Depth Input Data Roughness Coefficient 0.013 Channel Slope 0.01000 Wit Diameter 6 in Discharge 0.0148 ft'!s Results Normal Depth 0.06 it Flow Area 0.01 it, Wetted Perimeter 0.34 ft Hydraulic Radius 0.04 ft Top Width 0.32 it Critical Depth 0.06 ft Percent Full 11.2 ., Critical Slope 0.00814 ftift Velocity 123 ftls Velocity Head 0.02 ft Specific Enemy 0.06 it Froude Number 1.11 Maximum Discharge 0.60 fills Discharge Full 056 ft'ls Slope Full 0.00001 Rift Flour Type Super -Critical 4 Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Worksheet for Circular Pipe - Proposed Development Project Description Friction Maihod Manning Formula So We For Normal Depth Input Data Roughness Coefficient D.D13 Channel Slope 0.01 DDD Wit Diameter o in Discharge 0.0606 ft -,;s Results 14ormalDepth D.D1 ft Flo'viArca 0.00 fF 'Aletted Perimeter D.16 ft HydraulicPadius D.D1 ft TopL^ldlh 0.16 ft Critical Depth 0.01 ft Percent Full 2.5 % Critical Slope D.D1264 Wit Velocity 0.47 Ws Velocity Head 0.00 ft SpecificEneray 0.02 ft Froude Number 0.91 NlaximumDischaroe 0.60 f:,s Discharoe Full D.56 fNfs Slope Fuji 0.GDODG Puft FlowType SubCritical 5 Sewer Capacity Memorandum 215 RIVERSIDE AVENUE Newport Beach, CA June 5, 2019 Conclusion The calculations presented in this memorandum show that the proposed 215 Riverside Avenue project will not adversely impact the existing sewer system. The proposed condition sewer loading will be less than that of the existing condition for the project site. In addition, the depths in the existing sewer lateral of 1 1.2% -full (existing condition) or 2.5% - full (proposed) do not exceed the City of Newport Beach design criteria of 50% -full. Attachments: 1. Pages 249 & 281 from CC Appeal of PC Approval for Nesai Restaurant 2. GIS Sewer Atlas 3. City of Los Angeles Sewerage Generation Factor Table 4. Preliminary Utility Plan IJ ATTACHMENT 1 Pages from CC Appeal of PC Approval of Use Permit for Nesai Restaurant Sewer Capacity Memo — 215 Riverside Avenue Newport Beach, CA DaSTM RjwnN0 . r-' � E76RNO RA110167 \ \ 1 6 6 7 b 9 \ Exrnv� . NAE FOOIAGE: MAW SOUAAE FUS MF.AA-P.SYLOTA"- 16,497YOS-6.aa1SOWAE FEET i AREA FOS[ FLOOR OCEWA11NAlrq ;9100Q F7. SBMMFLDMVWfM IMSO.P. INMRJX IIOFFCM 2716Sa FT. TOTAL aA6 SM FT. 6AOe S0.FT,<67WMFT„ FAR- OK SITE PLAN vm c a chif ec I ure .LARMNO D OCSION rasa wuue• ai, SI•�-nr On A•n! 0.111nl• GIs*, 1•I: 713 -Of •r{{ o►AAwnr ai•i. aaootreol• Ar►. Aell nAna ocxas -� 5 I. _. r 7jr , —4ti csrrw nr+ni, DVIMSURE i i 1 f E Chef's Patio r,F=_ N 388 sq ft L zz seats:i Community Development Department - Planning Division :15 i /a 7� R�n�AC�LZI�Y:eu: w�7ll rzw riLt'� tiSiuN FIF= RASD f=Ji'E�F.AL CULATrOXTION AT c%IT PATH OF TRANF...L ATTACHMENT 2 GIS Sewer Atlas Sewer Capacity Memo - 275 Riverside Avenue Newport Beach, CA r"MIIDOS_012 - MIIDOS 007 _ 202'B'VCP CND � ` •NN005 \\ B'VGP ON`�MN005 CLIFF UR MHDO5-000'''' ©CLIFF DRIVE c@AMUNITy CENTER M" DI i / 1 O,� %r• 1 Cliff - cf. - \ T Drive °�o mTIO I. � ry I'VoN 51 21 B U00300202 � pp .� , 2jT.. - / ry H to 05_001 Oc F®00 004 LHD06_001 D$ A 144 �7$ ,k, r.� _ ue'e,Dw �` CNB MHDOG_007LIE - Lroo>_001 ro / NFOOi 07 MHDOS 007 ? -- O 1 m i MHDO5 002 ^ - 1,91 r0 2} 1 C1 •1:1 - �?$ - �'% mU �Q z • - 2 / 7z ' o m NFDOS ODI- pp O C /q / _ � �30•?V. ��tAi®OG 001 / - i ryp m ^ LiU05�U LCP OCSOi ry / 7SS,R p Jy ��B•7a. L• ryp L�.p ., pry, Ol �J2 n PN „ M1CCSP Ocs IAFID00 >iJ�. o- ppp ? I rypy^ `�\� •, ry oP �T i S ' \�P A• D NH490 °� OC ° ry O - (.iAU/ • - � ,. ryp _ ? - B MHOD5 143 IAHD00. ,Qop A. - Jsp,�a o OC -0 1• b - - - 44 03 OD2 CSP 'r/lY O•AJG ! )��_ MHD03 004 rIY JG,Op LFDOS_Om / �Of\John / ` g �YCP Wayne MHD05 ; ^� -� \` J2 - - _ Park a d o7. ry U2/Y 2 MHD07_005: MHA9D .. DVs0lor mer �l •_:' was J� 0 100 200 E Ory easOnahle aflprl has lien madel,Iwps teac theaccuracy of roe �F Oie tlata ptled hawOver, Tha Gly of NOwporl Bh and iIs \ 1 employees and agents d,sc4 mr orry antl all rest—s 61'ly from or MkD03_/001 rolalinp l0 any results tibia nOtl m ds use JJs ATTACHMENT 3 City of Los Angeles Sewerage Generation Factors Sewer Capacity Memo - 215 Riverside Avenue Newport Beach, CA SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 Lyne FACILITY DESCRIPTION PROPOSED SCF IN GPDJ B'OD 2111 tSS 1 Acupuncture Office/Clinic 120/1,000 Gr SF 265 275 2 Arcade - Video Games 50/1,000 Gr SF 265 275 3 Auditorium a /Seat 265 275 4 Auto Parkin a 20/1,000 Gr SF 265 275 5 Auto Mfg., Service Maintenance b Actual 1,260 1,165 6 Bakery 280/1,000 Gr SF 3,020 2,540 7Bank: Headquarters 120/1,000 Gr SF 265 275 8Bank: Branch 50/1,000 Gr SF 265 275 9 Ballroom 350/1,000 Gr SF 265 275 10 Banquet Room 350/1,000 Gr SF 265 275 11Bar: Cocktail, Fixed Seta c 15/Seat 265 275 121 Bar: Juice, No Baking Facilities d 720/1,000 Gr SF 265 275 13Bar: Juice, with Baking Facilities d 720/1,000 Gr SF 265 275 14 Bar: Cocktail, Public Table Area c 720/1,000 Gr SF 265 275 15 Barber Shop 120/1,000 Gr SF 265 275 16 Barber Shop s 15/Stall 265 275 17 Beauty Parlor 25/1,000 Gr SF 265 275 18 Beauty Parlors 50/Stall 265 275 19 Bldg. Const/Field Office a 120/Office 265 275 20 Bowling Alley: Alley, Lanes & Lobby Area 50/I 000 Gr SF 265 275 21 wling Facility: Arcade/Bar/Restaurant/Dancing Total Average Average 22 Cafeteria: Fixed Seat 30/Seat 1,000 600 23 Car Wash: Automatic b Actual 2651 285 24 Car Wash: Coin Operated Bays bActual 265 285 25 Car Wash: Hand Wash b Actual 265 285 26 Car Wash: Counter & Sales Area 50/1,000 Gr SF 265 275 27 Chapel: Fixed Seat 3/Seat 265 275 28 Chiropractic Office 120/1,000 Gr SF 265 275 29 Church: Fixed Seat /Seat 265 275 30 Church School: Day Care/Elem 9/Occupant 265 275 31 Church School: One Day Uses 9/Occupant 265 275 32 Cocktail Loun e: Fixed Seat 15/Seat 265 275 33 Coffee House: No Food Preparation d 720/1,000 Gr SF 265 275 34 Coffee House: Pastry Baking Only d 720/1,000 Gr SF 265 275 35 Coffee House: Serves Prepared Food d 25/Seat 1,000 600 36 Cold Storage: No Sales 30/1,000 Gr SF 265 275 37 Cold Storage; Retail Sales 50/1,000 Gr SF 265 275 38 Comfort Station: Public 80/Fixture 265 275 39 Commercial Use a 50/1,000 Gr SF 265 275 40 Community Center 3/Occupant 265 275 41 Conference Room of Office Bldg. 120/1,000 Gr SF 265 275 42 Counseling Center h 120/1 000 Gr SF 265 275 43 Credit Union 120/1,000 Gr SF 265 275 441 Dairy Average Flow 1,510 325 45 Dairy: Barn Avera a Flow 1,510 325 46 jDairy: Retail Area 50/1,000 Gr SF 265 275 47 Dancing Area of Bars or Nightclub) c) 350/1,000 Gr SF 265 275 48 JDance Studio i 50/1,000 Gr SF 1250/1,000 265 275 49 IDental Office/Clinic Gr SF 265 275 Page 1 SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 f FACILITY DESCRIPTION PROPOSED S(;F IN GPD BOD tSS �] 50 u hnut Sho 280/1,000 Gr SF 1,000 600 51 Dru Rehabilitation Center h 120/1,000 Gr SF 265 275 52 Equipment Booth 30/1,000 Gr SF 265 275 53 Film Processing Retail 50/1,000 Gr SF 265 275 54 Film Processing Industrial Actual 265 275 55 Food Processing Plant b Actual 2,210 1,450 56 Gas Station: Self Service 100/W.C. 265 275 57 Gas Station: Four Bas Max 430/Station 1,95() 1,175 58 Golf Course Facility: Lobby/Office/Restaurant/Bar Total 700 450 59 Gymnasium: Basketball, Volleyball k 200/1,000 Gr SF 265 275 60 Hanger Aircraft 50/1,000 Gr SF 265 275 61 flealth Club/Spa k 650/1,000 Gr SF 265 275 62 Homeless Shelter 70/Bed 265 275 63 Hospital 70/Bed 820 1,230 64 Hospital: Convalescent a 70/Bcd 265 275 65 Hospital: Animal 300/1,000 Gr SF 820 1,230 66 Hospital: Psychiatric 70/Bed 265 275 67 Hospital: Surgical a 360/Bed 265 275 68 Hotel: Use Guest Rooms Only a) 120/Room 265 275 69 Jail 85/Inmate 265 275 70 Kennel: Dog Kennel/Open 100/1,000 Gr SF 2651 275 71 Laboratory: Commercial 250/1,000 Gr SF 265 275 72 Laboratory: Industrial Actual 265 275 73 Laundromat 185/Machine 550 370 74 Library: Public Area 50/1,000 Gr SF 265 275 75 Library: Stacks, Storage 30/1,000 Gr SF 265 275 76 Lobby of Retail Area f 50/1,000 Gr SF 265 275 77 Lode I tall 3/Scat 2651 275 78 Lounge 1 50/1,000 Gr SF 265 275 79 Machine Shop (No Industrial Waste Permit Required) (b) 50/1,000 Gr SF 265 275 80 Machine Shop IndustrialActual 265 275 81 Mfg or Industrial Facility No IW Permit Required) b) 50/1,000 Gr SF 265 275 82 Mfg or Industrial Facility IndustrialActual 265 275 83 Massae Parlor 250/1,000 Gr SF 265 275 84 Medical Building a 225/1,000 Gr SF 265 275 85 Medical: Lab in Hospital 250/1,000 Gr SF 340 275 86 Medical Office/Clinic 250/1,000 Gr SF 265 275 871 Mini -Mall No Food 5011,000 Gr SF 265 275 88 Mortuary: Chapel 3/Seat 265 275 89 Mortuary: limbalmin 300/1,000 Gr SF 800 800 901 Mortuary: Living Area 50/1,000 Gr SF 265 275 91 Motel: Use Guest Room Only (a) 120/Room 265 275' 92 Museum: All Area 30/1,000 Gr SF 265 275 93 Museum: Office Over 15% 120/1,000 Gr SF 265 275 94 Museum: Sales Area 50/1,000 Gr SF 265 275 95 Office Building (a) 120/1,000 Gr SF 265 275' 96 Office Bldg w/Coolin Mower 170/1.000 Gr SF 265 275 97 Platin Plant (No IW Permit Required) (b) 50/1.000 Gr SF 265 275 98 Plating Plant (Industrial) (b) Actual 265 275 Page 2 SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 Line No. FACILITY DESCRIPTION PROPOSED SGF IN CPD BOD SS m 1JFm 99 Pool Hall o Alcohol 5011 000 Gr SF 265 275 100 Post Office: Full Service m 120/1,000 Gr SF 265 275 101 Post Office: Private Mail Box Rental 50/1,000 Gr SF 265 275 102 Prisons 175/Inmate 265 275 103 Residential Dorm: College or Residential n 70/Student 265 275 104Residential: Boarding House 70Bed 265 275 105Residential: Apt - Bachelor a 75/DU 265 275 106Residential: Apt - 1 BDR a o 110/DU 265 275 107 Residential: Apt - 2 BDR a o 150/DU 265 275 108 Residential: Apt - 3 BDR a o 190/DU 265 275 109Residential: Apt - >3 BDR o 40/BDR 265 275 110Residential: Condo - I BDR o 110/DU 265 275 111Residential: Condo - 2 BDR o 150/DU 265 275 112Residential: Condo - 3 BDR o 190/DU 265 275 113Residential: Condo - >3 BDR o 40/BDR 265 275 114Residential: Du lex/Towhhouse - I BR o 110/DU 265 275 115Residential: Du lex/Towhhouse - 2 BR o 150/DU 2651 275 116Residential: Du lex/Towhhouse - 3 BR o 190/DU 265 275 117 Residential: Du lex/Towhhouse - >3 BR o 0/13DR 265 275 118 Residential: SFD - I BR o 140/DU 265 275 119Residential: SFD - 2 BR o 185/DU 265 275 120 Residential: SFD - 3 BR o 30/DU 265 275 121Residential: SFD ->3 BR o45/BDR 265 275 122 Residential Room Addition: Bedroom o 5/BDR 265 275 123 Residential Room Conversion: Into a Bedroom o 45/BDR 265 275 124Residential: Mobile Home Same as Apt 265 275 125Residential: Artist 2/3 Area 75/DU 265 275 126 Residential: Artist Residence 75/DU 265 275 127Residential: Guest Home w/ Kitchen Same as Apt 265 275 128Residential: Guest Home w/o Kitchen 451BDR 265 275 129 Rest Home 70/Bed 555 490 130 Restaurant: Drive -In 50/Stall 1000 60 131Restaurant: Drive -In Seating Area 25/Seat 1000 600 132 Restaurant: Fast Food Indoor Seat 25/Seat 1000 600 133 Restaurant: Fast Food Outdoor Seat 25/Seat 1000 600 134 Restaurant: Full Service Indoor Seat a 30/Seat 1000 600 135 Restaurant: Full Service Outdoor Seat 30/Seat 1000 600 136 Restaurant: Take Out 300/1,000 Gr SF 1000 600 137 Retail Area(greater than 100,000 SF 50/1,000 Gr SF 265 275 138 Retail Area less than 100,000 SF 25/1,000 Gr SF 265 275 139 Rifle Range: Shooting Stalls/Lanes, Lobby 50/1,000 Gr SF 265 275 140 Rifle Range Facility: Bar/Restaurant Total Average Average 141 School: Arts/Dancing/Music i H/Student 265 275 142 School: Elementary/Jr. High a) ) 9/Student 265 275 143 School: High School a ) 11/Student 265 275 144 School: Kindergarten s) 9/Student 265 275 145 School: Martial Arts i 9/Student 265 275 146 School: Nurse -Da Care ) 9/Child 265 275 147 School: Special Class ) 9/Student 265 275 Page 3 SEWARAGE FACILITIES CHARGE SEWAGE GENERATION FACTOR FOR RESIDENTIAL AND COMMERCIAL CATEGORIES EFFECTIVE DATE: April 6, 2012 EFACILITY DESCRIPTION PROPOSED SGF IN GPD BOD rSS 148 School: "trade or Vocational I I/Student 265 275 149 School: Training 11/Student 265 275 150 School: University/College a 16/Student 265 275 151 School: Dormitory a n 70/Student 265 275 152 School: Stadium, Pavilion 3/Seat 265 275 153 Spa/Jacuzzi Commercial with backwash filters Total 265 275 154 Storage: Building/Warehouse 30/1,000 Gr SF 2651 275 155 Storage: Self -Storage Bldg 30/1,000 Gr SF 265 275 156 Store: Ice Cream/Yogurt 25/1,000 Gr SF 1000 600 157 Store: Rctail I 50/1,000 Gr SF 265 275 158 Studio: Film/TV - Audience Viewing Room 3/Seat 265 275 159 Studio: Film/TV - Regular Use Indoor Filming Area 50/1,000 Gr SF 265 275 160 Studio: FiInv TV - Ind. Use Film Process/Machine Shop ( 50/1,000 Gr SF 265 275 161 Studio: Film/TV - Ind. Use Film Process/Machine Shop Total 265 275 162 Studio: Recording 50/1,000 Gr SF 265 275 163 Swimming Pool Commercial with backwash filters Total 265 275 164 Tanning Salon: Independent,No Shower r 50/1,000 Gr SF 265 275 165 Tanning Salon: Within a Health Spa/Club 640/1,000 Gr SF 265 275 166 Theater: Drive -In 6/Vehicle 265 275 167 Theater: l,ive/Music/O ra 3/Seat 265 275 168 eater: Cinema 3/Scat 265 275 169 Tract: Commercial/Residential 1/Acre 265 275 170 Trailer: Const/Field Office c) 120/Office 265 275 171 Veterinary Clinic/Office 250/1,000 Gr SF 265 275 172 Warehouse 30/1,000 Gr SF 2651 275 173 Warehouse w/ Office Total 265 275 174 Waste Dump: Recreational 00/Station 2650 2750 175 Wine TastingRoom: Kitchen 200/1,000 Gr SF 265 275 176 Wine Tastin Room: All Area 15011,000 Gr SF 265 275 Page 4 FOOTNOTES TO SGFs TABLE (a) SFC rates for these facilities have historically been published in SFC ordinances. (b) Bureau of Sanitation will determine the flow based on the information given by applicants for facilities with industrial discharge. The flow will be redetermined by Sanitation inspectors annually based on water bills. If the actual flow exceeds the previous year's determined flow, the applicants will be charged for the difference. If this type of facility is exempt from an industrial discharge permit, only the domestic SFC will be assessed. (c) The SFC for a bar shall be the sum of SFC's for all areas based on the SGF for each area (ex. fixed seat area, public table area, dancing area). (d) The determination of SGF for juice bars and coffee houses previously depended on the extent of the actual food preparation in house, not by the types of food provided. Food is assumed to be prepared offsite and as such, the three prior subcategories have been consolidated. 1) SGF for no pastry baking and no food preparation is 720 gpd/I000 gr.sq.ft. 2) SGF for pastry baking only and no food preparation is 720 gpd/1000 gr.sq.ft. 3) SGF for complete food preparation is 25 gpd/seat, the same as a fast food restaurant. Juice bars and coffee houses do not serve any alcoholic drinks. (e) Building construction includes trailers, field offices, etc. (f) Cocktail lounge usually does not serve prepared food. (g) Cold storage facilities are categorized as follow: 1) No Sales - the cold storage facility is used only for temporary storage, no selling is involved. For example, cold storage facilities at the harbor temporarily store seafood until it is distributed. 2) Cold storage w/ retail sales - the primary function of this facility is to support the wholesale/retail operation of a store, such as supermarket freezers, refrigerators, etc. (h) Counseling centers include marriage counseling centers. alcohol/drug rehabilitation /dependency centers, nutrition centers, diet centers, etc. (i) Part-time basis schools or dance studios should be charged as retail area - 50 gpd /1000 gr.sq.ft. Full-time basis schools should be charged by the number of students. 0) Domestic waste is estimated at 50 gpd/1,000 square feet in addition to total process flow. (k) Bureau of Sanitation will determine if an industrial permit is needed for health spas. The first year flow is based on 650 gpd/1000 gr.sq.ft., and the Sanitation inspectors will redetermine the flow annually based on water bill from the previous year. The applicants are responsible for paying the difference of SFC. Health club/spa includes lobby area, workout floors, aerobic rooms, swimming pools, Jacuzzi, sauna, locker rooms, showers, and restrooms. if a health club/spa has a gymnasium type of facility, this portion should be charged separately at the gymnasium SFC rate. Gymnasiums include basketball court, volleyball court, and any other large open space with low occupancy density. (1) Lobby of retail includes lounges, holding rooms, or waiting area, etc. (m) Full service post offices include U.S. Postal Service, UPS, Federal Express, DHL, and etc. (n) The SGF for a college dormitory based on student capacity also includes the SGF for the dormitory cafeterias. (o) A bedroom is defined as an enclosed subdivision with 50 sq.ft. or more floor area in a residential building commonly used for sleeping purpose, and is partitioned off to form a habitable room. (p) The SGF for schools based on the student capacity, covers the following facilities: 1) classrooms and lecture halls 2) professors' offices 3) administration offices 4) laboratories for classes or research 5) libraries 6) bookstores 7) student/professor lounges 8) school cafeterias 9) warehouses and storage areas 10) auditoriums 11) gymnasiums 12) restrooms It does not include water used by schools for swimming pools. When a school files an application for addition of any of the foregoing facilities, the student population will be reassessed and the total gpd for the new facility will be based on the number of students increased since the last SFC was paid or when the City implemented the SFC for the first time. The SFC for any school facility (ex. stadium, dormitory, etc.) not listed above, will be based on the designated SGF for that category. (q) The SFC for a TV or motion picture studio shall be the sum of SFC's for different facilities in the studio. based on the SGF for each facility. A studio may include one or more of the following facilities: audience viewing room, filming room, film processing, storage area, etc. (r) No independent tanning salons with shower were encountered during 1996 survey. (s) Alternative basis of charge for City's consideration. The prior square footage basis is also presented should the City decide to continue charging on that basis. 3 ATTACHMENT 4 Preliminary Utility Plan Sewer Capacity Memo - 215 Riverside Avenue Newport Beach, CA Exhibit 5 Biological Resources Memorandum TECHNICAL MEMORANDUM GLENN LUKOS ASSOCIATES Regulatory Services Pao.nEcr xt:ataER: 05600002RIVE TO: Greg Ramirez, Principal Planner, City of Newport Beach Makana Nova, Associate Planner. City of Newport Beach FROM: Tony Bomkamp DATE: September 23, 2019 SUBJECT: 215 Riverside Avenue, Newport Beach: Delineation and Evaluation of Wetland within Avon Street Right -of -Way West of Subject Property On September 3, 2019, I conducted a site visit to examine a potential wetland in the Avon Street right-of-way, west of the 215 Riverside Avenue project site (Exhibits 1 — Vicinity Map). During the site visit, I conducted a delineation of wetlands as defined in the City of Newport Beach Local Coastal Program (LCP) as well as in the California Coastal Act. I also evaluated the area to determine whether the area that is vegetated with predominately southern cattail (Tvpha dotningensis) meets the definition of a stream pursuant to Section 1602 of the Fish and Game Code. Finally, I evaluated the functions of the potential wetland area to determine the need for set backs or buffers in accordance with Section 21.30B.040.0 of the City's Local Coastal Program regarding Wetlands, Deepwater Areas, and Other Water Areas. Based on the presence of a predominance of wetland indicator plant species and wetland hydrology indicated by the presence of surface water I determined that a wetland is present along Avon Street. Wetland data sheets are provided as Appendix A. It is also important to note that during review of the City's files, additional information was found that documents the presence of wetlands at this location. Specifically, a letter from Dr. Jan Vandersloot dated April 19. 1989 detailing the results of a hvdrological studv of the area which indicates that the wetland is supported by a "spring" which drains toward the west, discharging to a culvert near the western terminus of the wetland, consistent with my observations. Dr. Vandersloot's letter is attached as Exhibit 5. A hand -drawing of the wetland area is also included as Exhibit 6. WETLANDS The richt-of-way for Avon Street supports a narrow strip of wetland dominated by southern cattail (Tvpha domingensis, OBL) with a few scattered arroyo willows (Salix lasiolepis. FACW) in the canopy laver with an understory of saltgrass (Dislichlis spicala. FAC). that is intertwined with the southern cattail. The extent of wetland area in the Avon Street right-of-way is depicted on Exhibit 29 Orchard Lake Forest California 92630-8300 Telephone: (949) 837-0404 Facsimile: (949) 837-5834 MEMORANDUM September 23, 2019 Page 2 2. The narrow strip of wetland area is bisected by two pedestrian bridges connected to sidewalks north of Avon Street. During the September 3, 2019 site visit, water from the wetland was detected discharging to a pipe at the west end of the wetland area beneath a dense thicket of giant reed (Arundo donax, FAC W), which appears to allow excess water in the wetland to drain. The wetland area is restricted on the south by the Avon Street curb and on the north by a steep slope, such that wetland area typically ranges from two to six feet in width. In order to evaluate the need for buffers, measurements were taken beginning approximately 100 feet from the 215 Riverside Avenue property. For the entire 100 -foot wetland segment nearest the 215 Riverside Avenue Property, the wetland is dominated by southern cattail with saltgrass understory and there are no arroyo willows within 100 feet of the 215 Riverside Avenue property. At the eastern pedestrian bridge, as depicted on Exhibit 3, the wetland vegetation transitions from mostly southern cattail to alkali bulrush (Schoenoplectus marilimus, OBL), which is the dominant wetland plant east of the pedestrian bridge. The area immediately east of the bridge exhibited surface water of one to two inches in depth, with surface water no longer present toward the eastern extent of the alkali bulrush. As depicted on Exhibit 3, the wetland ends abruptly where the vegetation changes to a monoculture of alkali heliotrope (Heliotropium currasavicum, FACU) (Exhibit 4, Photographs 1). The area dominated by alkali heliotrope, immediately east of the wetland was evaluated for hydric soils and subsurface water. Neither were detected confirming that the extent of alkali bulrush is the limit of the wetland on the east. SECTION 1602 NOTIFCIATION REQUIREMENTS In an email to the City dated August 23, 2019, Mr. Charles Klobe made the following assertion: On another note the adjacent riparian areas and stream of water are absolutely jurisdictional and the development of this site should be required to file a formal notification with the California Department of Fish and Wildlife to ensure that CDFW also concurs that there are no impacts from the proposed development. The site does not drain into this area however it is directly adjacent to the development and the CDFWS could at minimum require specific on-site protection to protect their stream. in my professional opinion, I do not believe that the wetland within the Avon Street right-of-way meeting the California Fish and Game Code for a "Stream"; rather, the feature is best characterized as a "Slope wetland''. Nevertheless, this is a moot point because, as discussed below, the wetland area is 29 feet from the closest area of impact and thus, there would be no Notification Requirements under Section 1602 as there is no potential alteration of a streambed or lake. MEMORANDUM September 23, 2019 Page 3 WETLAND BUFFERS As noted. during the September 3, 2019 site visit, 1 evaluated the functions of the potential wetland area to determine the need for setbacks or buffers in accordance with Section 21.30B.040.0 of the Local Coastal Program, which states C. Wetland Bt fifers. A protective open space buffershall be required to horizontally .separate wetlands fi-om development areas. Welland buffers shall be of a sufficient size to ensure the biological integrity and preservation of the tivetland. Wetlands shall have a mininnon buffer width of one hundred (100)_feet wherever possible. 1. Exception: Smaller tivetlancl bakers may be allotived only where it can be demonstrated that: a. A one hundred (100) foot is;ide buffer is not possible due to site- specific constraints: and b. The proposed narrotiver buffer tivould be amply protective of the biological integrity of the Welland given the site -Specific characteristics of the resource and of the type and intensity of cli.sturbance. Existing Condition As described above, the wetland consists of a narrow strip (typically three- to six -foot -wide) immediately adjacent to the concrete curb along Avon Street. such that along the entire length of wetland, Avon Street is located approximately one to two feet from the wetland edge (see Exhibit 4, Photographs 2). The northern slope vegetated with mostly non-native species including overhanging Brazilian pepper trees (Schinus terebinthifolius), an invasive species.I giant reed. also an invasive species'- and non-native ornamentals such as plumbago (Plumbago capensis) and blue gum eucalyptus (Eucalyptus ;lobuhis), which line the majority of the slope. As depicted on Exhibit 3, the 215 Riverside Avenue site currently contains a vacant building with associated asphalt parking area. Immediately west of the parking area is a concrete wall that was constructed in a manner that encroaches on to City property and will be removed as a component of the project. As depicted on Exhibit 3, the existing retaining wall is located approximately 29 feet from the eastern -most extent of the wetland, which is approximately 39 feet west of the property line and the limit of development upon completion of the project. MEMORANDUM September 23, 2019 Page 4 Purposes for Wetland Buffers Wetland buffers are often necessary to protect or ensure the integrity/functions of wetlands with high resource value. Wetland functions typically are separated into three areas for purpose of evaluating functions and associated impacts: Hydrologic, Biogeochemical (Water Quality), and Biological. Wetland buffers often are necessary to protect one or more of these functions from degradation. The purpose of this analysis is to evaluate the potential effects of the proposed project at 215 Riverside Avenue. Hyd rological/Hyd rology As noted above, the source of water detected in the wetland is from groundwater that ultimately drains to the western -most end of the wetland, discharging to a culvert approximately 430 feet from the eastern end of the wetland. Thus, the proposed project would have no potential to affect the hydrology of the wetland area, which is totally dependent on a groundwater source unconnected to the proposed project. Wetlands also provide certain functions such as surface water storage, groundwater discharge and support of aquatic plants and animals. The proposed project exhibits no potential for changing the ability of the narrow wetland area to store limited amounts of surface water or groundwater originating from the adjacent slope that discharges to the wetland area. The project would also have no effect on the hydrology such that changes to wetland species would be caused by the project. Other potential biological impacts are discussed below. Biogeochemical/Water Quality Buffers often protect wetlands from degradation of biogeochemical functions such as sediment inputs, discharge of pollutants originating from landscaped areas, discharge of pollutants as street runoff, or pollutants from other sources. Any potential impacts to water quality during construction would be fully addressed through project BMPs such as silt fence, straw wattle, and other necessary protections deten-nined in coordination with the City. In the post -project condition, the proposed project would have no potential to impact water quality. BiologicaUHabitat Functions As noted above, the cattail -dominated wetland is immediately adjacent to Avon Street, typically within a few feet of the street for its entire length as can be seen on Exhibit 4, Photographs 1 and 2. Thus, based on the existing conditions, as summarized above, the wetland exhibits very limited functions for wildlife, given the immediate surroundings, larger urban environment, very high "edge to habitat area" ratio, and the general low -value of cattails as habitat for special -status plants and animals. This is also the case for the area dominated by alkali bulrush east of the eastern MEMORANDUM September 23, 2019 Page 5 pedestrian bridge, which has a much lower stature than the cattails (three feet for the bulrush and over ten feet for the cattails). Given the low -habitat value associated with the narrow strip of cattail and alkali bulrush, the proposed project at 215 Riverside Avenue would have no potential for indirect impacts on biological resources (as noted above, temporary grading would be approximately 29 feet from the eastern edge of the wetland) and in the final project, any potential development would be 39 feet from the wetland which is identical to the existing condition. Thus, in the final project configuration, there would be no development within 39 feet of the wetland, identical to the current conditions. The 39 -foot set back in the final configuration would provide more than adequate protection of the wetland, given that it is of low value and within one or two feet from Avon Street for the entire length. CONCLUSIONS The Avon Street Wetland is a slope wetland or groundwater fed wetland that has been documented at this location since at least 1989. The proposed development at 215 Riverside Avenue would have no potential to affect the wetland directly through dredging, filling, or other alteration. The proposed development would not affect the functions of the wetland which is located as close as two feet from Avon Street along its entire length, limiting the wetland functions. The proposed development has no potential to affect the wetland hydrology, which consists of discharging groundwater. The proposed project also exhibits no potential to affect biogeochemical (water quality) functions and would not affect potential habitat functions. Thus, the proposed development has not potential to adversely affect the Avon Street Wetland. 6, U Adapted from USGS Newport Beach OE S, CA quadrangle 1 0 1,000 2,000 4,000 .. _._. _� Feet W Z W > a LU 0 LU EE LO Mau i��� r I1,{ i�, ,j i �F IV 4t, i C,7'AN D. VANDEHbLUU I, M.L 3 Oln(OUATE AAIEn/CAJJn0A1i00fDCnMATOIOGY U1 IL A,1, I*"aaDA Q4o. F -4(b) 8101 NEWMAN, SUITE C 2221 1 6th Street Beach, 92663 �� HUNTINGTON BEACH, CA 92647 Newport CA /,x/'4'14)8480770 � April 19, 1989 -7-c-DAT TO: `. Mayor Don Strauss, and �� f�en Newport Beach City. Council Members City of Newport Beach 3300 Newport Blvd. �� . (,:; erV Dir. Newport Beach, CA 92663 p i'c, & R Dir. \ i tanning Dir. Re: Avon Street Creekri r+tri;ceC.hief Dear Mayor Strauss, and City Council Members, � E]UU�er I wish to thank the City of Newport Beach for abandoning! the proposed parking lot along Avon Street, which would have destroyed the wetland along the street known as Avon Street Creek. However, there now appears to be another threat to this wetland which deserves your attention. Orange County Vector Control, apparently concerned about mosquitoes, has recently been asking the Public Works Department to clear out the vegetation in the wetland. It appears that there is presently not enough water in certain areas of the creek to support the mosquito fish which eat the mosquito larvae. In the past, the City has routinely removed vegetation in the creek with a backhoe, indiscriminately removing all. vegetation every year or so. Before authorizing this drastic step, however, I would like to request that the City hold off on the backhoe until our citizen's group, the Friends of Avon Street Creek, can meet and devise a plan to present to the City to protect and enhance the wetland vegetation, while restoring the water needed for the mosquito fish. The problem is basically twofold. One is that vegetation has grown to the point of crowding out the water, and needs to be thinned out. The other problem is that the recently completed storm drain under Avon Street is diverting ground water which normally would surface in the creek alongside the road, providing the water source for the creek. This diversion of water, approximately 22 gallons a minute of crystal clear fresh water, can be measured at the main rear entrance of the Newport Imports dealership at the manhole there. The water from the artesian springs uncovered by the construction of the storm drain is now largely being lost into the storm drain pipes, due to the leaky nature of the storm drains. The result is that before the storm drain construction, water flowed in the creek at the second set of stairs going up the west side of Cliff Drive Park at between 2 and 5 gallons a minute as measured by my geology consultants. After the storm drain, the soil is merely damp at this point, although thecmek flows at its normal rate of about 3 gallons a minute at the western terminus of the creek. Because of these changes, we would like to be given the opportunity to analyze alternatives designed to restore water to the creek. These alternatives range from elevating the drain pipes at the west end of JAN U. VANuth0LUU I I IVI.1 IDIP(OMAiE AMERICAN BOARD OF DERMATOLOGY 8101 NEWMAN, SUITE C Mayor Strauss HUNTINGTON BEACH, CA 92641 April 19, 198 9 (7 14) 848-07 70 Page 2 of the creek, so that the water level is increased throughout the wetland (due to the positive pressure nature of the artesian springs which feed the creek, water height in the creek can be adjusted by raising or lowering the drainage outlets of the creek at its western end. The springs will keep pumping water up to the level of drainage. If the drainage is blocked, flooding of the area occurs, which is what happened last Spring when a worker bulldozed over the drain pipe. The drain at the western end, if raised two feet, will raise the water level in the middle of the creek, where it is now needed). Water can also be restored into the creek by dredging down closer to the water table. Water can also be brought up from the water table by a pump, which might actually be cheaper to maintain than regular and repeated backhoe operations (the Environmental Nature Center also uses a pump to circulate water, although it has to purchase its water, while here it is free and available). In any case, a well thought out plan should be considered and analyzed, then implemented, rather than allowing precipitous and indiscriminate removal of vegetation as requested by Vector Control. I would like to request that the Public Works Department and the General Services Department not be authorized to remove the vegetation until our group can work with the City in devising an alternative plan. In addition, I would also recommend that since the Department of Fish and Game has determined that this area represents a wetland, and since this wetland lies within the Coastal Zone, that a Coastal Permit be applied for, before indiscriminate disruption of the flora and fauna in the creek. In this same regard, and since the status of this area as a wetland is disputed by some of the City's staff, I would like to request that the City initiate the proper procedures to determine once and for all that this area is indeed a wetland, so that in the future, this wetland will receive the normal official protections that heretofore have been lacking. Thank you. Attached: Register news article 3100T // Sincerely, Jan D. Vandersloot MD 613C Wednesday, March 2 - Thursday, larch 3, 1988 The Orange County Hegislor 3 Environmentalists, Juaneno Indians fight parking -lot plan Newport would hurt wetlands, historic pitch mine, they say By Roberta Landman i ho Aegisrer NEWPORT BEACH — A 40- space aspace parking lot for an unim- proved section of Avon Street is raising the hackles of Newport Beach environmentalists and an Indian tribe. EnvironmM.tal-minded citizens are fighting the city's parking -lot plan, which Includes paving over - what the city calls an old Avon Street drainage ditch and digging out 15 feet from the cliff that the narrow 600 foot -long, shallow we- te{wey hugs. The environmentalists say the water that varies in depth from 2 itches to 2 feet lies not in a drain- age ditch, but in a natural freshwa- ter wetland habitat for wildlife, in- sects and plants — the only re- muining wetlands in Newport I Leigh is. And sourewhere within the near- by earby cliff is the site of a long -hidden Indian pitch mine, they said. "Indi- ans got pitch for (sealing) their boats there," said Newport ffarbor Iligh School leacher Roticrt Ilome, who opposes the plan. Along with IIouse and like-mind- ed people In the Newport Heights neighborhood, the Environmental Natui a Center and the science fac- ulty fit Newport Ilarbor If1gh school, the Juaneno Indian tribe ahu) Is keeping a wary eye on the city's plans. Tribe member Gloria Felix of Ifunthigton Beach said the tribe's oral history recounts a pitch mine In the Avon Street area. If the cliff Is excavated, she said the remain- ing 2.500 Jusnenos would want the work completed carefully and done with a Juaneno tribe members at the site. Vie tribe that once roarned Son Diego and Orange counties tied Its largest village In San .Tuan Capistrano, site said. Althnugh city representatives tied promised an archeologist would monitor excavation, Felix sold past excavations in other ar- eas have resulted 1-.-rclivologists incormetlyuttril- 'uancnoar- tifacts end host her trine, House insists 0. Strectsite is %forth sr,vinr for its historical value and for its value as a re- source for education. For the past 35 years, the wetlands strip has been o nature -study site for high- school students engaged In science assignments, he said. His sentiments are shared by Jan Vandersloot, leader of a pro - lest group that has named itself Friends of the Avon Street Wet- lands. Vandersloot, a Newport Heights resident, has commissioned b}olog- leal and geological assessments of the Avon Street area and cliff site. The results of a study by biological consultant Karlin Marsh confirm Vanderaloot's notion that the area, though small, is a natural wetlands area — a remaining piece of hlstar- ic wetletlds once extensive In the Newport Beach area. "The (freshwater) wetland is small, flat it's nice, and quite un- usual in something as intensely de- veloped an area as Newport Heights," Marsh said. "It's a reminder of what used to be. ... file last of its kind. That makes it special." "It has a good assortment of plants and animals within the en- vironment ... aquatic insects - butterflies nectaring on flowers — the watercress is coming into bloom..., it's functioning as a for- aging source and a source of water of animals laid birds," Marsh said. "I'm not a hydrologist," Marsh said, "but I observed what ap- panted to be spring -fed seepage einto that tittle creek, movement from where it spring seemed to be entering it." Wherever that writer comes from, Marsh sold, "It's not surface runoff." City officials in the Planning and Public Works departments think otherwise. Theysay the water comes from urban runoff -- the, residue of watering lawns in New- port heights mixed with a high wa. ter table. The city also received contrary biological information from a study it commissioned. That re- port, by Kellen Swirsky of Michael Brandmmr Associates, found stag- nant water intend of moving wa- ter on the Avon Street waterway and said the t real did nor represent a significant biological resource. One report, however, did estub- Iish the area as a wetland habitat, but It diminished it in hnportance. Both VUadersINA and city offl- cials asked the state Department or Fish and game to evaluate the tsar nishaac.nhe ttrpt,t� Jan D. Vanderaloot, left, and his children, Jon, 4, and Tiffarty, 2, gather near an area called the Avon Street Creek, along with Peggy and Dart Clark, and Jean Watt, far right. These and other area residents are protesting a city plan to pave ovor what they feel is a natural wetland In an area where Newport Beach wards to put up a parking lot. andersloof said his citizens group is prepared to take legal action to stop the city from continuing with the project. The future of the parking lot also will depend on how much the city warps to listen to another protest group, the Newport Heights Community /association, which is opposed to having a metered parking lot nearby for fear It will drive more people who use the Mariners Mile commercial area 10 101A 101 Ifee parking on neighborhood streets. biological worth of the area. Both were told Its value as a wetlands was Insignificant on a regional ba- sis. Fish and Game sanctioned the city's filling in the area on a trade- off basis, Dart Webb of the city's Public Works Department said. In exclmnge for F? '--vndLame npptuvni,thecity, fihuteto a flint for a Fish 1 is fresh- water project at th. th or Rig cnrivan. The clay's cuntlihutiou, "pr•ibably In the low thousands," will be established "at file tittle we go (onward with the project," Webb said. parking, Elie city plans to cut away 15 feet of cliff slope and build a retaining wall. 1rundersloot likes to think the spill studies are necessary because na- ture is contriving against the city, sending up waters from under- ground springs to stop the project's advancement. Webb said, "We're aware there's water" B ut the city, he said, would be aide to design around whatever water there might be without any major expense. Vanderstoot said his citizens group is prepared to talte legal ac- tion to stop the city from continu-" Ing with the project. The future of the parking lot also will depend on hour mach the city wants to listen to another priarst group. The Newport Heights Communi- ty Association is opposed tohnving a metered parking lot nearby for fear it wM drive morr. people who use the Mariners Mile commercial area to look for free parking on uelahborhood streets. "We're getting terrible traffic problems," said Gall Demmer, lite organizntlon's president. Are the F-antihes of 211 years ago the same as flit, ranunrs of Wehh said he expects the project t, aLry^; We know better. That's why Accent foruscs un Liniilirs to begin inJune.'rhe city Is wafting for results of soil studies "to estab- and family relationships each l hursday. }low arc 1:nnih• fish what the ground is like at file irlatimtships rhanp�— what trends are emerging; and h.••.v ,.tri tr!iffl retaining %%.,fit." Wchb sidtl, you iwitcr,, qu o •:r membrfs of the huusrin cid" I u„!.,n• Turtente cuough space for bend -ht rich week, whe at t-xidows It,.- 1°3111ity. Not 4-v s c a- l e; of S iG+e �c, k wL xp o h l � . x0LAndAtiOAJ C? sprrmV. or -seep -- — bv^c0.!G I" s/vFj y )c 4eLice ��J 7o s/o e4 bi//si�.e itr,edsvrYd wr1�, a, yaMd-l.�ld c%�owr,�rr i �F.J•a�p�-� rG�/ o u F ..o ICA A � O YQ 1 o, c � �u<Alyp. be Cas'for%eah . �� �J r R �` o /Or e �rvi�"tess P��w+ V O C O CCTT �cret� 1 V Jap d,4 t /9,0 S� WETLAND DETERMINATION DATA FORM — Arid West Region Project/Site: Avon Street Wetland City/County. Newport Beach Sampling Date: 9-3-19 Applicant/Owner. City of Newport Beach State: C_ Sampling Point: 1 Investigator(s): Tony Bomkamp Section, Township, Range: Section 28, T6S, 1110W, Landform (hillslope, terrace, etc.): Slope Local relief (concave, convex, none): Concave Slope (%): <2% Subregion (LRR): L Lat 33° 37'19.17" Long: 117° 55'27.17" Datum: NaV83 Sail Map Unit Name: NA NWI classification: NA - Not in Wetland Are climatic / hydrologic conditions on the site typical for this time of year? Yes !� No (If no, explain in Remarks.) Are Vegetation Sell , or Hydrology significantly disturbed? Are 'Normal Circumstances" present? Yes ✓ No Are Vegetation . Soil , or Hydrology naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No ✓ Is the Sampled Area Hydric Soft Present? Yes No ✓ within a Wetland? Yes No ✓ Welland Hydrology Present? Yes No ✓ Remarks: VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 1 1. Absolute Dominant Indicator ° Cover Species? Status Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 0 (A) Total Number of Dominant Specles Across All Strata: 1 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 0 (AIB) 2. 3. 4. Sapling/Shrub Stratum (Plot size: 1. = Total Cover Prevalence Index worksheet: Total % Cover of: Multiply bv: OBL species x 1 - FACW species x2= FAC species x3= FACU species 75 x4= 300 UPL species x5= Column Totals: 75 (A) 300 (B) Prevalence Index = B/A = 4.0 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 1 1. Heliotroplum curassavicum 75 Yes FACU 2. 3 4. Hydrophyttc Vegetation Indicators: _ Dominance Testis >50% _ Prevalence Index is 53.0' _ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 5. 6 7., t3. = Total Cover Woody Vine Strahun (Plot size: 1 I 2. - Total Cover % Bare Ground in Herb Stratum 25 % Cover of Biotic Crust 0 Hydrophytic Vegetation Present? Yes No ✓ Remarks: US Army Corps of Engineers Arid West —Version 2.0 SOIL Sampling Point: 1 Profile Description: (Describe to the depth needed to document the Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features Primary Indicators (minimum of one recurred: check finches) Color (moist) % Color (moist) _ % Type' Loc' Texture Remarks 0-4 2.5Y 3/3 100 None 0 NA NA SL No Hydric Indicators 4-10 2.5Y 3/3 100 None 0 NA NA Loam No Hydric Indicators 10-14 2.5Y 3/2 95 . 10YR 4/6 5 C M SCL Redox below 12 inches 'Type: CnConcentralion, D=De letion, RM=Reduced Matrix. CS=Covered or Coated Sand Grains. 2Location: PL=Pore Linin M=Matdx. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils : Histosol (Al) _ Sandy Redox (S5) _ 1 cm Muck (Ag) (LRR C) Hlstic Epipedon (A2) _ Stripped Matrix (S6) _ 2 cm Muck (A10) (LRR B) _ Black Histic (A3) _ Loamy Mucky Mineral (Ft) _ Reduced Vertic (F18) _ Hydrogen Sulfide (A4) — Loamy Gleyed Matrix (F2) _ Red Parent Material (TF2) _ Stratified Layers (A5) (LRR C) _ Depleted Matrix (F3) _ Other (Explain in Remarks) _ 1 cm Muck (A9) (LRR D) _ Redox Dark Surface (F6) _ Depleted Below Dark Surface (Al 1) _ Depleted Dark Surface (F7) _ Thick Dark Surface (Al2) _ Redox Depressions (178) 3Indicators of hydrophytic vegetation and _ Sandy Mucky Mineral (S1) _ Vernal Pools (F9) wetland hydrology must be present, _ Sandy Gleyed Matrix (S4) Wetland Hydrology Present? Yes No ✓ unless disturbed or problematic. Restrictive Layer (if present): Type: Remarks: Depth Qnches): Hydric Soil Present? Yes No ✓ Remarks: Wetland hydrology present within wetland area show that abrupt transition from alkali bulrush to alkali Redox found at 10 inches. Redox Dark Surface (F6) requires layer at least 4 inches thick in upper 12 inches. Does not meet criteria and indicates, along with vegetation and hydrology data that point is just outside wetland boundary. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one recurred: check all that apply) Secondary Indicators (2 or more rec rtrjgd) _ Surface Water (Al) _ Salt Crust (Bt t) _ Water Marks (B1) (Rlverine) _ High Water Table (A2) _ Biotic Crust (312) _ Sediment Deposits (82) (Rlvertne) _ Saturation (A3) " Aquatic Invertebrates (813) _ Drift Deposits (83) (Riverine) Water Marks (Bt) (Nonrivorine) _ Hydrogen Sulfide Odor (Cl) Drainage Patterns (B10) Sediment Deposits (82) (Nonriverine) _, Oxidized Rhizospheres along Living Roots (C3) _ Dry -Season Water Table (C2) _ Drift Deposits (B3) (NonHverine) — Presence of Reduced Iron (C4) _ Crayfish Burrows (C8) _ Surface Soil Cracks (66) _ Recent Iron Reduction in Tilled Sous (CO) _ Saturation Visible on Aerial Imagery (C9) _ Inundation Visible on Aerial Imagery (137) _ Thin Muck Surface (C7) _ Shallow Aquitard (D3) _ Water -Stained Leaves (B9) Other (Explain in Remarks) FAC -Neutral Test (135) Field Observations: Surface Water Present? Yes No ✓ Depth (inches): Water Table Present? Yes No ✓ Depth (inches): Saturation Present? Yes No ✓ Depth (inches): Wetland Hydrology Present? Yes No ✓ Includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous Inspections), if available: Remarks: Wetland hydrology absent within are dominated by alkali heliotrope, consistent with lack of hydric soils. Wetland hydrology present within wetland area show that abrupt transition from alkali bulrush to alkali heliotrope is location of wetland boundary. US Army Corps of Engineers Arid West - Version 2.0 WETLAND DETERMINATION DATA FORM — Arid West Region Project/Site: Avon Street Wetland City/County: Newport Beach Sampling Date: 9-3-19 Applicant/Owner: City of Newport Beach State: CA Sampling Point: 2 Investigator(s): Tony Bomkamp Section, Township, Range: Section 28, T6S, R10W. Landform (htllslope, terrace, etc.): Slope Wetland Local relief (concave, convex, none): Concave Slope (%): <2% Subregion (LRR): L Let: 33° 37'19.17" Long: 117° 55'27.17" Datum: Nay83 Soil Map Unit Name: NA NW classification: Palustrine Are climatic / hydrologic conditions on the site typical for this time of year? Yes ✓ No (If no, explain In Remarks.) Are Vegetation_ Soil , or Hydrology significantly disturbed? Are "Normal Circumstances" present? Yes ✓ No Are Vegetation . Soil , or Hydrology naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, Important features, etc. HydrophyUc Vegetation Present? Yes ✓ Na Is the Sampled Area Hydric Soil Present? Yes ✓ No within a Wetland? Yes ✓ No Welland Hydrology Present? Yes ✓ No VEGETATION — Use scientific names of plants. US Army Corps of Engineers Arid West – Version 2.0 Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: ) vet Species? Status Number of Dominant Species 1. That Are OBL, FACW, or FAC: 1 (A) 2. Total Number of Dominant 3. Species Across All Strata: 1 (B) 4. Percent of Dominant Species = Total Cover That Are OBL, FACW, or FAC: 100 (AIB) Saolino/Shrub Stratum (Plot size: ) 1. Prevalence Index worksheet: Total % Cover of: Multiply by: 081- species 70 x 1 = 70 FACW species x2= FAC species x3= FACU species 10 x4= 40 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: ) UPL species x5= 1. Schoenoplectus marittmus 70 Yes 0111- Column Totals: 80 (A) 110 (B) Prevalence Index = B/A = 1.4 2. Heliotrooium curassavicum IQ No FACU 3, 4, Hydrophytic Vegetation Indicators: 5. ✓ Dominance Test is >50% Prevalence Index Is s3.0' _ Morphological Adaptations' (Provide supporting data In Remarks or on a separate sheet) g. 7. 8. Problematic Hydrophytic Vegetation' (Explain) = Total Cover — Woody Vine Stratum (Plot size: ) 1. 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 2. = Total Cover Hydrophytic Vegetation °% Bare Ground in Herb Stratum 20 % Cover of Biotic Crust 0 Present? Yes ✓ No Remarks: US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: 2 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features Primary Indicators (minimum of one recuired: check (inches) Color (moist) - _ Color (moist) _ % _IyLeL Loci Texture Remarks 'Type: C=Concentration, D=De letlon, RM=Reduced Matrix, CS -Covered or Coated Sand Grains. Location: PL=Pore Unin , M=Matrix. Hydric Soll Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soifs3: _ Hislosol (Al) _ Sandy Redox (S5) — t cm Muck (Ag) (LRR C) Histic Epipedon (A2) _ Stripped Matrix (S6) _ 2 cm Muck (A10) (LRR B) Black Hlstic (A3) _ Loamy Mucky Mineral (F1) _ Reduced Vertic (FIB) Hydrogen Sulfide (A4) _ Loamy Gleyed Matrix (F2) _ Red Parent Material (TF2) _ Stratified Layers (A5) (-RR C) _ Depleted Matrix (F3) ^ Other (Explain in Remarks) _ 1 cm Muck (A9) (LRR 0) _ Redox Dark Surface (F6) _ Inundatlon Visible on Aerial Imagery (137) _ _ Depleted Below Dark Surface (At 1) T Depleted Dark Surface 0'7) _ Water -Stained Leaves (139) _ _ Thick Dark Surface (Al2) _, Redox Depressions (F8) 'Indicators of hydrophyUc vegetation and _ Sandy Mucky Mineral (S1) T Vernal Pools (F9) wetland hydrology must be present, _ Sandy Gleyed Matrix (S4) Depth (inches): 2 inches unless disturbed or problematic. Restrictive Layer Of present): Water Table Present? Yes ✓ No Depth (inches): Type: Saturation Present? Yes ✓ No Depth (inches): Wetland Hydrology Present? Yes ✓ No Hydric Sol[ Present? Yea _ V No Remarks: HYDROLOGY Welland Hydrology Indicators: Primary Indicators (minimum of one recuired: check all that apply) Secondary Indicators (2 or more reaulred) Surface Water (At) _ Salt Crust (B11) _ Water Marks (Bt) (Riverine) High Water Table (A2) _ Biotic Crust 0312) _ Sediment Deposits (32) (Rlverine) Saturation (A3) — Aquatic Invertebrates (813) _ Drift Deposits (B3) (Riverine) _ Water Marks (B1) (Nonriverine) _ Hydrogen Sulfide Odor (C1) _ Drainage Patterns (1310) _ Sediment Deposits (B2) (Nonriverine) _ Oxidized Rhizospheres along Living Roots (C3) _ Dry -Season Water Table (C2) _ Drift Deposits (B3) (Nonriverine) — Presence of Reduced iron (C4) _ Crayfish Burrows (CS) _ Surface Soil Cracks (B6) — Recent Iron Reduction In Tilled Soils (C6) _ Saturation Visible on Aerial Imagery (C9) _ Inundatlon Visible on Aerial Imagery (137) _ Thin Muck Surface (C7) _ Shallow Aquitard (D3) _ Water -Stained Leaves (139) _ Other (Explain in Remarks) FAC -Neutral Test (D5) Field Observations: Surface Water Present? Yes ✓ No Depth (inches): 2 inches Water Table Present? Yes ✓ No Depth (inches): Saturation Present? Yes ✓ No Depth (inches): Wetland Hydrology Present? Yes ✓ No (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Arid West - Version 2.0 WETLAND DETERMINATION DATA FORM — Arid West Region Project/Site: Avon Street Wetland Clty/County Newport Beach Sampling Date: 9-3-19 ApplicanUOwner. City of Newport Beach I State: CA Sampling Point: 3 Irvestigator(s): Tony Bomkamp Section, Township, Range: Section 28, T6S, R10W, Landform (hillslope, terrace, etc.): Slope Wetland Local relief (concave, convex, none): Concave Slope (%): <2% Subregion (LRR): L Lat: 33° 37'19.17" Long: 117' 55'27.17" Datum: Nav83 Soil Map Unit Name: NA NW classification: Palustrine Are climatic / hydrologic conditions on the site typical for this time of year? Yes ✓ Na (If no, explain in Remarks.) Are Vegetation Soil , or Hydrology significantly disturbed? Are "Normal Circumstances" present? Yes ✓ No Are Vegetation Soil , or Hydrology naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes ✓ No Is the Sampled Area Hydric Soil Present? Yes ✓ No within a Wetland? Yes ✓ No Wetland Hydrology Present? Yes ✓ No Number of Dominant Species Remarks: VEGETATION — Use scientific names of plants. US Army Corps of Engineers Arid West - Version 2.0 Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: ) over Species? Status Number of Dominant Species 1. That Are OBL, FACW, or FAC: 1 (A) 2. Total Number of Dominant 3. Specles Across All Strata: 1 (B) 4. Percent of Dominant Species = Total Cover That Are OBL, FACW, or FAC: 100 (AIB) Saofinn/Shrub Stratum (Plot size: 1 1, Prevalence Index worksheet: Total % Cover of: MuINRIv by: OBL species 70 x 1 = 70 FACW species x2= FAC species x3= FACU species x4= 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: ) UPL species x5= 1. Schoenoplectus maritimus 50 Yes OBL Column Totals: 70 (A) 70 (B) Prevalence Index = B/A = 1.0 2. Tvpha dominaensis 2_ yes FACU 3. q Hydrophytic Vegetation Indicators: Dominance Test Is >50% — Prevalence Index Is 53.0' Morphological Adaptations' (Provide supporting data In Remarks or on a separate sheet) 5. 6. 7. t3 — Problematic Hydrophytic Vegetation' (Explain) =Total Cover Woody Vine Stratum (Plot size: 1 1 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 2. - Total Cover Hydrophytic Vegetation % Bare Ground In Herb Stratum 10 % Cover of Biotic Crust 0 Present? Yes ✓ No Remarks: US Army Corps of Engineers Arid West - Version 2.0 SOIL Sampling Point: 3 Profile Description: (Describe to the depth needed to document the Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features Primary Indicators (minlmum of one required: check (inches) Color (moist) % Color (moist) —% Tvoe�Locr Texture Remarks 'Type: C=Concentration D=De lefEon RM --Reduced Matra, CS=Covered or Coated Sand Grains, 2Location: PL=Pore Linin M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric S01193: _ Histosol (Al) u Sandy Redox (S5) _ 1 cm Muck (A9) (LRR C) _ Hlstic Epipedon (A2) _ Stripped Matrix (S6) _ 2 cm Muck (A10) (LRR B) _ Black Histic (A3) _ Loamy Mucky Mineral (F1) _ Reduced Vertic (F18) ___. Hydrogen Sulfide (A4) _ Loamy Gleyed Matrix (F2) _ Red Parent Material (TF2) — Stradfled Layers (A5) (LRR C) _ Depleted Matrix (F3) _ Other (Explain in Remarks) — 1 cm Muck (A9) (LRR D) _ Redox Dark Surface (F6) _ Thin Muck Surface (C7) _ Depleted Below Dark Surface (All) _ Depleted Dark Surface (F7) _ Other (Explain In Remarks) _ _ Thick Dark Surface (Al2) _ Redox Depressions (F8) 3Indicators of hydrophydc vegetation and _ Sandy Mucky Mineral (S1) _ Vernal Pools (179) wetland hydrology must be present, _ Sandy Gleyed Matra (S4) unless disturbed or problematic. Restrictive Layer (If present): Depth (inches): Type: Saturation Present? Yes ✓ No Depth (inches): Depth (inches): includes ca ilia fringe) Hydric Soil Present? Yes ✓ No Remarks: Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minlmum of one required: check all that anoly) _ Secondary Indicators (2 or more reauired) Surface Water (Al) _ Salt Crust (1311) _ Water Marks (61) (Riverine) High Water Table (A2) _ Biotic Crust (B12) _ Sediment Deposits (B2) (Riverine) Saturation (A3) _ Aquatic Invertebrates (B13) — Drift Deposits (B3) (Riverine) _ Water Marks (131) (Nonriverine) _ Hydrogen Sulfide Odor (C1) _ Drainage Patterns (B10) _ Sediment Deposits (82) (Nonriverine) _ Oxidized Rhizospheres along Living Roots (C3) _ Dry -Season Water Table (C2) _ Drift Deposits (B3) (Nonriverine) _ Presence of Reduced Iron (C4) _ Crayfish Burrows (C8) Surface Soil Cracks (86) _ Recent Iron Reduction In Tilled Soils (C6) _ Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (87) _ Thin Muck Surface (C7) _ Shallow Aqultard (D3) _ Water-Stalned Leaves (89) _ Other (Explain In Remarks) _ FAC -Neutral Test (05) Field Observations: Surface Water Present? Yes ✓ No Depth (inches): 2 inches Water Table Present? Yes ✓ No Depth (inches): Saturation Present? Yes ✓ No Depth (inches): Wetland Hydrology Present? Yes ✓ No includes ca ilia fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Amry Corps of Engineers Arid West - Version 2.0 EXHIBIT B CONDITIONS OF APPROVAL PLANNING DIVISION 1. The Project shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The use of the building shall be limited to general office only in order to comply with accessibility provisions as required by the California Building Code. A change of use on the second floor from a general office would require an elevator, a compliant stairway to the second floor level and an accessible parking on the second level parking deck. 3. Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are "1" or less at all property lines. 4. Exterior lighting standards shall be no more than twenty (20) feet in height. 5. Wall pack lighting shall be prohibited. All outdoor lighting fixtures shall be designed, shielded, aimed, located, and maintained to shield adjacent properties and to not produce glare onto adjacent properties or roadways. Parking lot light fixtures and light fixtures on buildings shall be full cut-off fixtures. 6. Prior to final of building permits, a nighttime lighting inspection shall be conducted to confirm lighting will not cause a nuisance to adjacent residential properties. 7. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 8. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 9. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 10. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 11. Debris from demolition shall be removed from work areas each day and removed from the Project within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 12. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 13. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 14. Revisions to the approved plans may require an amendment to this Coastal Development Permit and Conditional Use Permit or the processing of a new coastal development permit, and/or conditional use permit. 15. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 16. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit, and/or Conditional Use Permit. 17. This Coastal Development Permit and Conditional Use Permit may be modified or revoked by the Planning Commission if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 18. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 19. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A," shall be incorporated into the Building Division and field sets of plans. 903M i 20. Prior to the issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Project file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit, and/or Conditional Use Permit. 21. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought -tolerant plantings, non-invasive plant species and water -efficient irrigation design. The plans shall be approved by the Planning Division. 22. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 23. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 24. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current Property owner or agent. 25. This Coastal Development Permit No. CD2019-003 and Conditional Use Permit No. UP2019-003 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 and Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. Page B-3 26. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of The Garden Office and Parking Structure including, but not limited to, Coastal Development Permit No. CD2019-003 and Conditional Use Permit No. UP2019-003 (PA2019- 023). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. FIRE DEPARTMENT 27. Fire access roads will be required as per California Fire Code (CFC) Section 503.1.1 and Newport Beach Fire Department Guideline C.01 and C.02. 28. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities and buildings are hereafter constructed or moved into or within the jurisdiction. CFC Section 507.1 29. Fire flow shall be determined as per City of Newport Beach Guideline B.01. CFC Section 507.3. 30. Fire hydrants shall be provided and located within 400 feet of all portions of the building. CFC Section 507.5.1. 31. Public Safety Radio Coverage will be required as per CFC Section 510.1 and City of Newport Beach Guideline D.05. 32. Standby power shall be provided for emergency responder radio coverage systems as required in CFC Section 510.4.2.3. The standby power supply shall be capable of operating the emergency responder radio coverage system for a duration of not less than twenty four (24) hours. CFC Section 604.2.3. BUILDING DIVISION 33. Accessible parking stalls shall comply with Section 11 B-502 of the California Building Code (CBC). 34. Accessible path of travel shall comply with Section 11 B-402 of the CBC; steps/stairs not permitted as part of the accessible path. 35. The trellis element shall comply with 602 and 705 of the CBC for the exterior construction opening requirement. 36. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 37. The Applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City -adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 38. The Applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: 39. Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two (2) feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90 -day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. Page B-5 • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six (6) -inch surface layer, subject to review/discretion of the geotechnical engineer. 40. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan ("SWPPP") and Notice of Intent ("NOI") to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project's impact on water quality. 41. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a WQMP for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate BMPs to ensure that no violations of water quality standards or waste discharge requirements occur. 42. A list of "good housekeeping" practices will be incorporated into the long-term post - construction operation of the Project to minimize the likelihood that pollutants will be used, stored or spilled on the Project that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non- structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable, Treatment Control) BMPs. PUBLIC WORKS DEPARTMENT 43. All improvements shall be constructed as required by Ordinance and the Public Works Department. AM=. 44. All improvements shall comply with the City's sight distance requirement per City Standard STD -110-L, including project driveway approaches and the Avon Street and Riverside Drive intersection. 45. An encroachment permit is required for all work activities within the public right-of- way or park area. 46. Prior to the issuance of building permits, the parking layout shall comply with City Standard STD -805 -L-A and STD -805 -L -B. Dead end drive aisles shall be accompanied by a dedicated turnaround space and a minimum five (5) -foot drive aisle extension. The ramp slopes shall be limited to fifteen (15) percent maximum. The slope change shall be limited to eleven percent maximum and minimum five (5) foot intervals. 47. Prior to final of building permits, the public parking layout along Avon Street shall comply with City Standards with nine (9) foot wide parking spaces at each end. The parking meter posts shall be relocated to accommodate the new parking layout. Final design shall be subject to review and approval by the City Traffic Engineer. 48. Prior to final of building permits, the existing sewer lateral shall be abandoned at the property line. A new sewer lateral and sewer clean out shall be installed per City Standard STD -406-L. 49. Prior to final of building permits, the applicant shall be required to upgrade/reconstruct all non-compliant water services per City Standard. 50. Structural encroachment, including but not limited to, caissons, retaining walls, and tie -backs are prohibited within the public -right-of-way. 51. Prior to final of building permits, applicant shall be required to landscape all portions of disturbed or damaged landscaping within the park or parkway areas per the direction of the Public Works Department. 52. Prior to the issuance of building permits, proposed encroachments, including handrails within the existing street easement along Avon Street shall be removed and relocated to an area outside of the easement. 53. If valet parking is proposed, a valet operation plan shall be prepared and submitted for review and approval by the Community Development Director and City Traffic Engineer. Parking in drive aisles shall be prohibited as part of the valet operation unless the entire parking lot is valet parked. Page B-7 54. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector prior to final of building permits. 55. County Sanitation District fees shall be paid prior to the issuance of any building permits. 56. Prior to the commencement of demolition and grading of the project, the Applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include discussion of project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the Applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 57. Traffic control and truck route plans shall be reviewed and approved by the Public Works Department before their implementation. Large construction vehicles shall not be permitted to travel narrow streets as determined by the Public Works Department. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagman. PLANNING COMMISSION AND CITY COUNCIL CONDITIONS 58. Prior to the issuance of building permits, the Project plans shall be modified along the southerly fagade to provide a minimum four (4) foot deep landscape area between the pedestrian entrance to the lower level parking area and the enclosed office area to the greatest extent feasible. 59. Prior to the issuance of building permits, the Project plans shall be revised to eliminate the unused space area in front of the three (3) parking stalls adjacent to the office building on each level of the parking structure. The parking stalls shall be moved forward to increase the drive aisle width at these locations. 60. The Property owner shall take all reasonable steps to prohibit loitering in the parking structure, which may include signage or the provision of parking lot attendants or security personnel if required by the Community Development Director. 61. Prior to the issuance of building permits, the Project plans shall be modified to extend the proposed trellis at the upper deck of the parking structure across both rows of parking spaces. The trellis will be completely foliated with vines and other organic material to provide a green, landscape covering to help reduce noise and light spillage. Prior to the issuance of building permits, the Project plans shall be modified to extend the proposed trellis at the upper deck of the parking structure across both rows of parking spaces plus an additional three (3) feet beyond each MM row of parking spaces in compliance with the adopted building and fire codes. The trellis will be completely foliated with vines and other organic material to provide a green, landscape covering to help reduce noise and light spillage. 62. Exterior lighting shall be limited to the minimum necessary for site security after 10:15 p.m., seven (7) days a week on the upper deck of the parking structure. 63. Vehicles shall not be allowed to enter or exit the upper level of the parking structure from 10:00 p.m. through 6:00 a.m., seven (7) days a week. 64. The Conditional Use Permit shall be subject to a six-month review by the Planning Commission following the issuance of a certificate of occupancy of building permits for the office and parking structure. 65. Prior to the issuance of grading permits, the landscape plan shall be updated to reflect that the existing oak tree north of the subject property at 2911 Cliff Drive shall be protected in place. The applicant shall submit a report prepared by a Consulting Arborist (American Society of Consulting Arborists) that includes recommendations regarding potential impacts to the existing oak tree located at 2911 Cliff Drive during demolition and grading. The report may include an initial analysis and recommendations regarding demolition and construction practices, including but not limited to procedures for observation and site monitoring during demolition and grading. The report shall be reviewed by the City's arborist prior to issuance of grading permits. The contractor shall follow the Arborist's recommendations throughout project construction. 66. The upper level of the parking structure shall be used solely for parking. consultants EXHIBIT C engineering geotechnical applications GEOTECHNICAL INVESTIGATION FOR PROPOSED COMMERCIAL DEVELOPMENT LOCATED AT 215 RIVERSIDE AVENUE NEWPORT BEACH, CALIFORNIA Presented to: Laidlaw Schultz Architects MqR 2� 3111 Second Avenue 'q Corona Del Mar, CA 92625 0l7 -'o, AL Attention: ft®6ACA Scott Laidlaw, Principal cc: Mobilitie, LLC Attention: Kathy Wongsatittham Prepared by: EGA CONSULTANTS, Inc. 375-C Monte Vista Avenue Costa Mesa, California 92627 ph (949) 642.9309 fax (949) 642-1290 November 5, 2018 Project No. SL148.1 375-C Monte Vista Avenue - Costa Mesa, CA 92627 • (949) 642-9309 • FAX (949) 642-1290 engineering geotecbnical November 5, 2018 applications consultants Project No. SL148.1 Site: Proposed Commercial Development at 215 Riverside Avenue Newport Beach, California Executive Summary Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed mixed-use development is feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on-site that cannot be mitigated by proper planning, design, and utilization of sound construction practices. The engineering properties of the soil and native materials, and surface drainage offer favorable conditions for site re -development. The following key elements are conclusions confirmed from this investigation: A review of available geologic records indicates that no active faults cross the subject property. The site is located in the seismically active Southern California area, and within 2 kilometers of the Type B Newport -Inglewood Fault. As such, the proposed development shall be designed in accordance with seismic considerations specified in the 2016 California Building Code (CBC) and the City of Newport Beach requirements, Foundation specifications herein include added provisions for potential liquefaction on-site per City policy CBC 1803.11-12. SUMMARY OF RECOMMENDATIONS Design Item Foundations: Footing Bearing Pressure: Passive Lateral Resistence Perimeter Footing Widths: Perimeter Footing Depths: Coefficient of Friction: Mat Slab (Optional): Soil Expansion: Soil Sulfate Content: Building Pad Removals: Sandy Soil Max. Density: Recommendations 2,000 psf - building, continuous; 2,500 psf - columns 250 psf per foot min. 15 inches with two No. 5 bars top and bottom min. 24 inches below lowest adjacent grade 0.30 min. 12 inches with thickened edges (+ 6 inches) with no. 5 bars @ 12" o.c. each way, top and bottom Non -Expansive Terrace Deposits Negligible min. 3 ft. overexcavation, with 5 ft. envelope where feasible 119.0 pcf @ 10.5 % Opt. Moisture Building Slab: * Concrete slabs cast against properly compacted fill materials shall be a minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center in both directions. " Dowel all footings to slabs with No. 4 bars at 24 inches on center. * Concrete building slabs shall be underlain by 2 inches clean sand, underlain by a min. 15 mil Stego Wrap (visqueen vapor barrier), with all laps sealed, underlain by 4 inches of 3/e -inch gravel (capillary break). Seismic Values: Site Class Definition (Table 1613.5.2) D Mapped Spectral Response Acceleration at 0.2s Period, Se 1.700 g Mapped Spectral Response Acceleration at 1 s Period, S, 0.627 g Short Period Site Coefficient at 0.2 Period, F. 1.00 Long Period Site Coefficient at 1s Period, Fv 1.50 Adjusted Spectral Response Acceleration at 0.2s Period, SMS 1.700 g Adjusted Spectral Response Acceleration at 1 s Period, SM, 0.941 g Design Spectral Response Acceleration at 0.2s Period, Sos 1.133 g Design Spectral Response Acceleration at 16 Period, So, 0.627 g PGAm = 0.696 g 375-C Monte Vista Avenue • Costa Mesa, CA 92627 • (949) 642-9309 • FAX (949) 642-1290 engineering geotechnical application.r consultants November 5, 2018 Project No. SL148.1 Laidlaw Schultz Architects 3111 Second Avenue Corona Del Mar, CA 92625 Attention: Scott Laidlaw, Principal Subject: GEOTECHNICAL INVESTIGATION FOR PROPOSED COMMERCIAL DEVELOPMENT LOCATED AT 215 RIVERSIDE AVENUE NEWPORT BEACH, CALIFORNIA Dear Scott, In accordance with your request we have completed our Geotechnical Investigation of the above referenced site. This investigation was performed to determine the site soil conditions and to provide geotechnical parameters for the proposed re -grading and construction at the subject lot. It is our understanding that the proposed residential re -development shall include the demolition of the existing structures, and the construction of a new commercial development and associated improvements. This opportunity to be of service is appreciated. If you have any questions, please call. Very truly yours, EGA Consultants, Inc. DAVID A. WORTHINGTON CEG 2124 Principal Engineering Geologist Copies: (5) Addressee PAUL DURAND RC Sr. Project Engineer JVk .. C10, 375-C Monte Vista Avenue -Costa Mesa, CA 92627 - (949) 642-9309 • FAX (949) 642-1290 GEOTECHNICAL INVESTIGATION FOR PROPOSED COMMERCIAL DEVELOPMENT LOCATED AT 215 RIVERSIDE AVENUE NEWPORT BEACH, CALIFORNIA INTRODUCTION November 5, 2018 Project No, SL148.1 In response to your request and in accordance with the City of Newport Beach Building Department requirements, we have completed a preliminary geotechnical investigation at the subject site located at 215 Riverside Avenue, in the City of Newport Beach, State of California (see Site Location Map, Figure 1). The purpose of our investigation was to evaluate the existing geotechnical conditions at the subject site and provide recommendations and geotechnical parameters for site re- development, earthwork, and foundation design for the proposed re -construction. We were also requested to evaluate the potential for on-site geotechnical hazards. This report presents the results of our findings, as well as our conclusions and recommendations. SCOPE OF STUDY The scope of our investigation included the following tasks: • Review of readily available published and unpublished reports; • Geologic reconnaissance and mapping; • Excavation and sampling of three (3) exploratory boring to a total depth of 17 feet below existing grade (b.g.); • Advancement of four (4) continuous Cone Penetration Test (CPT) soundings to a maximum depth of 50 feet below grade (results of the CPT soundings are included herein); • Laboratory testing of representative samples obtained from the exploratory borings; • Engineering and geologic analysis including seismicity coefficients in accordance with the 2016 California Building Code (CBC); • Seismic and Liquefaction analysis and settlement computations (in accordance with California Geological Survey, SP 117A); • Preparation of this report presenting our findings, conclusions, and recommendations. GENERAL SITE CONDITIONS The subject property is a semi -rectangular shaped parcel located at 215 Riverside Avenue in the City of Newport Beach, County of Orange, California (see Site Location Map, Figure 1). The lot dimensions are provided on Plot Plan, Figure, 2, with approximate lot area of 19,000 square feet. For the purpose of clarity in this report, the lot is bound by Avon Street to the south, by Riverside Avenue to the east, by residential homes to the north, and by Cliff Drive Park to the west. The nearest cross street is Avon Street. The lot is located on the mainland side of Pacific Coast Highway. Channel waters of the Newport Bay are approximately 850 feet to the south, and the Pacific Ocean is located approximately 4,354 feet southwest of the site (see Site Location Map, Figure 1), The subject property consists of a relatively flat, terraced lot with a gradual 2.5:1 slope in the north of the property, up to the adjacent residential homes. Currently, the lot is occupied by a office -retail business situated on a graded level pad. All structures are supported on continuous perimeter footings with slab -on -grade floors (see Plot Plan, Figure 2). The site is legally described as Parcels D and 3 of PMB 237135-36, in the City of Newport Beach, County of Orange, California (APN 049-103-17). PROPOSED COMMERCIAL -OFFICE USE RE -DEVELOPMENT The precise grading plan is not available at this time. However, based on our review of the preliminary plans by Laidlaw Schultz Architects, the proposed scope of work includes the demolition of the existing structures, and the construction of a two-story 2,500 sq. ft. commercial office building and a 50 -space parking area with associated improvements and retaining walls. We assume that the proposed buildings will consist of wood -frame and masonry block construction or building materials of similar type and load. The building foundations will consist of a combination of isolated and continuous spread footings. Loads on the footings are unknown, but are expected to be less than 2,500 and 2,000 pounds per square foot on the isolated and continuous footings, respectively. if actual loads exceed these assumed values, we should be contacted to evaluate whether revisions of this report are necessary. It is our understanding that the grade of the sites are not expected to vary significantly, with maximum regrades consisting of approximately 1 to Proposed 2 -Story Commeroial Orfice Qevelopmcni 215 Riverside Avenue, Newport Beach, CA Snits Kc Pon Project No. SLI48.1 November 5, 2018 i 2 feet in the building areas. Based on NAVD88, the lowest site elevation is approximately 17 feet above MSL. Based on the preliminary plans, the proposed finish floor elevation shall be 9-+ ft. above mean sea level (MSL) to conform with City and United Stakes FEMA flood elevation requirements. Note: The precise determination, measuring, and documenting of the site elevations, hub locations, property boundaries, etc., is the responsibility of the project licensed land surveyor. SUBSURFACE EXPLORATION Our subsurface exploration consisted of the excavation of three (3) exploratory boring (B-1, B-2, and B-3) to a maximum depth of 17 feet below grade (b.g.) and four (4) CPT probes (CPT -1, GPT -2, CPT -3, and CPT -G) to a depth of 50 ft. b.g. (continuous soil profile). Prior to drilling, the underground detection and markup service (Underground Service Alert of Southern California) was ordered and completed under ❑igAlert Confirmation No. A182531182 -ODA, Representative bulk and relatively undisturbed soil samples were obtained for labora- tory testing. Geologic/CPT logs of the soil boring/probes are included in Appendix A. The borings were continuously logged by a registered geologist from our firm who obtained soil samples for geotechnical laboratory analysis. The approximate locations of the borings are shown on Figure 2, Plot Pian. Geotechnical soil samples were obtained using a modified California sampler filled with 23/a inch diameter, 1 -inch tall brass rings. Bulk samples were obtained by collecting representative bore hole cuttings. Locations of geotechnical samples and other data are presented on the boring logs in Appendix A. The soils were visually classified according to the Unified Soil Classification System. Classifications are shown on the boring logs included in Appendix A. LABORATORY TESTING Laboratory testing was performed on representative soil samples obtained during our subsurface exploration. The following tests were performed: Dry Density and Moisture Content (ASTM: ❑ 2216) Propose) 2 -Story Com rurrcia1 0I'lice Devc1upmun1 215 Riverside Avenue, Newport Bench, CA Soils Report Projec[ No. SL149 i Novern hor 5, 2018 * Maximum Dry Density and Optimum Moisture Content (ASTM: D 1557) * Wet (Submerged) Density (ASTM: D 1557) * Direct Shear (ASTM D 3080) * Expansion Index (ASTM D 4829) * Sulfate Content (ACI 318-14, CA 417) * Soil Classification (ASTM D 2487) All laboratory testing was performed by our sub -contractor, G3SoilWorks, Inc., of Costa Mesa, California. Geotechnical test results are included in Appendix B, herein. SOIL AND GEOLOGIC CONDITIONS The site soil and geologic conditions are as follows: eer)aae and Groundwater Seepage or surface water ponding was not noted on the subject site at the time of our study. Groundwater was not encountered in our test excavations. According to the Orange County Water District (OCWD), there are no water wells located within the general vicinity of the subject property. Our data indicates,that perched groundwater subject to tidal fluctuations is encountered in the region, but was not present on site at the time of our test excavations. Channel waters of the Newport Bay are approximately 850 feet to the south, and the Pacific Ocean is located approximately 4,350 feet southwest of the site (see Site Location Map, Figure 1). A tidal chart during the week of September 28, 2018, presented as Figure 4, herein. Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5, 2018 Geologic Setting Regionally, the site is located within the western boundary of the Coastal Plain of Orange County. The Coastal Plain lies within the southwest portion of the Los Angeles Basin and consists of semi -consolidated marine and non -marine deposits ranging in age from Miocene to recent. The western boundary of the Coastal Plain, in which the site is located, is referred to as the Tustin Plain. It is bound by the Santa Ana Mountains to the northeast and the San Joaquin Hills to the southeast. Based on available geologic maps the site is underlain by a thin mantle of residual soils and/or engineered fill. The shallow soil layer is underlain by older terrace deposits (Qtm) which are described as silty sands and with trace clays (see reference No. 2). The competent terrace deposits are underlain by bedrock of the Monterey Formation (Tm). Roadside exposures of massive bedrock of the Monterey Formation (Tm) are visible on the inland side of the Pacific Coast Highway less than'/2 kilometers northwest and southeast of the site (Banning Ranch and Dover Shores bluffs). A Geologic Map is presented as Figure 3, herein (reference: Morton, D.M., and Miller, F.K., 2006). Faulting A review of available geologic records indicates that no active faults cross the subject property (Figure No. 3 and reference No. 2). Seismicity The seismic hazards most likely to impact the subject site is ground shaking following a large earthquake on the Newport -Inglewood (onshore), Palos Verdes (offshore), Whittier -Elsinore, or Cucamonga. The fault distances, probable magnitudes, and horizontal accelerations are listed as follows: FAULT DISTANCE FROM MAXIMUM CREDIBLE MAXIMUM (Seismic SUBJECT SITE EARTHQUAKE HORIZONTAL Source Type) (Kilometers) MAGNITUDE ROCK ACCELERATION Newport- 2 kilometers southwest 7.2 0.69 g's Inglewood (B) Palos Verdes 16 kilometers 7.1 0.38 g's (B) southwest Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5. 2018 Chino -Cental 40 kilometers northeast 6.7 0.14 g's Avenue (B) D Mapped Spectral Response Acceleration at 0,2s Period, Ss 1.700 g Elsinore (B) 37 kilometers northeast 6.8 0.16 g's Cucamonga 50 kilometers north- 7.0 0.14 g's (A) northeast The maximum anticipated bedrock acceleration on the site is estimated to be less than 0.69, based on a maximum probable earthquake on the Newport - Inglewood Fault. The site is underlain by fill and estuarine sands. For design purposes, two-thirds of the maximum anticipated bedrock acceleration may be assumed for the repeatable ground acceleration. The effects of seismic shaking can be mitigated by adhering to the 2016 California Building Code or the standards of care established by the Structural Engineers Association of California. With respect to this hazard, the site is comparable to others in this general area in similar geologic settings. The grading specifications and guidelines outlined in Appendix C of the referenced report are in part, intended to mitigate seismic shaking. These guidelines conform to the industry standard of care and from a geotechnical standpoint, no additional measures are warranted. Based on our review of the "Seismic Zone Map," published by the California Department of Mines and Geology in conjunction with Special Publication 117, there are no earthquake landslide zones on or adjacent to the site. The proposed development shall be designed in accordance with seismic considerations contained in the 2016 CBC and the City of Newport Beach requirements. Based on Chapter 16 of the 2016 CBC and on Maps of Known Active Near - Source Zones in California and Adjacent Portions of Nevada (ASCE 7 Standard), the following parameters may be considered: 2016 CBC Seismic Design Parameters SITE ADDRESS: 215 Riverside Avenue, Newport Beach, CA Site Latitude (Decimal Degrees) 33.6219 Site Longitude (Decimal Degrees) -117.92365 Site Class Definition D Mapped Spectral Response Acceleration at 0,2s Period, Ss 1.700 g Mapped Spectral Response Acceleration at is Period, Si 0.627 g Short Period Site Coefficient at 0.2 Period, Fa 1.00 Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL 14 8. 1 November 5, 2018 Long Period Site Coefficient at is Period, Fv 1.50 Adjusted Spectral Response Acceleration at 0.2s Period, S,,rs 1.700 g Adjusted Spectral Response Acceleration at is Period, S,, 0.941 g Design Spectral Response Acceleration at 0.2s Period, Sps 1.133 g Design Spectral Response Acceleration at Is Period Soi 0.627 g In accordance with the USGS Design Maps, and assuming Site Class "D", the mean peak ground acceleration (PGAm) per USGS is 0.696 g. The stated PGAm is based on a 2% probability of exceedance in a 50 year span (see copies of the USGS Design Maps Detailed Report, Appendix D, herein). Other Geologic Hazards Other geologic hazards such as landsliding, or expansive soils, do not appear to be evident at the subject site. FINDINGS Subsurface Soils As encountered in our test borings, the site is underlain by, fill and native materials as follows: Fill A Fill soils were encountered in a depth of approximately 2% to 3 feet b.g, The fill soils consist generally of grayish brown, dry to damp, loose to medium dense, silty sand with clay and gravel. The expansion potential of the fill soils was tested (in accordance with ASTM D 4829) and is determined to be non -expansive (E.I. = 0) when exposed to an increase in moisture content. Based on the laboratory results dated October 16, 2018, the site maximum dry density is 119.0 pcf at an optimum moisture content of 10.5 % (per ASTM D 1557). The sulfate content of the on site soils were determined to be negligible, Class [SO]. The complete laboratory reports are presented in Appendix B, herein. Native - Terrace Deposits (Qtm) Underlying the fill materials are Quaternary -age terrace deposits as encountered in each of the test borings (B-1 through B-3 and CPT -1 Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No, SL148.1 November 5, 2018 through CPT -4) to the maximum depths explored (17 ft b.g.). The native soils consist generally of gray brown, dry to moist, medium dense, non- cemented, fine- to medium -grained, micaceous sand with silt layers which becomes less weathered with depth. Monterev Formation (Tm Though not encountered in any of the three hand-augered test borings, the terrace deposits on the subject site are underlain by deposits of the Miocene age Monterey Formation. Bedrock exposures are visible in the rear yard and park of the natural slopes ascending to Cliff Drive, This correlates with the high blow count data from our CPT probe advanced on October 26, 2018 (see continuous log in Appendix A, herein). Bedrock materials consist generally of marine siltstone and sandstone, siliceous and diatomaceous, and dense to very dense. The bedrock is moderately weathered becoming less weathered with depth. Based on the extrapolation of data and geologic maps (Figure 3 of the soils report), the geologic structure of the bedrock (bedding) dips at gentle angles (horizontal to 10 degrees) to the north and west. This structural orientation is considered to be neutral to favorable with respect to the gross stability of the rear and surrounding slopes underlain with bedrock. LIQUEFACTION ANALYSIS Per SP1 17A) Liquefaction of soils can be caused by strong vibratory motion in response to earthquakes. Both research and historical data indicate that loose, granular sandy soils are susceptible to liquefaction, while the stability of rock, gravels, clays, and silts are not significantly affected by vibratory motion. Liquefaction is generally known to occur only in saturated or near saturated granular soils. The site is underlain by fill/estuarine sands, old paralic deposits, and bedrock of the Monterey Formation. It is our understanding that the current City policy, has assigned a seismic settlement potential of one (1.0) inch in the upper ten feet, and three (3.0) inches for soil depths of ten to fifty feet. In the event settlement values exceed these threshold values, then additional analysis and/or additional mitigation is required. The CPT testing was performed in accordance with the "Standard Test Method for Performing Electronic Friction Cone and Piezocone Penetration Testing of Soils," (ASTM D5778-12). The seismically induced settlement for the proposed structure was evaluated based on the "Soil Liquefaction During Earthquakes" by Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL 148.1 November 5, 2018 9 I.M. ldriss and R.W. Boulanger, dated September 8, 2048. The analysis was provided by the 10 -feet deep 4 " diameter hand -auger borings, and a 50+ feet deep 1.7" diameter CPT probe advanced on October 26, 2018. The exploratory boring and probe locations are shown in the Plot Plan, Figure 2, herein. The soil borings were continuously logged by a certified engineering geologist of our firm. The computations and results of our Liquefaction Analysis, based on CPT blow counts of Boring CPT -1 are attached in Appendix E, herein. The seismically induced settlement analysis was evaluated based on methods published in the references Nos. "a" through "j" (see "Associated References", herein), The liquefaction and seismic settlement calculations indicate seismic settlement (includes dry and saturated sands) in the upper 50 feet is less than 2.0 inches and less than 1.0 inch in the upper 10 feet. Hence, shallow mitigation methods for liquefaction may be implemented per City Code Policy (No. CBC 1803.5.11- 2 last revised 71312014). Based on our liquefaction analysis, and in accordance with the City of Newport Beach Policy No. CBC "803.5.91-12 (NBMC, Charter 15), we recommend the following mitigative methods to minimize the effects of shallow liquefaction: 1. Tie all pad footings with grade beams. 2. All footings should be a minimum of 24 inches deep, below grade. 3. Continuous footings should be reinforced with two No. 5 rebar (two at the top and two at the bottom). 4. Concrete slabs cast against properly compacted fill materials shall be a minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. 5. Dowel all footings to slabs with No. 4 /oars at 24 inches on center. The foundation specifications outlined above will act to decrease the potential settlement due to liquefaction and/or seismically induced lateral deformation to tolerable amounts. If the above specifications are incorporated, the proposed structure shall be stable and adequate for the intended uses and the proposed construction will not adversely impact the subject or adjacent properties. Proposed 2 -Story Commercial duce Uevelopmrnl 215 Riverside Avenue, Newport 8teach, CA Soils rteporr Project No. SL148. 1 November 5, 2418 1 (. Other Geologic Hazards Other geologic hazards such as landsliding, or expansive soils, do not appear to be evident at the subject site. CONCLUSIONS Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed improvements at the site are feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on-site that cannot be mitigated by proper planning, design, and utilization of sound construction practices. The engineering properties of the soil and native materials, and the surface drainage offer favorable conditions for site re- development. RECOMMENDATIONS The following sections discuss the principle geotechnical concerns which should be considered for proper site re -development. Earthwork Grading and earthwork should be performed in accordance with the following recommendations and the General Earthwork and Grading Guidelines included in Appendix C. It is our understanding that the majority of grading will be limited to the re -grading of the building pad for the proposed construction. In general, it is anticipated that the removal of the upper 3 feet within the building footprint (slab -on -grade portion) will require removal and recompaction to prepare the site for construction. The removals should be accomplished so that all fill and backfill existing as part of the previous site use and demolition operations are removed. Where feasible, the limits of the pad fill shall be defined by a five (5) feet envelope encompassing the building footprint. Care should be taken to protect the adjacent property improvements. A minimum one foot thick fill blanket should be placed throughout the exterior improvements (approaches, hardscape, etc.). The fill blanket will be achieved by re -working (scarifying) the upper 12 inches of the existing grade. Water via a 2 -inch hose shall be vigorously induced during the pad grading operations. Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5, 2018 11 Site Preparation Prior to earthwork or construction operations, the site should be cleared of surface structures and subsurface obstructions and stripped of any vegetation in the areas proposed for development. Removed vegetation and debris should then be disposed of off-site. A minimum of 3 feet of the soils below existing grade will require removal and recompaction in the areas to receive building pad fill. Following removal, the excavated surface should be inspected by the soils engineer or his designated representative prior to the placement of any fill in footing trenches. Holes or pockets of undocumented fill resulting from removal of buried obstructions discovered during this inspection should be filled with suitable compacted fill. Fills The on-site soils are suitable for reuse as compacted fill, provided they are free of organic materials, debris, and materials larger than six (6) inches in diameter. After removal of any loose, compressible soils, all areas to receive fill and/or other surface improvements should be scarified to a minimum depth of 12 inches, brought to at least 2 percent over optimum moisture conditions and compacted to at least 90 percent relative compaction (based on ASTM: D 1557). If necessary, import soils for near -surface fills should be predominately granular, possess a very low expansion potential, and be approved by the geotechnical engineer. Lift thicknesses will be dependent on the size and type of equipment used. In general, fill should be placed in uniform lifts not exceeding 8 inches. Placement and compaction of fill should be in accordance with local grading ordinances under the observation and testing of the geotechnical consultant. We recommend that fill soils be placed at moisture contents at least 2 percent over optimum (based on ASTM: D 1557). We recommend that oversize materials (materials over 6 inches) should they be encountered, be stockpiled and removed from the site. Trench Backfill The on-site soils may be used as trench backfill provided they are screened of rock sizes over 6 inches in dimension and organic matter. Trench backfill should be compacted in uniform lifts (not exceeding 8 inches in compacted thickness) by mechanical means to at least 90 percent relative compaction (ASTM: D 1557). Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5, 2018 12 Geotechnical Parameters The following Geotechnical parameters may used in the design of the proposed structure (also, see "Liquefaction Analysis" section, above): Foundation Design Structures on properly compacted fill may be supported by conventional, continuous or isolated spread footings. All footings should be a minimum of 24 inches deep (measured in the field below lowest adjacent grade). Footing widths shall me an minimum 15 inches for interior cross beams and 18 inches for perimeter footings. As stated above, additionally, to further reduce the effects of the thin zones of potentially liquefiable soils, the building slab shall include 15" wide by 24" deep interior grade beams to be reinforced with two No. 5 rebars (two at the top and two at the bottom). The cross beam locations shall be determined by the structural engineer. At this depth (24 inches) footings founded in fill materials may be designed for an allowable bearing value of 2,400 and 2,500 psf (for dead -plus -live load) for continuous wall and isolated spread footings, respectively. These values may be increased by one-third for loads of short duration, including wind or seismic forces. Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations. Mat Foundation Design jOptioriaO Due to anticipated high fide waters and cohesionless sands during construction, a mat slab foundation system is a recommended option. Mat slabs founded in compacted fill or competent native materials may be designed for an allowable bearing value of 2,500 psf (tor dead -plus -live load). These values may be increased by one-third for loads of short duration, including wind or seismic forces. The actual design of the foundation and slabs should be completed by the structural engineer. MIN. DESIGN ITEM Mai foundations allowable bearing pressure passive lateral resistance mat slab thickness: steel reinforcement- Proposed einforcement Proposed 2•Story Commcreiat 0 111 a Develupmen 1 215 Riverside Avenue, Newport Beach, CA Soils Rcport Project No. SL 148.1 Novcmber 5, 2018 RECOMMENDATIONS 2,500 psf 254 psf {ger foot min. 12 inches with thickened edges (} 6 inches) no. 5 bars @ 12" o.c. each way, top and bottom IL '3 coefficient of friction. 0.30 Modulus of Subgrade Reaction: k, = 100 lbslin' Interior Slabs -on --grade -coi7verrtioliai Concrete slabs cast against property compacted fill materials shall be a minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 18 inches on center in both directions. The slabs shall be doweled into the footings using No. 4 bars at 24 inches on center. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. Interior slabs shall be underlain by 2 inches of clean sand over a min. 15 mil thick, puncture -resistant plastic sheeting (e.g. "Stego Wrap"), with all taps sealed, over 4 inches of 3/ -inch gravel (see "Capillary Break" specifications, below). Some slab cracking due to shrinkage should be anticipated. The potential for the slab cracking may be reduced by careful control of water/cement ratios. The contractor should take appropriate curing precautions during the pouring of concrete in hot weather to minimize cracking of slabs. We recommend that a slipsheet (or equivalent) be utilized if crack -sensitive flooring is planned directly on concrete slabs. All slabs should be designed in accordance with structural considerations. Cement Type for Concrete in Contact with On -Site Earth Materials Concrete mix design should be based on sulfate testing with Section 1904.2 of the 2016 CBC. preliminary laboratory testing indicates the site soils possess negligible sulfate exposure. In the event import soils are used, the soils shall be tested for sulfate content and the associated recommendation shall be implemented as follows. ACI 318 BUILDING CODE - Table 19.3. 1.1 REQUIREMENTS FOR CONCRETE EXPOSED TO SULFATE -CONTAINING SOLUTIONS Sulfate Water soluble Sulfate (SO,) in Cement Type Maximum water- Minimum fc' , Exposure sulfate (S0, } in soil water, ppm ceryientitious material normal-welght [SO] percent by weight ratio, by weighl, normal and light weight weight concrete concrete. psi Negligible 0.00 t SR, 0.10 0 s SO, <150 1 -•---- —.. iS7] Moderate 0.10 a s0, < 0.24 150 < 504 c 1500 II,IPtMs), 0,50 4000 [s2] lSjMs],P(MS) f{SM}(M5} Severe 0-20 g S0, < 2.00 1500 < SO4 a V 0.45 4504 [S3] 10.000 Very Severe SO4 > 2.00 SO4 n 10,000 V plus 0.45 4500 [54] pozzatan Proposed 2 -Story Commerciat O face Onvelopmcnt 215 Riverside Annue, Newport Bcach, CA Soils Report Project No. SL148.1 November 5, 2018 1 4 As a conservative approach, we recommend cement with a minimum strength f'c of 3,000 psi be used for concrete in contact with on-site earth materials. Settlement Utilizing the design recommendations presented herein, we anticipate that the majority of any post -grading settlement will occur during construction activities. We estimate that the total settlement for the proposed structure will be on the order of 1 inch. Differential settlement is not expected to exceed 1 inch in 30 feet. These settlement values are expected to be within tolerable limits for properly designed and constructed foundations. Lateral Load Resistance Footings founded in fill materials may be designed for a passive lateral bearing pressure of 250 pounds per square foot per foot of depth. A coefficient of friction against sliding between concrete and soil of 0.30 may be assumed. Capillary Break Below Interior Slabs In accordance with the 2016 California Green Building Standards Code Section 4.505.2.1, we provide the following building specification for the subject site (living area and garages slabs): Concrete building slabs shall be directly underlain by a min. 2 inches of clean/washed sand, underlain by a min. 15 mil -thick moisture barrier (e.g. "Stego Wrap"), with all laps sealed, underlain by 4 inches of 3/ -inch gravel. The above specification meets or exceeds the Section 4.505.2.1 requirement. We do not advise placing sand directly on the gravel layer as this would reverse the effects of vapor retardation (due to siltation of fines). A/C Pavement Subbase Asphaltic concrete (AC) and Class II rock base should conform to, and be placed in accordance with the latest revision of the California Department of Transportation Standard Specifications. We assume that Class II base with a minimum R -value of 78 will be used; as follows: Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5, 2018 15 RECOMMENDED MINIMUM DESIGN SECTIONS LOCATION DESIGN TRAFFIC ASPHALTIC CLASS II INDEX CONCRETE AGGREGATE BASE Car Traffic, Parking 4.0-5.0 3.5" 4,01- .0"Areas Areas Heavy Truck Traffic 5.0-6.0 4.5" 6.0" Aisles Trash Pads 5.0-6.0 6.0" (Concrete) 6.0" Truck Dock or 5.0-6.0 6.0" (Concrete) 6.0" Truck Pads The minimum section of 6 inches concrete over 6 inches Class 11 Base Material applies to the site approaches. If off-site (surrounding roadways) work is anticipated, the Minimum Design Section shall conform with either the County or Caltrans specifications, depending on jurisdiction. Prior to placing pavement sections, the subbase soil should have a relative compaction of at least 90 percent, based on ASTM: D 1557. We also recommend that the base course be compacted to a minimum of 95 percent relative compaction (based on ASTM: D 1557-13). If pavement areas are planned adjacent to landscaped areas, we recommend that the amount of irrigation be kept to a minimum to reduce the possible adverse effects of water on pavement subgrade. Retaining Wall Design Since the grading plan is not yet available, the limits of the retaining walls are not known at this time. However, based on the preliminary architectural renderings, all retaining and landscape wall footings will be embedded into competent native materials. The following equivalent fluid pressures may be used in the design of the site retaining walls assuming free draining conditions (select granular backfill): Equivalent Fluid Pressure Condition Level Active Pressures 40 pcf At -Rest Pressures 55 pcf For the soldier pile caisson locations along confined areas (side yards and slopes), the following recommended equivalent fluid pressures may be used in the site retaining wall design assuming backfill using on-site soils (based on triangular distribution): Propused 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5. 2018 16 Equivalent Fluid Pressure Condition Level Active Pressures 65 pcf At -Rest Pressures 90 pcf Depending on whether the wall is restrained (rigid) or unrestrained (free to deflect), an additional uniform lateral pressure equal to 50 or 33 percent, respectively, of the anticipated maximum surcharge load located within a distance equal to the height of the wall should be used in design. This office shall be contacted to provide additional recommendations if actual conditions are different than those assumed above. Lateral Pressure - New Retaining Walls founded in competent native materials A passive earth pressure of 300 pounds per square foot per foot of depth, to a maximum value of 3,000 pounds per square foot, may be used to determine lateral bearing resistance for footings founded in terrace deposits or bedrock. A coefficient of friction of 0.30 times the dead load forces may be used between concrete and the supporting soils to determine lateral sliding resistance. However, the lateral sliding resistance should not exceed one-half the dead load. An increase of one-third of the above values may also be used when designing for short duration wind and seismic forces. The above lateral resistance values are based on footing placed directly against competent native materials. In cases where footing sides are formed, all backfill placed against the footings should be compacted to at least 90 percent of the applicable maximum dry density value. Passive pressure is used to compute lateral soil resistance developed against lateral soil movement. Further, for sliding resistance, a friction coefficient of 0.30 may be used at the concrete and soil interface. These lateral and frictional resistance values represent ultimate values, so appropriate safety factors for wall design should be applied by the structural engineer. Settlement Utilizing the design recommendations presented herein, the total settlement of the building slabs/foundations is expected to be less than 1 inch. The differential settlement between adjacent footings is expected to be less than 1/4 inch over a horizontal span of 40 feet. It is anticipated that the majority of the footing settlements will occur during construction or shortly thereafter as building loads are applied. Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5, 2018 17 Retaininci Wall Backfill Material It is recommended that a minimum 2 -foot thick layer of free -draining granular material Mess than 5 % passing the No. 200 sieve) be placed against the back face of the retaining walls. This material should be approved by the geotechnical engineer. This layer of granular material should be separated from the adjacent soils using a suitable geotextile fabric. If the layer of free -draining material is not covered by an impermeable surface, such as a structure or pavement, a 12 -inch thick layer of a low permeability soil should be placed over the backfill to reduce surface water migration to the underlying soils. All retaining wall backfill should be placed and compacted under engineering controlled conditions in the necessary layer thickness to ensure a minimum in- place density of 90 percent of the maximum dry density as determined by the Modified Proctor test (ASTM D1557), Care should be taken to avoid over - compaction of the soils behind the retaining walls, and the use of heavy compaction equipment should be avoided. Retaining Wall Back Drains The retaining walls shall be provided with water proofing in accordance with the architects recommendations and be free draining. Back drains shall be installed to collect and divert migrating groundwater. As a minimum, the wall may be drained by placing a 4 -inch diameter pipe perforated (faced down) PVC Schedule 40 pipe or approved equivalent, located behind the base of the wall. The pipe shall be covered by %-inch crushed rock at a rate of not less than 2 sq. ft. per linear ft, of pipe surrounded in turn by geofabric such as Supac 4NP or equivalent. All wall backfili shalt be compacted to a minimum 90 percent relative compaction in accordance with ASTM D-1557. Wail back drains shall outlet separately and not be combined with area drains. This office shall be contacted to provide additional recommendations if actual conditions are different than those assumed above. During construction, drainage devices shall be inspected by a representative of EGA Consultants. SHORING INSTALLATION RECOMMENDATIONS Since the grading plan is not yet available, the limits of the retaining walls and associate shoring are not known at this time. However, based on our review of preliminary architectural renderings, we understand that permanent andlor temporary shoring is proposed along portions of the each side yard and the base of the ascending slope at the rear of the property. The approximate limits of the recommended caisson layout shall be presented when the building footprints and retaining walls have been Proposed 2 -Story Currunercial Uffice Denloprnent 215 Riverside Avenue, Ncwport Brash, CA Suits Report Project No SL149.1 November 5, 2018 1.8 determined. It is our understanding that the shoring will be designed having a combination of temporary and permanent shoring segments, based on the project locations and proposed elements. It is our understanding that the shoring system will consist of steel "H" beam soldier piles and either wood or steel sheet lagging. The steel "H" beam soldier piles should be installed within pre -drilled holes. The soldier piles should not be driven or vibrated into place due to the possible damage that could occur to nearby structures. Once a soldier pile boring is advanced to its recommended depth, a steel soldier pile should be place within the boring and the boring then backfilled. The borings should be backfilled with concrete up to the elevation of the excavation bottom. Above the excavation bottom, the borings may be filled with 2 -sack slurry. Due to the anticipated moderate exposure to sulfates, Type II cement should be used in the concrete. In addition, the maximum water -cement ratio should not exceed 0.50 and the minimum concrete compressive strength should not be less than 3,000 pounds per square inch. The drill holes for the steel "H" piles should be sufficiently large to allow concrete backfilling around piles to be performed as effectively as possible. Any voids left between the "H" pile and the sides of the holes are expected to reduce the lateral capacity of the soldier pile. In order to provide adequate space for concrete slurry backfilling, we recommend that the web height of the steel "H" pile be at least 10 inches from the diameter of the hole. The concrete and slurry should be placed into the soldier pile excavation from the bottom up using a pump and tremie pipe. The bottom of the tremie pipe should be kept at least 2 to 3 feet below the level of the rising concrete or slurry. The concrete should be thoroughly vibrated to remove any entrapped air. The soil and water mixture dispersed by the concrete and slurry should be pumped into a suitable disposal container. After the soldier piles have been placed, the excavation of the lower pads may begin. If concrete and slurry is used for backfill, these materials should be allowed to cure prior to lower excavations. Care should be taken to ensure that the lagging drops down as the excavation advances. Any gaps in the lagging could cause undermining of the adjacent structures. To prevent caving of the sidewalls, the lagging elements should be forced down either behind the soldier piles or at an appropriate place within the flanges of the "H" and through the existing soils. The slurry materials that were placed within the soldier pile borings may be broken an removed during the lagging process. The lagging elements should not be driven or vibrated into place due to the possible damage that could occur to nearby structures. It should be noted that the shoring should be designed for a minimum safety factor of 1.2 and that the lateral deformation of the ground surface should be controlled by structural design in order to protect the adjacent structures. The shoring should be designed to support the surcharge of any adjacent structures in addition to the earth Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5, 2018 19 pressures exerted by the native backfill soils. Recommended design values with respect to distribution of earth pressures on shoring elements are presented below. The contractor shall verify the locations of all existing underground utilities prior to commencing the drilling and excavating. Backfilt shall be of compacted spoils or slurry. No vibratory equipment or hammering shall be utilized in the shoring installation. Each caisson boring shall be a min. 24 -inches in diameter, embedded a min. 15 ft. into competent bedrock material. Based on this we assume caissons shall be a minimum 15 feet length at the near -street elevations, and staggered up to 30 feet along the rear row of caissons (all depths below lowest adjacent grade). Caissons may be designated for both end bearing and friction. Caissons may be designed for an allowable bearing capacity of 4,000 psf and a skin friction of 400 psf (neglect the upper 2 feet of old fill). The bearing value may be increased by 113 for wind and seismic forces. The point of fixity of 5 feet below finish grade shall be applied. Channel drains, miradrain, and bentonitic waterproofing shall be installed at each shoring bay (between every caisson). All drains shall be gravity -fed to a suitable outlet. The geotechnical consultant should be present during the excavation and shoring phases of the project to observe the soil conditions and make additional recommendations if necessary. Each borehole bottom shall be free of debris and approved by the geotechnical consultant. Active Earth Pressures For cantilever shoring beams, an active earth pressure (equivalent fluid pressure) of 40 pounds per cubic foot may be considered for the on-site fill and the native soils. It should be noted that under this condition, the movement of shoring H -beams are not restrained so that the soil internal strength can be fully mobilized. Active Pressure 40 pcf The active pressure may be approximated by a rectangular soil pressure distribution with the pressure per foot of width equal to 23H, where H is equal to the depth of the excavation being shored. At -Rest Earth Pressure If movement of the shoring, H -beams are restrained at the top, then an at -rest earth pressure of 55 pounds per cubic foot should be used in design. Proposed 2 -Story COMF]le[alal Otiicc Devclopnim 215 Rivcmide Annuc, Nmpart Bcach, CA soils Report Project No. SLI 48.1 Novcmbv 5. 2018 Passive Resistance A passive earth pressure increasing at a rate of 400 pounds per square foot per foot of width of a shoring H -beam, per foot of depth, to a maximum value of 4,000 pounds per square foot may be used to determine lateral resistance for H - beams. The passive resistance should be ignored for the upper 2 feet of the H - beams embedded below the lowest cut grade. Active Pressure: 40 pcf At -Rest Pressure: 55 pcf Seismic Earth Pressure and Kh In accordance with Section 1803.5.12 of the 2016 CBC, for design purposes, a seismic earth pressure of 20 pcf (equivalent fluid pressure) may be used for the retaining wall design. This pressure is additional to the static earth pressures and should be considered as the resultant force acting at 1/3 height of the retaining wall (reference: Mononobe-Okabe equation and Atik & Sitar). For complete listing of the resources used, please see Reference Nos. 12 through 15, herein. Assuming level backfill conditions with density of backfill a minimum 110 pcf, the seismic element coefficient Kh = 0.28 (reduction factor = 0.35). Spacingna d Depth of H -beams The minimum clear spacing between the H -beams should be three effective H - beam diameters, sidewall to sidewall. The maximum clear spacing between H - beams should not exceed five effective H -beam diameters, sidewall to sidewall. The embedment depths of the H -beams will likely vary depending on the retained height of the proposed shoring system along its alignment. The structural engineer should determine the final depths based on our recommendations presented herein. However, the H -beams should be embedded, at a minimum, five effective diameters into the underlying competent native deposits. The geotechnical consultant should be present during the excavation and shoring phases of the project to observe the soil conditions and make additional recommendations if necessary. Waterproofing If applicable, lower pad or basement wall/slabs shall be waterproofed in accordance with the 2016 CBC. Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5. 2018 21 The retaininglshotcrete walls shall be sealed and waterproofed using the miradrain and miraclay (i.e. Grace 3400) waterproofing system, or equivalent. Joint in the membrane shall be lapped and sealed in an approved manner. Protection board shall be used to protect the membrane during and after backfilling. Joints in wafts and floors, and between the wall and floor, and penetrations of the wall and floor shall be made watertight using suitable methods and materials (i.e. bentonite "WaterStops", or "Mira -Stop"). Exterior_Siabs-on-arade Hardsca e Concrete slabs cast against properly compacted fill materials shall be a minimum of 4 inches thick (actual) and reinforced with No. 3 rebar at 18 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. Control joints should be provided at a maximum spacing of 8 feet on center in two directions for slabs and at B feet on center for sidewalks. Control joints are intended to direct cracking. Expansion or felt joints should be used at the interface of exterior slabs on grade and any fixed structures to permit relative movement. Some slab cracking due to shrinkage should be anticipated. The potential for the slab cracking may be reduced by careful control of water/cement ratios. The contractor should take appropriate curing precautions during the pouring of concrete in hot weather to minimize cracking of slabs. New Fences/Garden Walls New fences or garden wall footings, if any, should be founded a minimum of 18 - inches into approved firm materials. To reduce the potential for unsightly cracks due to expansion forces, we recommend inclusion of construction joints at 8 -ft to 15 -ft intervals. Surface Drainage Surface drainage shall be controlled at all times. Positive surface drainage should be provided to direct surface water away from structures and toward the street or suitable drainage facilities. Ponding of water should be avoided adjacent to the structures. Recommended minimum gradient is 2 percent for unpaved areas and one percent for concrete/paved areas. Roof gutter discharge should be directed away from the building areas through solid PVC pipes to suitable discharge points. Area drains should be provided for planter areas and drainage shall be directed away from the top of slopes. Proposed 2-5(wy Cornrnenial O1Tice Development 21 S Riverside Avenue, Newport Beach, CA Soils Reporl Project No. SL148.1 Novornbur 5, 2018 1 PRE -CONSTRUCTION MEETING It is recommended that no clearing of the site or any grading operation be performed without the presence of a representative of this office. An on site pre -grading meeting should be arranged between the soils engineer and the grading contractor prior to any construction. GEOTECHNICAL OBSERVATION AND TESTING DURING CONSTRUCTION We recommend that a qualified geotechnical consultant be retained to provide geotechnical engineering services, including geotechnical observation/testing, during the construction phase of the project. This is to verify the compliance with the design, specifications and or recommendations, and to allow design changes in the event that subsurface conditions differ from those anticipated. Geotechnical observations/testing should be performed at the following stages: • During ANY grading operations, including excavation, removal, filling, compaction, and backfilling, etc. • After excavations for footings/grade beams and/or drilling for soldier piles/caissons, if any to verify the adequacy of underlying materials. • After pre-soaking of new slab sub -grade earth materials and placement of capillary break, plastic membrane, prior to pouring concrete. • During backfill of drainage and utility line trenches, to verify proper compaction. • When/if any unusual geotechnical conditions are encountered. • Prior to slab pours to ensure proper subgrade compaction and moisture barriers. • During/after installation of water proofing for retaining/basement walls, if any prior to installation of sub-drain/backfilling. • During/after installation of retaining wall sub -drain, prior to backfilling. • During compaction of retaining wall backfill materials to verify proper compaction. • During backfill of drainage and utility line trenches, to verify proper compaction. • When/if any unusual geotechnical conditions are encountered. • Prior to slab pours to ensure proper subgrade compaction and moisture barriers Please schedule an inspection with the geotechnical consultant prior to the pouring of all interior and exterior slabs. LIMITATIONS The geotechnical services described herein have been conducted in a manner consistent with the level of care and skill ordinarily exercised by members of the geotechnical engineering profession practicing contemporaneously under similar conditions in the subject locality. Under no circumstance is any warranty, expressed or implied, made in connection with the providing of services described herein. Data, interpretations, and recommendations presented herein are based solely on information available to this office at the time work was performed. EGA Consultants will not be responsible for other parties' interpretations or use of the information developed in this report. The interpolated subsurface conditions should be checked in the field during construction by a representative of EGA Consultants. We recommend that all foundation excavations and grading operations be observed by a representative of this firm to ensure that construction is performed in accordance with the specifications outlined in this report. We do not direct the contractor's operations, and we cannot be responsible for the safety of others. The contractor should notify the owner if he considers any of the recommended actions presented herein to be unsafe. Proposed 2 -Story Commercial Office Development 21 S Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November S, 2018 23 Associated References re.- Uayefaction Analysis a. "Special Publication 117A: Guidelines for Evaluating and Mitigating Seismic Hazards in California,,` by the California Oepartmentof Conservation, Californla Geological Survey, dated Marcie 13, 1997; Revised September 11, 2008. b. "Recommended Procedures for Implementation of DMG Special Publication 117 Guidelines for Analyzing and Mitigating Liquefaction Hazards in California," by G,R. Martin and M, Lew, University of Southern California Earthquake Center dated March, 1999. C. "Soil Liquefaction During Earthquakes" by I. M. Idriss and R.W. Boulanger, dated September 8, 2006. d. "Soils and Foundations, 81'' Edition," by Chang Liu and Jack B. Evett, dated August 4, 2013. e. "Evaluation of Settlement in Sands due to Earthquake Shaking" by Kahaji Tokimatsu and H Bolton Seed, Dated August 1587. f. "Guidelines for Estimation of Shear Wave Velocity Profiles" By Bernard R. Wair, Jason T. Jong, Thomas Shantz Pacific Earthquake Engineering Research Center, Dated December, 2012. g. "Subsurface Exploration Using the Standard Penetration Test and the Cone Penetrometer Test," by J. David Rogers, Environmental & Engineering Geoscience, pp. 161-179, dated May, 2006. h. "Handbook of Geotechnical Investigation and Design Tables" By Burt G. took, Dated 2007, I. "Use of SPT Blow Counts to Estimate Shear Strength Properties of Soils: Energy Balance Approach," by Hiroshan Hettiarachi and Timothy Brown, Journal of Geotechnical and Geoenvironmental Engineering, ASCE, pp. 830-834, dated Jung, 2009. j. "Standard Test Method for Performing Electronic Friction Cone and Piexocone Penetration Testing of Soils," {ASTM D5778-12}, dated 2012. 1, "USGS Topographic Map, 7.5 minute Quadrangle, Newport Beach OE S, California Quadrangle," dated 2015. 2. "Geologic Map of the San Bernardino and Santa Ana 30'X 60' Quadrangles, California," Version 1.0, compiled by Douglas M. Morton and Fred K. Miller, dated 2006, 3. "Maximum Credible Rock Acceleration from Earthquakes In Californla," by Boger W, Reensfelder, dated 1974. 4. Maps of Known Active Fault Near -Source Pones in California and Adjacent Portions of Nevada," prepared by California Department of Conservation Division of Mines and Geology, published by international Conference of Building Offlclais, dated February, 1998, 5. "Guide for Concrete Floor and Slab Construction," by American Concrete Institute, ACI 302.1 R-04, dated 2004 6, "California Building Code, California Code of Regulations, Title 24, Part 2," by California Building Standards Commission, 2016. 7. "Seismic Hazard Zone Report for the Newport Beach 7.5 -Minute Quadrangles, Orange County, California," by the California Department of Conservation, 1997. 8. "2015 International Building Code," by the International Code Council, dated June 5, 2014. 9. "Geologic Map of California, Santa Ana Sheet," Compilation by Thomas H, Rogers, 1965, fifth printing 1985, 10. "Geologic Map of the Newport Beach 7.5' Quadrangle, Orange and San Diego Counties, California: A Digital Database, Version 1,0," by Siang S. Tan, CDMG, and USGS, dated 1999, 11. "International Building Code, 2015," by the International Cade Council, dated June 5, 2014. Proposed 2 -Story Commeroial office Development 215 Rikrrsidc Avenue, Newport Beach, CA Soils Repon Project No. SL148,1 Novcmhcr5, 2018 24 12, "Analysis of Active Blind Thrust and Fold Hazards in the Southern Los Angeles Basin from Shallow Aquifers and Airborne Swath -Mapped DEM's, Final Technical Report, NEHRP," by Karl Meuller, Dept. of Geological Sciences, University of Colorado, dated 2004. 13. Al Atik, L., Sitar, N. "Seismic Earth Pressures on Cantilever Retaining Structures" Journal of Geotechnical and Geoenvironmental Engineering. ASCE, dated October 2010. 14. Lew, M,, Sitar, N., Al Atik, L,, Pourzanjani, M., Hudson, M.B. "Seismic Earth Pressures on Deep Building Basements" SEAOC 2010 Convention Proceedings, Structural Engineers Association, California, dated 2010. 15. Monobe, N. And Matsuo, M., "Experimental Investigation of Lateral Earth Pressure During Earthquakes," 1932. 16. Monobe, N. And Matsuo, M., "On Determination of Earth Pressures During Earthquakes," 1929. Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148. t November 5, 2018 25 .fYA��ST�' ....a . �.. ".•'iM -r ''� �`/w� � i6'" �. � „" �;1, ii` ..��`l s'/.�>�/ dat OBTAINED FROM "THE THOMAS GUIDE" THOMAS BROS. MAPS, ORANGE COUNTY RAND MCNALLY & COMPANY, DATED 2008 EGA SITE LOCATION MAP Project No: SL148.1 Consultants 215 RIVERSIDE AVENUE Date: NOV 2018 engineering geotechnical applications NEWPORT BEACH, CALIFORNIA Figure No: 1 RIVERSIDE AVENUE P.L. `46; 1 � B-2 EXISTING STRUCTURE i� CPT -2 I EXISTING PARKING LOT B-3 { CPT -3 1.0- CPT -4 v i Q Ln i d' U, N d v C CL m tw 0 0. 0 v cc LEGEND vv� .0� GEOTECHNICAL BORINGS BY EGA CONSULTANTS CONE PENETRATION TEST BY KEHOE TESTING AND ENGINEERING EGA PLOT PLAN Project No: SL148.1 Consultants 215 RIVERSIDE AVENUE Date: NOV 2018 engineering geotechnical applications NEWPORT BEACH, CALIFORNIA Figure No: 2 �T F' y g 02M Q, NKK >� �'_. - y��F ?, Cat.�.�.g�� �- C •.:t�� SCF � - ,i�f ' (111 $ - t` �'53 YY" ♦.i1 F} f i r ; '}6"3' Eollan deposits (late Holocene)—Active or Old paralic deposits, Units 3-6, undivided (late to recently active sand dune deposits; Caop3 i3 middle Pleistocene)—Silt, sand and cobbles on 45 - unconsolidated. 55 m terraces. Q.m Marine deposits (late Holocene)—Active or Old paralic deposits (late to middle Pleistocene) recently active beach deposits; sand,}, overlain by alluvial fan deposits—Old paralic unconsolidated, deposits capped by sandy alluvial -fan deposits. Estuarine deposits (late Holocene)—Sand, silt, Capistrano Formation (early Pliocene and Qe&_: and clay; unconsolidated, contains variable Miocene) Slitstone facies—Siltstone and amounts of organic matter. mudstone; white to pale gray, massive to crudely bedded, friable. Old paralic deposits, Unit 4 (late to middle Glop4 M Pleistocene)—Silt, sand and cobbles resting on 34- �rrl ; onterey Formation (Miocene)—Marine siltstone 37 m Stuart Mesa terrace. Age about 200,000- and sandstone; siliceous and diatomaceous. 300,000 years. Sources: Morton, D.M., and Miller, F.K. Preliminary Geologic map of the San Bernardino and Santa Ana 30'x 60' quadrangles, California. U.S. Geological Survey. Published 2006, 1:100,000 scale, EGA GEOLOGIC MAP Project No: SL148.1 Consultants 215 RIVERSIDE AVENUE Date: NOV 2018 engineering geoteclmicalapplications NEWPORT BEACH, CALIFORNIA Figure No: 3 Balboa Pier, Newport Beach, California Tide Chart Requested time: 2018-09-28 Fri 12:00 AM PDT T £t 8 fit•;'• Balboa Pier, Newport Beach, California 33.6000" N, 117.9000° W 2018-09-28 Fri 5:15 AM PDT 1.5 feet Low Tide 2018-09-28 Fri 6:43 AM PDT Sunrise 2018-09-28 Fri 11:22 AM PDT 5.2 feet High Tide 2018-09-28 Fri 6:16 PM PDT 0.8 feet Low Tide 2018-09-28 Fri 6:39 PM PDT Sunset 2018-09-29 Sat 12:17 AM PDT 3.9 feet High Tide 2018-09-29 Sat 5:46 AM PDT 1.9 feet Low Tide 2018-09-29 Sat 6:44 AM PDT Sunrise 2018-09-29 Sat 12:00 PM PDT 5.2 feet High Tide 2018-09-29 Sat 6:38 PM PDT Sunset 2018-09-29 Sat 7:17 PM PDT 0.8 feet Low Tide 2018-09-30 Sun 1:30 AM PDT 3.4 feet High Tide 2018-09-30 Sun 6:23 AM PDT 2.4 feet Low Tide 2018-09-30 Sun 6:45 AM PDT Sunrise 2018-09-30 Sun 12:49 PM PDT 5.0 feet High Tide 2018-09-30 Sun 6:37 PM PDT Sunset 2018-09-30 Sun 8:36 PM PDT 0.9 feet Low Tide 2018-10-01 Mon 3:21 AM PDT 3.2 feet High Tide 2018-10-01 Mon 6:46 AM PDT Sunrise 2018-10-01 Mon 7:24 AM PDT 2.8 feet Low Tide 2018-10-01 Mon 1:59 PM PDT 4.9 feet High Tide 2018-10-01 Mon 6:35 PM PDT Sunset 2018-10-01 Mon 10:07 PM PDT 0.7 feet Low Tide 2018-10-02 Tue 2:47 AM PDT Last Quarter EGA TIDAL CHART Project No: SL148.1 Consultants 215 RIVERSIDE AVENUE Date: NOV 2018 engineering geotechnical applications NEWPORT BEACH, CALIFORNIA Figure No: 4 APPENDIX A GEOLOGIC LOGS and CPT Data Report by Kehoe Drilling & Testing (B-1, B-2, B-3, CPT -1, CPT -2, CPT -3, and CPT -4) UNIFIED SOIL CLASSIFICATION SYSTEM ASTM D-2457 UNIFIED SOIL CLASSIFICATION AND SYMBOL CHART COARSE-GRAINED SOILS (more than 50%. of material is largur than No. 200 sieve size.) LABORATORY CLASSIFICATION CRITERIA FINE-GRAINED SOILS (50% or more of material is smaller than No 200 sieve size.) Determine percentages of rtund and gravel from grain -size curve Depending on porcentngo of fines (Iracuat smaller than No 200 eiuve size), Inorganic silts and very One sands, rock coarse -grinned soils are classified as follows: SILTS ML hour, silly of clayey fine sands or clayey Less than 5 percent .................................... GW. GP. SW, SP silts with slight plasticity I More then 12 percent .................................. GM. GC, SM, SC AND - - --- - ---- ---- -_ -- ----'1 5 to 12 percent . .... . ...., Borderline cases requiring dual symbols CLAYS Inorganic clays of low to medium iI sfclt ra ell cis d Is s Liquid limit less than 50% Clean Gravels (Less than 59;, lines) p 2 r Y. 0 v y ys. sae y c y silty clays, lean days 1 Organic silts and organic silly clays of low plasticity r••w r...GW! Wall -gnarled Gravels, gravel Sand Sands and Silts r �� mlxtules, IIWa of no fines ; ORAVEL9 MH More than 50% Gp Poorly -graded gravels, gravel -sand of coarse mixtures, little or no fines taction larger Gravels with fines (More than 12% lines) Than No. 4 r., `r Dense - slave size ) �' r GM i Silty gravels, gravel sand -sig mixtures i GC Clayey Gravels, gravel -sand -clay Organic clays of medium to high OH mixtures HIGHLY ORGANIC Clean Sands (Less Than 5 h (inox) Peat arid other highly organic soils SOILS SW Wall.graded sands, gravelly sands, g 10 little or no fines SANDS a 50% of more SP Poorly graded sands, gravelly sands. of coarse — 70 90- 40 50 60 70 BO 90 - 100 0 10 little or no fines rraction smaller Sands with fines (Mara [hurt 12% fleas)_ than No. 4 LIQUID LIMIT (LL) (%) sieve size I SM Silty sands, send -sill mixtures SC Clayey sands. sand -clay mixtures LABORATORY CLASSIFICATION CRITERIA FINE-GRAINED SOILS (50% or more of material is smaller than No 200 sieve size.) Determine percentages of rtund and gravel from grain -size curve Depending on porcentngo of fines (Iracuat smaller than No 200 eiuve size), Inorganic silts and very One sands, rock coarse -grinned soils are classified as follows: SILTS ML hour, silly of clayey fine sands or clayey Less than 5 percent .................................... GW. GP. SW, SP silts with slight plasticity I More then 12 percent .................................. GM. GC, SM, SC AND - - --- - ---- ---- -_ -- ----'1 5 to 12 percent . .... . ...., Borderline cases requiring dual symbols CLAYS Inorganic clays of low to medium iI sfclt ra ell cis d Is s Liquid limit less than 50% �L OL p 2 r Y. 0 v y ys. sae y c y silty clays, lean days 1 Organic silts and organic silly clays of low plasticity Blows/ft** Sands and Silts Inorganic silts, micaceous or 0-4 MH dialornaeeous fine sandy or silty soils. SILTS Loose elastic silts AND Medium dense 10-30 CLAYSCH Dense brurganic clays of high plasticity. fat Liquid limit Very dense i clays 50% i or greater Organic clays of medium to high OH I plasticity, organic sills HIGHLY ORGANIC I P r Peat arid other highly organic soils SOILS — 1 RELATIVE DENSITY Cohesionless Blows/ft* Blows/ft** Sands and Silts 0.4 0-4 Veryloose 0-4 0.30 Loose 4-10 30.60 Medium dense 10-30 80-200 Dense 30-50 200-400 Very dense Over SO Over 400 60 Cohesive Soils Blows/ft* PLASTICITY CHART 0.4 0-4 Soft 50 4.11 Firm 4-8 11-50 a 8-16 50-110 Very stiff 16.32 40 Hard Over 32 Over 220 0 3 30 20 g 10 a — 70 90- 40 50 60 70 BO 90 - 100 0 10 20 30 LIQUID LIMIT (LL) (%) CONSISTENCY Cohesive Soils Blows/ft* Blows/ft** Very soft 0.4 0-4 Soft 2-4 4.11 Firm 4-8 11-50 Stiff 8-16 50-110 Very stiff 16.32 110.220 Hard Over 32 Over 220 " Blows/foot for a 140 -pound hammer falling 30 Inches to drive a 2 -inch O.D„ 1-3/8 inch I.D. Split Spoon sampler (Standard Penetration Test). Blows/loot fora 36 -pound hammer falling 24 inches to drive a 3,25 O.D., 2,41 I.D. Sampler (Hand Sampling). Blow count convergence to standard penetration test was done in accordance with Fig. 1.24 of Foundation Engineering Handbook by H.Y. Fang, Von Nostrand Reinhold, 1491. �! LOG OF EXPLORATORY BORING Sheet 1 of 1 Job Number: SL148.1 Boring No: B-1 Project: 215 Riverside Avenue, Newport Beach, CA Boring Location: See Figure 2 Commercial Site Date Started: 9/28/2018 Rig: Mob. 4" augers Date Completed: 9/28/2018 Grnd Elev. +/- 22 ft. NAVD88 Sample `G Direct Typex a Shear w LL Thin Wall 2.5" Ring Tube ®Sample d a ' y E F m ZBulk m Standard Split 4 Static Water d o E a w W c Sam Spoon Sample =Table H i* c E H a o o q011 nFR('.R1PT1QN FILL: ray brown, silty sand with clay and gravel, 1 SM abundant organics, loose to medium dense. Encountered rock/clasts, unable to advace auger beyon 4 ft. 5 i Total Depth: 4 ft. at Refusal. No Groundwater, No Caving. Backfilled and Compacted 9/28/2018. 10 15 20 25 30- 35 40 Figure EGA Consultants A-1 LOG OF EXPLORATORY BORING Sheet 1 of 1 Job Number: SI-148.1 Boring No: B-2 Project: 215 Riverside Avenue, Newport Beach, CA Boring Location: See Figure 2 Commercial Site Date Started: 9/28/2018 Rig: Mob. 4" augers Date Completed: 9/28/2018 Grnd Elev, +/- 17 ft. NAVD88 Sample Direct Type n Shear ii �, w ■ Thin Well ® 2.5" Ring Tube Sample o r r� •.5 rn w Y m Bulk Standard Split SZ Static Water Sample m Spoon Sample Table U v $' e c E o $ v w o o � g EILL_ Brownish gray, silty fine to medium sand with ops.% 1 SM trace clay, loose to medium dense, moist. 0 119.030 185 10.5% At 2.5 ft.: Becomes gray brown, silty fine to medium 15.3 107.5 Sulf srm sand, medium dense, moist to very moist. 12ppm 5 At 4.0 ft. becomes micaceous silty sand, med. 20.0 sM dense to dense, low to med. porosity. At 6 ft.: Same, moist to very moist, medium dense. 17.6 At 8 ft.: Becomes brown, silty sand with gravel very moist, dense. 25.2 10 At 10 ft.: Becomes very dense, very moist. Total Depth: 11 ft. No Groundwater. No Caving. 15 Backfilled and Compacted 9/28/2018. 20 25 30 35 40 Figure EGA Consultants A-2 LOG OF EXPLORATORY BORING Sheet 1 of 1 Job Number: SL148.1 Boring No: B-3 Project: 215 Riverside Avenue, Newport Beach, CA Boring Location: See Figure 2 Commercial Site Date Started: 9128/2018 Rig: Mob. 4" augers Date Completed: 9/28/2018 Grnd Flee. +1- 24 ft. NAVD88 Sample Type 13 a Qirect LL FL Thin Weil 2.6" Ring Tune ® w 4 Shear Semple c W `o y Bulk Standard Split Static Water Sample m �, N U z u Spoon Sample Table w }@a� w X CN C F FILL: Yellowish brown, fine to medium sand with pp,_ w 1 SM trace slit, loose to medium dense, dry. 2.6 96.3 0 119.0 30 185 10.50 Sulf 4.7 12 ppm SM At 3 ft.: Becomes brownish gray, fine to medium 5 sand with trace slit, medium dense, dry to damp. SM/ At 4 ft.: Becomes mixed clay and silty sand. 3.7 so At 7 ft.: Becomes yellowish gray, fine to medium SM sand with silt, medium dense to dense, dry. 3.2 At 10 ft.: Transitions to very fine silty sand, moist, 10 medium dense to dense. 13.4 At 11 ft.: Yellowish brown, fine to medium sand with trace silt, dense, damp, low porosity. 4,9 At 14 ft.: Becomes medium to coarse sand with SP trace silt, dense to very dense, dry to damp. 3.2 15 At 16 ft.: Becoming difficult to drill, very dense, medium to coarse sand with trace silt, damp. 4.0 Total Depth: 17 ft. 20 No Groundwater. No Caving. Backfilled and Compacted 9/2812018. z5 30 35 40 Figure EGA Consultants A-3 KKeltne Testing and Enphl oft 'r 714901-7270 Esieve@kehoetesting.cvm www.kehoetesbng.com Project: EGA Cots&dtortls LOcathn., 21S Rlrerslde Atte% Neiwpmt Beath, CA Cone resistance qt Sleeve friction 1' 1L t5 1 ,- L- 1 a =. ? .ry �5 I 1'. li 1 3 S2-1 FIE. Pore pressure u -C N 29 in 2s PW Friction rain CPT -1 Total depth: 50.66 t Date: 1D/26/2018 Cone Type: Vertek Soil Behaviour Type Siler lap reWbWnCe kz5T) kw --- i>na) K1'k9GJ Sts[ t,Kooertson, 2Dio) CPeT-TT v.2.1.1,15 - CPTU data presentation & interpretation software- Reportcreated on: 10/30/2018, 7:21:40 AM 1 Project file: C:iCPT Project Dab 2018\EGA-Newport Beach10-18Wrte1\EGA3te1.oat mm'I mah Ot S xaLSsodia2t Liar - Sok sed: ,h 'm - dor O�eK sal U. Clr S iii de. Sl[r sad d emir sat saw ,% ittl oaf ail* sad S soh nit : Mw 0* dor . salt sed.s aad+sat - CLIiir s f da. Cla S *l,* da. SH? d.$T11%t At rds Mel Sd -S alit aM Ml , S der Sael 3 ii* ani . Ctar S alb da.- u!t sad 3 >u,l� silt sd a faa� foal rack tai 3 > 6 at SS� sd S :nl. At Sflk rd.S:n(, At - Saj fad 3 an8 At Cfq 3 a'ttj dal Seed 3 s7lj ml sd s arilr fat s.r s $tr snl 34 7d s sltl) sdt Sent s iftr sol lap reWbWnCe kz5T) kw --- i>na) K1'k9GJ Sts[ t,Kooertson, 2Dio) CPeT-TT v.2.1.1,15 - CPTU data presentation & interpretation software- Reportcreated on: 10/30/2018, 7:21:40 AM 1 Project file: C:iCPT Project Dab 2018\EGA-Newport Beach10-18Wrte1\EGA3te1.oat KVEwww.kehoetesting.corn KehoeTesting and Engineering 714.901-7270 steve@kehoetesting.com Project EGA Comitants Location: 215 RlverMe Avm^ Newport Beady G Cone resistance qt Sleeve friction 1 1[ 1 1 1_ 1 vet Pore pressure u 3.1 .5 51 CIPT-2 Total depth: 11.10 ft, Date: 10/26/2018 Cone Type: Vertek Friction rallo Sail Behaviour Type I Soni 23 a'fh do .. Cle. 3 ia* air flWrk"O C .^iii MW 3 bot Nit Swd S�Ib m! Tip resistance (tsf) Friction (tsf) Pressure (psi) Rf(%) SBT (Robertson, 2010) CPeT-1T v.2.1.1.15 - CPTU data presentation 8cinterpretation software - Report created on: 10/30/2018, 7:22:14 AM 1 Project file: C:\CPr Project Data 2018\EGA-Newport 8ead110-18\SMel\EGA-5itel.cpt Kdm Tastllnq and EnghmmsM T714901-7270 steve@kehoetesting.com EV www.kehoete!ffing.com Project: ECA Consulltants Locdfw: 215 RlverA& Avenue, Newport Beach, CA tc OF me resistance qt Sleeve (rice Pore pressure u Friction ra as Tip resistance (tsf) Friction (tvq Pressure (psi) Rf (%) CPeT-JT v.2.1.1.15 - CPTU data presentation & interpretation software - Report created on: 10/30/2018, 7:22:40 AM Project file: C -*\CPT Project Data 2018\EGA-Nempart 6each1G-18\Site1\EGA-5ft1.cpt CPT -3 Total depth: 10.58 k Date: 10/26/2018 Gone Type: Vertek ;oil BmhaviourTyp SAW 3 At 3" So 36M 3 nw, eat C1* z 21t, Ck, C4 4 21* dft*� C4 Mt Z ilt d.. C1* S *1i &-. SM mmi 3 mmd, 3at I- . t_ I Z I'l I S I BT (Robertson, 2010) KWOO TOOMV and Engineering T 714-901-7270 steve@kehoetesdng.com Em www. kehoetesting. com ProjeCt: EGA Cmmi tants Location: 215 Rkwdde Avenue, Newport Beach, G Cone resistance qt Sleeve friction 1. I1 15 15 L: .1 1. l2 1 �1 15 L c S-,4 12 As Pore pressure u 1 Friction rat6o -5 CVr-4 Total depth: 10.66 ft, Date: 10/26/2018 Cone Type: Vertek Soil Behaviour Type �em13 altr �md 1 2 1 5 ] -5 1 C I 2 4 5 5 3 S _ 1 - 1- 12 74 1, 15 Tip resistance (tsf) Friction (tsf) Pressure (psi) Rf (%) SBT (Robertson, 2010) CPeT-IT v.2.1.1.15 - CPTU data presentation & interpretation software - Report created on. 10/30/2018, 7:23:03 AM 1 Project file: C\CVT Project Data 2018\EGA-Newport 8each10-18Wte1\EGA-SiM1.cpt 215 Riverside Ave., NB, CA SL148.1 CPT -1 1 In situ data SPT N1(60) Constrained No Depth (ft) qc (tsf) ft (tsf) SBTn Ksbt (ft/s) Cv (ft2/s) (blows/feet) Mod. (tsf) 1 0 1.06 0.45 0 0.00E+00 0.00E+00 0 58.25 2 1 119.54 1.25 6 9.39E-05 1.88E+00 69 625.65 3 2 12.02 0.82 6 8.97E-05 2.03E+00 54 705.66 4 3 16.95 0.33 5 3.66E-06 2.66E-02 30 227.3 5 4 20.26 0.33 5 5.16E-06 3.38E-02 21 204.82 6 5 7.4 0.15 5 1.81E-06 8.58E-03 16 148.24 7 6 5.01 0.17 4 1.28E-07 2.68E-04 10 65.57 8 7 2.73 0.17 3 3,48E-08 4.97E-05 8 44.58 9 8 3.08 0.06 3 3.43E-08 4.32E-05 6 39.26 10 9 4.86 0,08 5 1.25E-05 1.59E-01 13 396.77 11 10 52.06 0.26 5 1.10E-05 2.00E-01 18 566.57 12 11 26.33 0.57 6 1.20E-04 3.18E+00 26 828.8 13 12 107 0.4 6 2.13E-04 6.41E+00 29 938.46 14 13 99.3 0.41 6 9.00E-04 2.83E+01 30 983.42 15 14 109.42 0.25 6 2.56E-04 7.56E+00 26 920.79 16 15 27.6 0.48 6 4.16E-05 1.13E+00 22 846.35 17 16 20.35 0.55 5 9.26E-07 8.46E-03 14 285.29 18 17 16.07 0.36 4 4,28E-07 3.15E-03 12 229.91 19 18 15.92 0.35 4 3.96E-07 2.70E-03 11 212.96 20 19 16.9 0.33 4 5.05E-07 3,63E-03 10 224.69 21 20 18.76 0.28 5 8.22E-07 6.67E-03 10 253.46 22 21 22.27 0.29 5 9.70E-07 8.45E-03 11 272.02 23 22 21.06 0.35 5 2.39E-06 3.20E-02 14 419.1 24 23 50.45 0.78 5 6.36E-06 2.16E-01 19 1063.2 25 24 70.93 0.95 5 1.60E-05 7.12E-01 25 1393.05 26 25 96.95 1.43 6 2.51E-05 1.16E+00 26 1441.71 27 26 77,07 0.73 6 2.24E-05 1.03E+00 25 1434.16 28 27 64.92 0.88 6 2.26E-05 9.86E-01 23 1359.21 29 28 85.36 1.02 5 1.55E-05 7.69E-01 25 1548.09 30 29 91.37 1.65 5 7.59E-06 4.12E-01 26 1694.4 31 30 56.06 1.86 5 7.30E-06 4.34E-01 27 1854.05 32 31 105.24 1.81 5 1.51E-05 9.08E-01 29 1881.83 33 32 130.39 1.27 5 1.78E-05 1.09E+00 29 1918.2 34 33 70.58 1.86 6 2.44E-05 1.51E+00 29 1934.53 35 34 125.88 1.62 5 6.25E-06 3.67E-01 24 1834.5 36 35 47.54 1.36 5 5.30E-06 1.64E-01 21 968.62 37 36 40.43 0.88 4 6.64E-07 1.11E-02 13 519.88 38 37 29.92 0.56 4 7.60E-07 1.29E-02 13 530.66 39 38 50.03 1.22 5 7.36E-06 3.76E-01 20 1594.31 40 39 139.86 1.45 6 5,16E-05 3.14E+00 28 1899.1 1 215 Riverside Ave., NB, CA SI -148.1 CPT -1 41 40 178.01 1.07 6 5.79E-05 3.80E+00 30 2048.24 42 41 86.63 1.74 6 1.38E-04 9.14E+00 32 2068.04 43 42 212.21 1.09 6 7.24E-05 4.85E+00 30 2092.39 44 43 131.39 1.38 6 1.09E-04 7.21E+00 31 2071.88 45 44 114.6 1.42 6 7.06E-05 5.24E+00 32 2318.34 46 45 228.06 2.28 6 1.59E-04 1.17E+01 34 2296.31 47 46 200.45 0.83 6 4.61E-04 3.35E+01 37 2269.8 48 47 220.65 0.81 6 9.04E-04 5.87E+01 35 2025.7 49 48 233.51 1.12 6 4.89E-04 3.20E+01 33 2042.17 50 49 137,24 1.04 6 3.99E-04 2.77E+01 34 2165.53 51 50 233.7 1.27 6 3.58E-04 2.53E+01 34 2208.12 2 APPENDIX B LABORATORY RESULTS G3SORWorks GEOLOGY- GEOTE:CH -GROUNDWATER EGA Consultants 375-C Monte Vista Avenue Costa Mesa, California 92627 Attention: Mr. David Worthington, C.E.G. Subject: Laboratory Test Results 215 Riverside Avenue Newport Beach, California Dear Mr. Worthington: October 16, 2018 Project No. 114-523-10 G3SoilWorks, Inc. performed the requested laboratory tests on soil specimens delivered to our office for the subject project. The results of these tests are included as an attachment to this report. We appreciate the opportunity of providing our services to you on this project. Should you have any questions, please contact the undersigned. Sincerely, G3SgIIWorks, Inc. By: Diel J. Morikawa, RGE 2726, Reg. ex ��QROFESSIp�,q� J. MpR�,ht%G 4 q � a No- GE2726 'O Attachment: Laboratory Test Results 350 Fischer Ave. Front • Costa Mesa, CA 92626 • P: 714 668 5600 • www.G3Soil Works,com EGA Consultants Laboratory Test Results 215 Riverside Avenue Newport Beach, California LABORATORY TEST RESULTS October 16, 2018 Project No. 114-523-10 Page 2 of 4 Summarized below are the results of requested laboratory testing on samples submitted to our office. Dry Density and Moisture Content Tabulated below are the requested results of field dry density and moisture contents of undisturbed soils samples retained in 2.42 — inch inside diameter by one -Inch height rings. Moisture only results were obtained from small bulk samples. Sample Identification Dry Density, pcf Moisture Content, % B-2 @ 2.5' 107.5 15.3 B-2 @ 4.0' 20.0 B-2 @ 6.0' * 17.6 B-2 @ 8.0' * 25.2 B-3 @ 2.5' 96.3 2.6 B-3 @ 4.0' 4.7 B-3 @ 6.0' * 3.7 B-3@8.0' * 3.2 B-3 @ 10.0' 13.4 B-3 @ 12.0' 4.9 B-3 @ 14.0' * 3.2 B-3 @ 16.0' * 4.0 Notes; (*) Denotes small bulk sample for moisture content testing only, 350 Fischer Ave. Front • Costa Mesa, CA 92626 a P: 714 668 5600 • www,G3SoilWorks.com EGA Consultants Laboratory Test Results 215 Riverside Avenue Newport Beach, California Soil Classification October 16, 2018 Project No. 114-523-10 Page 3 of 4 Requested soil samples were classified using ASTM D2487 as a guideline and are based on visual and textural methods only. These classifications are shown below: Sample Identification Soil Description Group Symbol B-1 @ 0-3' Silty sand with clay — gray brown, SM B-2 @ 0-3' gravel, abundant organics 10.5 B-2 @ 0-3' Silty fine to medium sand with trace SM clay — brownish gray B-2 @ 4.0' Silty fine to medium sand — gray SM brown, micaceous B-2 @ 8.0' Silty sand with gravel SM _ B-3 @ 0-3' Fine to medium sand with trace silt — SP yellow brown B-3 @ 4.0' Fine to medium sand with trace silt — SP brownish gray B-3 @ 8.0' Fine to medium sand with trace silt — SP yellowish gray B-3 @ 14.0' Medium to coarse sand with trace silt SP — yellowish brown Maximum Dry Density and Optimum Moisture Content Maximum dry density and optimum moisture content test was performed in accordance with ASTM: D 1557. The results are shown below: Sample Identification Maximum Dry Density Optimum Moisture B-3 @ 0-3' (pcf) Content (/o) B-2 @ 0-3' 119.0 10.5 Expansion Index A bulk soil sample was tested for expansion potential following the ASTM D-4829 Test Procedure. Test results are presented below: Sample Identification Expansion Index Expansion Potential (UBC 18-1-B) B-3 @ 0-3' 0 Very Low 350 Fischer Ave, Front - Costa Mesa, CA 92626 • P: 714 668 5600 - www,G3SoilWorks.com EGA Consultants Laboratory Test Results 215 Riverside Avenue Newport Beach, California Sulfate Content October 16, 2018 Project No. 114-523-10 Page 4 of 4 A selected bulk sample was tested for soluble sulfate content in accordance with Hach procedure. The test result is shown below: Sample Identification Water Soluble Sulfate in Soil Sulfate Exposure Class (Percentage by weight (/o)) (ACI 318-14, Table 19.3.1.1) B-3 @ 0-3' 0.0012 SO Direct Shear The results of direct shear testing (ASTM D3080) are plotted on Figure S-1, Soil specimens were soaked in a confined state and sheared under varied loads ranging from 1.0 ksf to 4.0 ksf with a direct shear machine set at a controlled rate of strain of 0.005 inch per minute. 350 Fischer Ave. Front • Costa Mesa, CA 92626 o P: 714 668 5600 • www,G3SDilWorks.com 4,000 3,750 3,500 3,250 3,000 2,750 LL- 2,500 u 2,250 U) 2,000 U) I¢ 1,750 1,500 1,250 1,000 750 500 250 0 0 DIRECT SHEAR TEST 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 NORMAL STRESS, PSF 215 Riverside Avenue, Newport Beach COHESION FRICTION ANGLE 185 30.0 psf, degrees symbol boring depth (ft.) symbol boring depth (ft.) ---- FIGURE S-1 B-2 2.5 DIRECT SHEAR TEST -• -- PN: 114-523-10 REPORT DATE: 10/16/18 -- 350 Fi•.cPIY Avr3 Fii>nt ------ _ G,Soi[Works ch,:;r,,(71d CGH5 600 , 0 � vawwG35cilWlrrl<:.cnin FIG. S-' APPENDIX C GENERAL EARTHWORKS AND GRADING GUIDELINES GENERAL EARTHWORK AND GRADING GUIDELINES GENERAL These guidelines present general procedures and requirements for grading and earthwork including preparation of areas to be filled, placement of fill, installation of subdrains, and excavations. The recommendations contained in the geotechnical report are a part of the earthwork and grading specifications and should supersede the provisions contained herein in the case of conflict. Evaluations performed by the consultant during the course of grading may result in new recommendations which could supersede these specifications or the recommendations of the geotechnical report. II. EARTHWORK OBSERVATION AND TESTING Prior to commencement of grading, a qualified geotechnical consultant should be employed for the purpose of observing earthwork procedures and testing the fills for conformance with the recommendations of the geotechnical report and these specifications. The consultant is to provide adequate testing and observation so that he may determine that the work was accomplished as specified. It should be the responsibility of the contractor to assist the consultant and keep him apprised of work schedules and changes so that the consultant may schedule his personnel accordingly. The contractor is to provide adequate equipment and methods to accomplish the work in accordance with applicable grading codes or agency ordinances, and these specifications. If in the opinion of the consultant, unsatisfactory conditions are resulting in a quality of work less than required in these specifications, the consultant may reject the work and recommend that construction be stopped until the conditions are rectified. Maximum dry density tests used to determine the degree of compaction should Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5, 2018 be performed in accordance with the American Society for Testing and Materials Test Method ASTM: D 1557. III. PREPARATION OF AREAS TO BE FILLED 1. Clearing and Grubbing: All brush, vegetation, and debris should be removed and otherwise disposed of, 2. Processing: The existing ground which is evaluated to be satisfactory for support of fill should be scarified to a minimum depth of 6 inches. Existing ground which is not satisfactory should be overexcavated as specified in the following section. Scarification should continue until the soils are broken down and free of large clay lumps or clods and until the working surface is reasonably uniform and free of uneven features which would inhibit uniform compaction. 3. Overexcavation: Soft, dry, spongy, or otherwise unsuitable ground, extending to such a depth that surface processing cannot adequately improve the condition, should be over excavated down to firm ground, approved by the consultant. 4. Moisture Conditioning: Over excavated and processed soils should be watered, dried -back, blended, and/or mixed, as necessary to attain a uniform moisture content near optimum. 5. Recompaction: Over excavated and processed soils which have been properly mixed and moisture -conditioned should be recompacted to a minimum relative compaction of 90 percent. 6. Benching: Where fills are to be placed on ground with slopes steeper than 5:1 (horizontal to vertical units), the ground should be benched. The lowest bench should be a minimum of 15 feet wide, and at least 2 feet deep, expose firm material, and be approved by the consultant. Other Proposed 2 -Story Commercial Office Development 215 Riverside Avenue. Newport Beach, CA Soils Report Project No. SL 148 1 Novembcr 5, 2018 2 benches should be excavated in firm material for a minimum width of 4 feet. Ground sloping flatter than 5:1 should be benched or otherwise over excavated when considered necessary by the consultant. 7. Approval: All areas to receive fill, including processed areas, removal areas, and toe -of -fill benches should be approved by the consultant prior to fill placement. IV, FILL MATERIAL 1. General: Material to be placed as fill should be free of organic matter and other deleterious substances, and should be approved by the consultant. Soils of poor gradation, expansion, or strength characteristics should be placed in areas designated by the consultant or mixed with other soils until suitable to serve as satisfactory fill material. 2. Oversize: Oversize material defined as rock, or other irreducible material with a maximum dimension greater than 12 inches, should not be buried or placed in fill, unless the location, materials, and disposal methods are specifically approved by the consultant. Oversize disposal operations should be such that nesting of oversize material does not occur, and such that the oversize material is completely surrounded by compacted or densified fill. Oversize material should not be placed within 10 feet vertically of finish grade or within the range of future utilities or underground construction, unless specifically approved by the consultant. 3. Import: If importing of fill material is necessary for grading, the import material should be approved by the geotechnical consultant. V. FILL PLACEMENT AND COMPACTION 1. Fill Lifts: Approved fill material should be placed in areas prepared to receive fill in near -horizontal layers not exceeding 6 inches in compacted Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5, 2018 3 thickness. The consultant may approve thicker lifts if testing indicates the grading procedures are such that adequate compaction is being achieved with lifts of greater thickness. Each layer shall be spread evenly and should be thoroughly mixed during spreading to attain uniformity of material and moisture in each layer, 2. Fill Moisture: Fill layers at a moisture content less than optimum should be watered and mixed, and wet fill layers should be aerated by scarification or blended with drier material. Moisture -conditioning and mixing of fill layers should continue until the fill material is at a uniform moisture content at or near optimum. 3. Comlaction of Fill: After each layer has been evenly spread, moisture - conditioned, and mixed, it should be uniformly compacted to not less than 90 percent of maximum dry density. Compaction equipment should be adequately sized and either specifically designed for soil compaction or of proven reliability, to efficiently achieve the specified degree of compaction. 4. Fill Slopes: Compacting of slopes should be accomplished, in addition to normal compacting procedures, by backrolling of slopes with sheepsfoot rollers at frequent increments of 2 to 3 feet in fill elevation gain, or by other methods producing satisfactory results. At the completion of grading, the relative compaction of the slope out to the slope face shall be at least 90 percent. 5. Compaction Testing: Field tests to check the fill moisture and degree of compaction will be performed by the consultant. The location and frequency of tests should be at the consultant's discretion. In general, the tests should be taken at an interval not exceeding 2 feet in vertical rise and/or 1,000 cubic yards of embankment. VI. SUBDRAIN INSTALLATION Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Reporl Project No SL148.1 November 5, 2018 4 Subdrain systems, if required, should be installed in approved ground and should not be changed or modified without the approval of the consultant, The consultant, however, may recommend and upon approval, direct changes in subdrain line, grade, or material. VII. EXCAVATION Excavations and cut slopes should be examined during grading, If directed by the consultant, further excavation or overexcavation and refilling of cut areas should be performed, and/or remedial grading of cut slopes performed. Where fill -over -cut slopes are to be graded, unless otherwise approved, the cut portion of the slope should be made and approved by the consultant prior to placement of materials for construction of the fill portion of the slope, Proposed 2 -Story Commercial Office Development 215 Riverside Avenue, Newport Beach, CA Soils Report Project No. SL148.1 November 5, 2018 APPENDIX D USGS Design Maps Detailed Report ZUSGS Design Maps Summary Report User -Specified Input Report Title 215 Riverside Avenue, Newport Beach, CA Thu October 18, 2018 04:43:26 UTC Building Code Reference Document ASCE 7-10 Standard (which utilizes USGS hazard data available in 2008) Site Coordinates 33,62190N, 117.92365°W Site Soil Classification Site Class D - "Stiff Soil" Risk Category I/II/III 'Am Aur TOuhtain Vailaay �At 4)M(MEP. J. �Vsyni Arµ! ! •tiA c,. t;(,xtyr C a Alei)wr VAD �4( Vit'..', �• ,•f;--'�.•,.,. "=zt,-.Huntirrgt0A Beach IrvintV%. Costa Mesae' Newportl3ea, uguneWoods Miasl�nViejo A— Lake. For c 7a . L#guna ill �I AiisoViejo �' •- - gill La�urul9lallthf�, � v" I USGS-Provided Output Ss = 1,700 g SMs = 1.700 g Sos = 1,133 g S, = 0.627 g SM, = 0.941 g Sol = 0,627 g For information on how the SS and 51 values above have been calculated from probabilistic (risk -targeted) and deterministic ground motions in the direction of maximum horizontal response, please return to the application and select the "2009 NEHRP" building code reference document, NICF.K Response Sperirum ,'), IJ.. Id- 14, Pe1•Nrd, T far) For PGA,„ T„ C„s, and C,r, values, please view the detailed report. [)eslpn Response Speclrum KrNm1, T *v) I.V- It,, W., -, /tirh.)ugh fhi, inforrnal.Ion s a producl. of the U..S Geological Survey, we provide no warianly, expressed or in)I:Ilied, as to the. 61FUHMy of zh.:� dala contained therein This foul if; riot a substitute for technical subject-rnaltar knowledge. MUSGS Design Maps Detailed Report ASCE 7-10 Standard (33.62190N, 117.92365°W) Site Class D - "Stiff Soil", Risk Category I/II/III Section 11.4.1 — Mapped Acceleration Parameters Note: Ground motion values provided below are for the direction of maximum horizontal spectral response acceleration. They have been converted from corresponding geometric mean ground motions computed by the USGS by applying factors of 1.1 (to obtain Ss) and 1.3 (to obtain S,). Maps In the 2010 ASCE-7 Standard are provided for Site Class B. Adjustments for other Site Classes are made, as needed, in Section 11.4.3. From figure -1 M Ss = 1.700 g From Figure 22-2 [2I S, = 0.627 g Section 11.4.2 — Site Class The authority having jurisdiction (not the USGS), site-specific geotechnical data, and/or the default has classified the site as Site Class D, based on the site soil properties in accordance with Chapter 20. Table 20.3-1 Site Classification Site Class VS N or N, s„ A. Hard Rock >5,000 ft/s N/A N/A B. Rock 2,500 to 5,000 ft/s N/A N/A C. Very dense soil and soft rock 1,200 to 2,500 ft/s >50 >2,000 psf D. Stiff Soil 600 to 1,200 ft/s 15 to 50 1,000 to 2,000 psf E. Soft clay soil <600 ft/s <15 <1,000 psf Any profile with more than 10 ft of soil having the characteristics: • Plasticity index PI > 20, • Moisture content w z 40%, and • Undrained shear strength S. < 500 psf F. Soils requiring site response See Section 20.3.1 analysis in accordance with Section 21.1 For SI: lft/s = 0,3048 m/s llb/ft2 = 0.0479 kN/m2 Section 11.4.3 - Site Coefficients and Risk -Targeted Maximum Considered Earthquake ) Spectral Response Acceleration Parameters Table 11.4-1: Site Coefficient FB Site Class Mapped MCE R Spectral Response Acceleration Parameter at Short Period For Site Class = D and SS = 1:700 g, F. = 1.000 Table 11.4-2: Site Coefficient F, Site Class Mapped MCE o Spectral Response Acceleration Parameter at 1-s Period Ss _< 0,25 SS = 0.50 SS = 0,75 SS = 1.00 SS >_ 1.25 A 0.8 0.8 0.8 0,8 0,8 B 1.0 1,0 1,0 110 1.0 C 1.2 1.2 1.1 1.0 1.0 D 1.6 1,4 1.2 1,1 1.0 E 2.5 1,7 1.2 0,9 0,9 F See Section 11,4,7 of ASCE 7 Note: Use straight-line interpolation for intermediate values of SS For Site Class = D and SS = 1:700 g, F. = 1.000 Table 11.4-2: Site Coefficient F, Site Class Mapped MCE o Spectral Response Acceleration Parameter at 1-s Period For Site Class = D and S, = 0.627 g, Fv = 1.500 S, _< 0,10 S, = 0.20 S, = 0.30 S, = 0.40 S, >- 0,50 A 0.8 0.8 0.8 0,8 0.8 B 1.0 1.0 1,0 1,0 1.0 C 1,7 1.6 1.5 1.4 1.3 D 2.4 2.0 1.8 1,6 1.5 E 3.5 3.2 2.8 2.4 2.4 F See Section 11,4.7 of ASCE 7 Note: Use straight-line interpolation for intermediate values of S, For Site Class = D and S, = 0.627 g, Fv = 1.500 Equation (11.4-1): Sr,s = F.SS = 1.000 x 1.700 = 1.700 g Equation (11.4-2): S,j = F,S, = 1,500 x 0,627 = 0,941 g Section 11.4.4 — Design Spectral Acceleration Parameters Equation (11.4-3): Equation (11.4-4): Section 11.4.5 — Design Response Spectrum From figure SDs = % SMs = % x 1.700 = 1.133 g SDI =%S,j=%x0.941=0.627g T, = 8 seconds Figure 11.4-1; Design Response Spectrum T<Te:S.:so®(0.4+O.STIT,) To ST STB: S.°Sos TB<T9T,:S.=So,IT T>T�:S,=8b,T,IT' H T„ = 0.111 f5 0 553 1 (WO K-rAid, T ism; Section 11.4.6 — Risk -Targeted Maximum Considered Earthquake (MCER) Response Spectrum The MCER Response Spectrum Is determined by multiplying the design response spectrum above by 1.5. w k M S"i = 1 NO T„ = 11 I I I 1'h - 0 554 1 000 fWW. T (ace) Section 11.83 — Additional Geotechnical Investigation Report Requirements for Seismic Design Categories D through F From Figure 22-7141 PGA = 0.696 Equation (11.8—i): PGA, = FPIAPGA = 1.000 x 0,696 = 0.696 g For Site Class = D and PGA = 0.696 g, FPaa = 1.000 Section 21.2,1.1 — Method 1 (from Chapter 21 - Site -Specific Ground Motion Procedures for Seismic Design) From figure 22-17151 CRS = 0.904 From figure -.22-18 III CRI = 0.922 Table 11.8-1: Site Coefficient F,,a Site Mapped MCE Geometric Mean Peak Ground Acceleration, PGA Class PGA 5 PGA = PGA = PGA = PGA 0.10 0,20 0,30 0.40 0,50 A 0.8 0.8 0.8 0,8 0,8 B 1.0 1.0 1.0 1,0 1.0 C 1,2 1.2 1,1 1.0 1.0 D 1.6 1.4 1.2 1,1 1.0 E 2.5 1,7 1,2 0,9 019 F See Section 11.4,7 of ASCE 7 Note: Use straight-line interpolation for intermediate values of PGA For Site Class = D and PGA = 0.696 g, FPaa = 1.000 Section 21.2,1.1 — Method 1 (from Chapter 21 - Site -Specific Ground Motion Procedures for Seismic Design) From figure 22-17151 CRS = 0.904 From figure -.22-18 III CRI = 0.922 Section 11.6 — Seismic Design Category Table 11.6-1 Seismic Design Category Based on Short Period Response Acceleration Parameter VALUE OF Sos RISK CATEGORY I or II III IV Sns < 0.1679 A A A 0.1678 5 Sos < 0.33g B B C 0.33g 5 Sos < 0.509 C C D 0.50g 5 Sos D D D For Risk Category = I and SDS = 1.133 g, Seismic Design Category = D Table 11.6-2 Seismic Design Category Based on 1-S Period Response Acceleration Parameter VALUE OF SDI RISK CATEGORY I or II III IV Sol < 0.067g A A A 0.0679 5 Sol < 0.133g B B C 0.1338 5 So, < 0.20g C C D 0.20g 5 Spy D D D For Risk Category = I and SM = 0.627 g, Seismic Design Category = D Note: When S, is greater than or equal to 0.759, the Seismic Design Category is E for buildings in Risk Categories I, II, and III, and F for those in Risk Category IV, irrespective of the above. Seismic Design Category - "the more severe design category in accordance with Table 11.6-1 or 11.6-2" = D Note: See Section 11.6 for alternative approaches to calculating Seismic Design Category. References 1. Figure 22-1; https://earthquake.usgs.gov/hazards/designmaps/downloads/pdfs/2010_ASCE- 7_Figu re_22-1. pdf 2. Figure 22-2: https://earthquake.usgs.gov/hazards/designmaps/downloads/pdfs/2010_ASCE- 7_Figure_22-2.pdf 3. Figure 22-12: https://earthquake.usgs,gov/hazards/designmaps/downloads/pdfs/2010_ASCE- 7_Figure_22-12.pdf 4. Figure 22-7: https://earthquake.usgs,gov/hazards/designmaps/downloads/pdfs/2010_ASCE- 7_Figure_22-7.pdf 5. Figure 22-17: https://earthquake.usgs,gov/hazards/designmaps/downloads/pdfs/2010_ASCE- 7_Figure_22-17,pdf 6. Figure 22-18: https://earthquake.usgs.gov/hazards/designmaps/downloads/pdfs/2010_ASCE- 7_Figure_22-18,pdf naa;VIb1►, LIQUEFACTION ANALYSES/SETTLEMENT COMPUTATIONS 215 Riverside Avenue, Newport Beach, CA 51-148.1 November 2018 Input Parameters: Peak Ground Acceleration: 0.696 Earthquake Magnitude: 7.2 Water Table Depth (m): 0.66 Average y above water table (kN/m^3): 16 Average y below water table (kN/m^3): 18 Borehole diameter (mm): 34.925 Requires correction for Sample Liners (YES/NO): NO Sample Depth Measured (N) Soil Type Flag -Clay' Fines Energy CE CB CR CS N60 oVC oVC' CN Number (m) (USCS) "Unsaturated" Content Ratio "Unreliable" (%) (ER)% 1 0.30 0 SW Unreliable 16 65 L08 1 0.75 1 0.00 4.88 4.88 1.70 2 0.61 69 CL Clay 50 65 1.08 1 0.75 1 56.06 9.75 9.75 1.70 3 0.91 54 SM 16 65 1.08 1 0.75 1 43.88 15.14 12.64 1.70 4 1.22 30 CL Clay SO 65 1.08 1 0.75 1 24.38 20.63 15.14 1.70 5 1.52 21 CL Clay 50 65 1.08 1 0.8 1 18.20 26.11 17.64 1.70 6 1.83 16 CL Clay 50 65 1.08 1 0.8 1 13.87 31.60 20.13 1.70 7 2.13 10 CL Clay 50 65 1.08 1 0.8 1 8.67 37.08 22.63 1.70 8 2.44 8 CL Clay 50 65 1.08 1 0.8 1 6.93 42.57 25.13 1.70 9 2.74 6 CL Clay 50 65 1.08 1 0.85 1 5.53 48.06 27.62 1.70 10 3.05 13 CL Clay SO 65 1.08 1 0.85 1 11.97 53.54 30.12 1.70 11 3.35 18 SM 16 65 1.08 1 0.85 1 16.58 59.03 32.61 1.70 12 3.66 26 SM 16 65 1.08 1 0.85 1 23.94 64.52 35.11 1.70 13 3.96 29 SM 16 65 1.08 1 0.85 1 26.70 70.00 37.61 1.64 14 4.27 30 ML/CL Clay 50 65 1.08 1 0.85 1 27.63 75.49 40.10 1.59 15 4.57 26 ML/CL Clay 50 65 1.08 1 0.95 1 26.76 80.98 42.60 L54 16 4.88 22 ML/CL Clay 50 65 1.08 1 0.95 1 22.64 86.46 45.10 1.50 17 5.18 14 ML/CL Clay 50 65 1.08 1 0.95 1 14.41 91.95 47.59 1.46 18 5.49 12 ML/CL Clay 50 65 1.08 1 0.95 1 12.35 97.44 50.09 1.42 19 5.79 11 ML/CL Clay 50 65 1.08 1 0.95 1 11.32 102.92 52.58 1.39 20 6.10 10 ML/CL Clay SO 65 1.08 1 0.95 1 10.29 108.41 55.08 1.36 21 6.40 10 ML/CL Clay 50 65 1.08 1 0.95 1 10.29 113.89 57.58 1.33 22 6.71 11 CL Clay 50 65 1.08 1 0.95 1 11.32 119.38 60.07 1.30 23 7.01 14 ML/SM Clay 50 65 1.08 1 0.95 1 14.41 124.87 62.57 1.27 24 7.32 19 ML/SM 50 65 1.08 1 0.95 1 19.55 130.35 65.07 1.25 engineering geotechnical applications consultants PLATE A CPT -1 performed to 50.66 ft. on 10/26/18 Page 1 215 Riverside Avenue, Newport Beach, CA SL148.1 November 2018 25 7.62 25 SM 16 65 1.08 1 0.95 1 25.73 135.84 67.56 1.22 26 7.92 26 ML/SM SO 65 L08 1 0.95 1 26.76 141.33 70.06 1.20 27 8.23 25 SM 16 65 1.08 1 0.95 1 25.73 146.81 72.56 1.18 28 8.53 23 ML/SM SO 65 1.08 1 1 1 24.92 152.30 75.05 1.16 29 8.84 25 SM 16 65 1-08 1 1 1 27.08 157.79 77.55 1.14 30 9.14 26 ML/SM 50 65 1.08 1 1 1 28.17 163.27 80.04 1.13 31 9.45 27 SM 16 65 1.08 1 1 1 29.25 168.76 82.54 1.11 32 9.75 29 ML/SM 50 65 1.08 1 1 1 31.42 174.24 85.04 1.09 33 10.06 29 SM 16 65 1.08 1 1 1 31.42 179.73 8753 1.08 34 10.36 29 ML/SM 50 65 1.08 1 1 1 31.42 185.22 90.03 1.06 35 10.67 24 ML/SM 50 65 1.08 1 1 1 26.00 190.70 9253 1.05 36 10.97 21 ML/CL Clay 50 6S 1.08 1 1 1 22.75 196.19 95.02 1.03 37 11.28 13 ML/CL Clay 50 65 1.08 1 1 1 14.08 201.68 9752 1.02 38 11.58 13 ML/CL Clay 50 65 1.08 1 1 1 14.08 207.16 100.01 1.01 39 11.89 20 SM 16 65 L08 1 1 1 2L67 212.65 102.51 0.99 40 12.19 28 SM 16 65 1.08 1 1 1 30.33 218.14 105.01 0.98 41 12.50 30 SM 16 65 1.08 1 1 1 32.50 223.62 107.50 0.97 42 12.80 32 SM 16 65 1.08 1 1 1 34.67 229.11 110.00 0.96 43 13.11 30 SM 16 65 1.08 1 1 1 32.50 234.60 112.50 0.95 44 13.41 31 SM 16 65 1.08 1 1 1 33.58 240.08 114.99 0.94 45 13.72 32 SM 16 65 1.08 1 1 1 34.67 245.57 117.49 0.93 46 14.02 34 SM 16 65 1.08 1 1 1 36.83 251.05 119.98 0.92 47 14.33 37 SM 16 65 1.08 1 1 1 40.08 256.54 122.48 0.91 48 14.63 35 SM 16 65 1.08 1 1 1 37.92 262.03 124.98 0.90 49 14.94 33 SM 16 65 1.08 1 1 1 35.75 267.51 127.47 0.89 50 15.24 34 SM 16 65 1.08 1 1 1 36.83 273.00 129.97 0.88 51 15.54 34 SM 16 65 1.08 1 1 1 36.83 278.49 132.47 0.87 Auger Diameter: 1.375 inches Hammer Weight: n.a. Drop: continuous push CPT -1 performed to 50.66 ft by Kehoe Testing and Engineering on October 26, 2018 (CPT Data Logs attached herein) References: Idriss, LM. and Boulanger, R.W. Soil Liquefacrion During Earrhquakec Earthquake Engineering Research Institute. 8 September 2008. Liu, C and Evett, J.B_ Sails and Foundations, 8th Edition. 4 August 2013. Martin, G.R and Lew, M. Recommendations for Implementation of DMG Special Publication I.17. University of Southern California Earthquake Center. March 1999. California Department of Conservation, CGS. Special Publication 117A Guidelines for Evaluating and Mitigating Seismic Hazards in California. Rev 11 Sept. 2008. engineering geotechnical applications consultants PLATE A CPT -1 performed to 50.66 ft, on 10/26/18 Page 2 215 Riverside Avenue, Newport Beach, CA SL148.1 November 2018 (Nl)60 AN for Fines Content (N1)60 -CS Stress reduction coeff, rd CSR MSF for sand Kot for sand CRR for M=7.5 & vVC'=1 atm CRR Factor of Safety Limiting shear strain ylim 0.00 3.58 3.58 1.00 0.45 1.08 1.10 0.08 ? ? 0.50 na. na. n.a. 1.00 0.45 1.08 1.10 na. n.a. na. 0.00 74.59 3.58 78.16 1.00 0.54 1.08 1.10 2.00 2.00 2.00 0.00 n.a. n.a. n.a. 1.00 0.61 1.08 1.10 n.a. na. n.a. 0.00 na. na. n.a. 0.99 0.67 1.08 1.10 na. na. n.a. 0.00 na. n.a. na. 0.99 0.70 1.08 1.10 na. na. n.a. 0.00 na. na. na. 0.99 0.73 1.08 1.10 na. na. n.a. 0.00 na. na_ na. 0.98 0.75 3-08 1.10 n.a. na. n.a. 0.00 na. n.a. n.a. 0.98 0.77 1.08 1.10 na. na. n.a. 0.00 na. na. n.a. 0.98 0.79 L08 1.10 n.a. na. na. 0.00 28.18 3.58 31.75 0.97 0.80 1.08 1.10 0.62 0.74 0.93 0.04 40.67 3.58 44.25 0.97 0.81 L08 1.10 2.00 2.00 2.00 0.00 43.83 3.58 47.41 0.97 0.81 1.08 1.10 2.00 2.00 2.00 0.00 na_ n.a. na. 0.96 0.82 1.08 1.10 na. n.a. n.a. 0.00 n& na. na. 0.96 0.82 1.08 1.10 na. n.a. n.a. 0.00 n.a. n.a. n.a. 0.95 0.83 1.08 1.10 n.a. na. na. 0.00 n.a. n.a. na. 0.95 0.83 1.08 1.10 n.a. na. n.a. 0.00 na. n.a. na. 0.95 0.83 1.08 1.10 na. n.a. na. 0.00 na. na. na_ 0.94 0.83 1.08 1.10 na. n.a. na. 0.00 na. na. na. 0.94 0.83 1.08 1.10 n.a. na_ n.a. 0.00 n.a. na. na. 0.93 0.83 1.08 1.10 na. na. n.a. 0.00 na. n.a. aa. 0.93 0.83 1.08 1.10 n.a. na. na. 0.00 na. n.a. n.a. 0.92 0.83 1.08 1.10 n.a. n.a. na. 0.00 24.40 5.61 30.02 0.92 0.83 1.08 1.09 0.49 057 0.69 0.05 engineering geoiechnic:al applications consultants PLATE A CPT -1 performed to 50.66 ft. on 10/26/18 Page 3 215 Riverside Avenue, Newport Beach, CA SL148.1 November 2018 31.51 3.58 35.08 0.91 0.83 1.08 1.10 1.13 1.34 1.62 0.02 32.18 5.61 37.79 0.91 0.83 1.08 1.10 2.00 2.00 2.00 0.01 30.41 3.58 33.98 0.90 0.83 1.08 1.08 0.91 1.06 1.28 0.03 28.95 5.61 34.57 0.90 0.83 1.08 1.08 1.01 1.18 1.43 0.02 30.96 3.58 34.53 0.89 0.82 1.08 1.07 1.01 1.17 1.41 0.02 31.69 5.61 37.31 0.89 0.82 1.08 1.07 1.89 2.00 2.00 0.01 32.41 3.58 35.98 0.88 0.82 1.08 1.06 1.37 1.57 1.92 0.02 34.29 5.61 39.91 0.88 0.82 1.08 1.05 2.00 2.00 2.00 0.01 33.80 3.58 37.38 0.87 0.81 1.08 1.04 1.93 2.00 2.00 0.01 33.33 5.61 38.94 0.87 0.81 1.08 1.03 2.00 2.00 2.00 0.01 27.21 5.61 32.82 0.86 0.81 1.08 1.02 0.74 0.81 1.01 0.03 n.a. n.a. aa. 0.86 0.80 1.08 1.02 n.a. ra. n.a. 0.00 as n.a_ n.a. 0.85 0.80 1.08 1.01 n.a. rta. n.a_ 0.00 na na. na 0.85 0.80 1.08 1.00 n.a. n.a. n.a 0.00 21.54 3.58 25.12 0.84 0.79 1.08 1.00 0.29 0.32 0.40 0.09 29.80 3.58 33.37 0.84 0.79 L08 0.99 0.81 0.87 1.10 0.03 3155 3.58 35.13 0.83 0.78 L08 0.98 1.14 1.21 1.54 0.02 33.27 3.58 36.85 0.83 0.78 1.08 0.98 1.68 1.78 2.00 0.02 30.84 3.58 34.42 0.82 0.78 1.08 0.97 0.99 1.04 1.34 0.02 31.52 3.58 35.10 0.82 0.77 1.08 0.97 1.13 1.18 1.53 0.02 32.19 3.58 35.77 0.81 0.77 1.08 0.96 131 1.36 1.77 0.02 33.85 3.58 37.42 0.81 0.76 1.08 0.95 1.95 2.00 2.00 0.01 36.46 3.58 40.03 0.80 0J6 1.08 0.94 2.00 2.00 2.00 0.01 34.14 3.58 37.72 0.80 0.76 1.08 0.94 2.00 2.00 2.00 0.01 31.87 3.58 35.45 0.79 0.75 1.08 0.94 1.22 1.24 1.64 0.02 32.52 3.58 36.10 0.79 0.75 1.08 0.93 1.41 1.42 1.90 0.02 32.21 3.58 35.79 0.78 0.74 1.08 0.93 1.31 1.32 1.77 0.02 References: ldriss. LM. and Boulanger. R. W. Soil Liquefaction During Earthquakes Earthquake Engineering Research Institute. 8 September 2008. Liu. C. and Evett, J.B. Soils and Foundations gth Edition.4 August 2013. Martin, G.R. and Lew. M_ Recommendations for Implementation of DMG Special Publication 1I7. University of Southern California Earthquake Center. March 1999, California Department of Conservation, CGS Special Publication 117A: Guideiinesfor Evaluating and Mitigating Seismic Hazards in California . Rev 11 Sept 2008. engineering geotechnical applications consultants PLATE A CPT -1 performed to 50.66 ft, on 10/26/18 Page 4 215 Riverside Avenue, Newport Beach, CA SL148.1 November 2018 Parameter Fa Maximum AM (m) ALDH (m) Vertical Asi (m) ASi (ft) ASi (inches) shear strain reconsol vmax Strain sv 0.95 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -4.03 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.21 0.04 0.30 0.01 0.01 0.00 0.01 0.08 -1.13 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -1.38 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.09 0.05 0.30 0.01 0.01 0.00 0.01 0.11 engineering J geotechnical applications PLATE A CPT -1 performed to 50.66 ft. on 10/26/18 consultants Page 5 215 Riverside Avenue, Newport Beach, CA SL148.1 November 2018 -0.44 0.01 0.30 0.00 0.00 0.00 0.00 0.02 -0.64 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.36 0.02 0.30 0.01 0.00 0.00 0.00 0.04 -0.40 0.02 0.30 0.00 0.00 0.00 0.00 0.03 -0.40 0.02 0.30 0.00 0.00 0.00 0.00 0.03 -0.60 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.51 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.80 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.61 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.72 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.28 0.03 0.30 0.01 0.01 0.00 0.01 0.07 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.30 0.00 0.00 0.00 0.00 0.00 0.22 0.09 0.30 0.03 0.02 0.01 0.02 0.23 -0.32 0.03 0.30 0.01 0.01 0.00 0.01 0.06 445 0.01 0.30 0.00 0.00 0.00 0.00 0.02 -0.57 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.39 0.02 0.30 0.01 0.00 0.00 0.00 0.04 -0.44 0.01 0.30 0.00 0.00 0.00 0.00 0.02 -0.49 0.01 0.30 0.00 0.00 0.00 0.00 0.01 -0.61 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.81 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.63 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.47 0.01 0.30 0.00 0.00 0.00 0.00 0.02 -0.52 0.00 0.30 0.00 0.00 0.00 0.00 0.00 -0.49 0.01 0.30 0.00 0.00 0.00 0.00 0.01 Total Settlement 0.021 0.071 0.81 References: Idriss, LM. and Boulanger, R.W.Soll liquefaction During Earthquakes. Earthquake Engineering Research Institute 8 September 2008. Liu, C. and Evett 4R Soa and Foundations, 8th Edition. 4 August 2013. Martin, G.R. and Lew, M Recommendadons for Implementation ofDMG Special Publication 117. University of Southern California Earthquake Center. March 1999. California Department of Conservation, CGS Special Publication 117A: Guidelines for Evaluating and Mitigating Seismic Hazards in California. Rev 11 Sept. 2008. engineer[ n� geotechnical applications PLATE A consultants Page performed to 50.66 ft. on 10/26/18 Page 6 STATE OF CALIFORNIA } COUNTY OF ORANGE } ss. CITY OF NEWPORT BEACH } I, Leilani I. Brown, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; the foregoing resolution, being Resolution No. 2020-33, was duly introduced before and adopted by the City Council of said City at a regular meeting of said Council held on the 12th day of May, 2020; and the same was so passed and adopted by the following vote, to wit: AYES: Mayor Will O'Neill, Mayor Pro Tem Brad Avery, Council Member Joy Brenner, Council Member Diane Dixon, Council Member Duffy Duffield, Council Member Jeff Herdman, Council Member Kevin Muldoon NAYS: None IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 131h day of May, 2020. 10"',60/mu._ me, Leilani I. Brown City Clerk Newport Beach, California