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HomeMy WebLinkAboutPA2017-248_20180319_Environmental Setting-Effects - 3-19-18 Final Page 1 of 11 1244 Irvine Avenue, Newport Beach Mariner’s Square 1244 Irvine Avenue Newport Beach, CA ENVIRONMENTAL INFORMATION FORM The proposed project is requesting a Site Development Review, a new Tentative Tract Map and Planned Development Permit to develop a new Duplex (or halfplex) and Townhome residential community consisting of 92 attached homes consistent with the existing RM-6000 Zoning requirements and standards. The project is located at 1244 Irvine Boulevard, the corner of Mariners Drive and Rutland Road, Newport Beach, CA (APN 425-061-09). C. Environmental Setting 1. The subject property is located on the west side of Rutland Road, the southwestern side of Mariners Drive, and the southeastern side of Irvine Avenue within a mixed residential and commercial area of Newport Beach bordering Costa Mesa. The subject property is currently occupied by Mariner Square’s Apartments for residential use. On-site operations consist of typical activities associated with multi-family apartment complexes, including the production and disposal of household waste, pool maintenance, and office-related activities. The subject property consists of 13 two-story buildings located throughout the subject property. In addition, 1 two-story leasing office structure is located on the western portion of the subject property. Additional improvements located at the subject property include asphalt paved parking areas with carports, a pool, two hot tubs, a community laundry room (within the leasing office), a maintenance shed, and associated landscaping. The subject property is designated for residential development by the City of Newport Beach. The proposed project qualifies for a CEQA §15302 Class 2 Exemption as further described in Land Use below. 2. Northeast: Mariners Drive, beyond which is Mariners Elementary School and park East: Rutland Road, beyond which are multi-family residential buildings Southwest: Westcliff Plaza Commercial Center Northwest: Irvine Avenue, beyond which are single-family residential buildings (City of Costa Mesa) D. Potential Environmental Effects I. AESTHETICS - The site is surrounded by Irvine Avenue to the west and Rutland Road to the east with existing adjacent residential apartment/condo structures. To the north is Mariner’s School and Park, and to the south is the adjacent Westcliff Plaza commercial center. No views are being compromised by the proposed development. The proposed development is replacing Page 2 of 11 1244 Irvine Avenue, Newport Beach 114 apartment units with 92 multi-family for sale units. The buildings have been designed to be consistent with the development standards (RM 6000 zoning designation) for a building height of 33’ with a sloped roof and the required front, side and rear setbacks. The project design includes intermittent 2-foot projections on the second and third levels of the residential structures. The articulation will offer varying planes of the building façade along the street frontage, thereby creating depth and shadows for a more diversified aesthetic view. No scenic views will be altered, as no scenic vistas are in the immediate vicinity of the site. No impacts to aesthetics will result from project development. II. AGRICULTURE & FORESTRY RESOURCES - Not Applicable. The site is designated for residential development, has been previously developed with apartments, and does not support existing agricultural or forest resources. III. AIR QUALITY - Construction and operational conditions will not result in an exceedance of air quality thresholds. The South Coast Air Quality Management District provides regulatory guidance for minimizing air quality impacts through the application of best management practices. The project will be conditioned to adhere to all such regulations as well as those imposed by the City, including limiting construction activities to specific hours and observing best management practices related to minimizing air quality impacts. A Construction Management Plan will be included in the Project which will restrict construction trips from Mariners Drive. Staging and storage will be to the west portions of the site proximate to the commercial use. Long-term operational impacts are, in large part, the result of traffic trips (mobile source emissions) related to the project. However, the traffic analysis concludes that the project will result in a reduction of trips because the number of residential units will be reduced from 114 to 92. No unique or extraordinary operational emissions will result from project buildout, because the project replaces the same uses with a reduced number of residential units. Emissions will remain substantially the same or reduced for operation of the multi-family residences, as no new or additional uses will be incorporated into the project. In addition, an Air Quality Analysis (Analysis) prepared by Greve & Associates, LLC, dated March 15, 2018, showed that no construction impacts would occur. The Analysis is included in its entirety herein as Appendix A. The Analysis focused attention on the localized effects of air quality in accordance with the SCAQMD Governing Board localized significance threshold (LST) methodology and mass rate look-up tables by Source Receptor Area (SRA). LSTs represent the maximum emissions from a project that will not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard and are developed based on the ambient concentrations of that pollutant for each SRA. The LST methodology presents mass emission rates for SRA project sizes of 1, 2 and 5 acres and nearest receptor distances of 25, 50, 100, 200 and 500 meters. The project is located in SRA 18. The nearest existing sensitive land use is the residences south of the site, which are about 70 feet (21 meters) from any significant construction area. The thresholds listed in Table 1 are based on a 5-acre site and a 25-meter distance. A project with daily emissions rates below the thresholds during construction is considered to have a less than significant effect on local air quality. Page 3 of 11 1244 Irvine Avenue, Newport Beach Table 1 Localized Significance Thresholds at the Nearest Receptors Description Localized Significance Threshold (lbs./day) NOX CO PM10 PM2.5 Construction Activities 197 1711 14 9 Temporary impacts were determined using the California Emissions Estimator Model (CalEEMod) version 2016.3.2. The model is a program developed by SCAQMD in conjunction with the California Air Resources Board (CARB) and uses the latest EMFAC emissions rates also developed by CARB. Because a construction schedule has not been developed, the defaults in the CalEEMod were used and considered reasonable. No mitigation was assumed for the analysis. However, SCAQMD Rules and Regulations require that the site be watered three times per day, and the requirement was included in the modeling. Table 2 shows the results of the total emissions calculations for the construction activities related to the Project. All computer printouts are included in the attached Analysis (Appendix A). The projected emissions represent a worst-case scenario. Table 2 Peak Construction Emissions Activity Pollutant Emissions (Pounds per Day) ROG NOX CO SOX PM10 PM2.5 Demolition 3.8 42.0 23.9 0.1 4.1 2.1 Site Preparation 4.4 45.6 22.8 0.0 9.6 6.1 Grading 2.7 28.4 16.9 0.0 4.1 2.6 Building Const. 2.8 22.5 20.1 0.0 2.1 1.4 Paving 1.4 14.1 15.2 0.0 0.9 0.7 Architectural Coatings 29.1 1.7 2.3 0.0 0.3 0.2 Construction + Paving + Coatings 33.3 38.3 37.7 0.1 3.3 2.3 SCAQMD Thresholds 75 100 550 150 150 55 Exceed Threshold? No No No No No No As shown above, the construction emissions are all well below the significance thresholds established by the SCAQMD. Therefore, there will be no regional air quality impacts due to project construction. The on-site construction emissions were calculated using CalEEMod. The emissions presented in Table 3 below are those that would be emitted from activity within the project site. The total on-site construction emissions are compared to the LSTs discussed above. Table 3 On-Site Emissions by Construction Activity Activity Daily Emissions (lbs./day) NOX CO PM10 PM2.5 Demolition 35.8 22.1 3.5 1.9 Site Preparation 45.6 22.1 9.4 6.1 Grading 28.3 16.3 4.0 2.6 Building Construction 21.1 17.2 1.3 1.2 Paving 14.1 14.7 0.8 0.7 Architectural Coatings 1.7 1.8 0.1 0.1 Construction + Paving + Coatings 36.8 33.6 2.2 2.0 LST Thresholds 197 1711 14 9 Exceed Threshold? No No No No Page 4 of 11 1244 Irvine Avenue, Newport Beach None of the projected construction-related emissions on-site will exceed the LST significance thresholds, and local air quality impacts during construction will be less than significant. In 1998, the CARB identified particulate matter from diesel-fueled engines (DPM) as a Toxic Air Contaminant (TAC). It was assumed that the majority of the heavy construction equipment utilized during construction will be diesel fueled and will emit DPM. Impacts from toxic substances are related to cumulative exposure and are assessed over a 70-year period. Grading for the project, when the peak diesel exhaust emissions would occur, is expected to take less than 1 month with all construction expected to be completed in several months. Because of the relatively short duration of construction compared to a 70-year lifespan, diesel emissions resulting from the construction of the project, including truck traffic associated with the project, are not expected to result in a significant impact. Therefore, as detailed in the Air Quality Analysis, the project will have a less than significant impact in all areas of project construction, and no mitigation was recommended or required. IV. BIOLOGICAL RESOURCES - No existing fish or wildlife are present on this site, as the site is fully developed and surrounded by urban development. No special status plants, animals, or habitat occur on the site. New development on the site will preserve the parkway trees along the boundary edges to the fullest extent possible. The fully developed site does not present an opportunity for special status animals to roost, forage, or nest, or for special status plants to thrive due to the urban surroundings and absence of viable open space. There will be no impacts to biological resources resulting from implementation of the proposed project. V. CULTURAL RESOURCES – None, as the site has been previously disturbed and no resources were discovered with construction of the existing development. The site is not identified in the City’s General Plan as having cultural or historic resources. However, standard codes and regulations applicable to construction generally will require that, in the unlikely event resources are discovered during the minimal grading that will occur, the construction activities will be required to halt, or a buffer will be created around the area, until a professional is called in to ascertain whether the resources discovered have value and must be preserved. As noted, there will be minimal site grading, and all grading quantities will be balanced on-site with no export or import of grading materials. VI. GREENHOUSE GAS EMISSIONS - Construction and operational emissions will result from demolition and construction. The project proposes the construction of 92 multi-family residences replacing the existing 114 apartment units. Development will be subject to local and state codes and regulations that include compliance with best management practices to reduce potential impacts related to greenhouse gas emissions (GHG). A Construction Management Plan will be provided which will restrict construction trips from Mariners Drive. Vehicle trips (mobile sources) are generally the main contributor to operational residential development greenhouse gas emissions. The existing development currently generates approximately 834 daily vehicle trips, 52 of which occur during the morning peak hour and 64 of which occur during the evening peak hour. The proposed development will generate approximately 673 daily vehicle trips, 42 of which will occur during the morning peak hour and 51 of which will occur during the evening peak hour. The project will result in 161 fewer daily vehicle trips, with 9 fewer in the morning peak hour and 13 fewer in the evening peak hour, resulting in less GHG mobile source emissions. Additional operational emissions could result from energy consumption, solid waste generation, and water usage. Because the project proposes the same basic uses for the site, replacing the existing development with fewer units would have a lesser or neutral impact to Page 5 of 11 1244 Irvine Avenue, Newport Beach GHG emissions. In addition, the project will be required to include construction and energy efficient measures such as dual-paned windows, energy efficient heating/AC equipment, insulation, and LED lighting, among others. These types of measures would be covered through compliance with the current (2016) California CALGreen building standards that the project would be required to meet. Compliance with the required measures will reduce operational emissions significantly compared to the existing development, which was not subject to the same stringent requirements. In addition, due to the small size of the proposed development, GHG will remain below significance thresholds for both construction and operational conditions. The air quality analysis prepared for the project showed that all project construction emissions, including regional emissions and on-site emissions, including diesel particulate matter emissions, are well below significance thresholds, and no construction impacts will occur. VII. GEOLOGY AND SOILS -The subject property lies within the Orange County Coastal Plain area of the Los Angeles Basin. The plain consists of predominantly alluvial basin-fill material deposited by meandering tributaries of the Santa Ana River system. Surficial geology in the subject property vicinity consists of recent alluvium of gravel, sand, silty sand, and clayey silt with an average thickness of 200 feet. This recent alluvium is underlain by the upper Pleistocene Lakewood formation, which averages 500 feet in thickness and consists of alternating stratigraphic zones of coarse-grained sand and clayey silt. The estimated depth to bedrock is more than 200 feet. The subject property is mapped as marina loamy sand. The Marina soils have grayish brown and brown, slightly and moderately acidic, loamy sand horizons, light brown, moderately and strongly acidic, loamy sand horizons with lamellae and light brown and pink, moderately acidic, sand horizons. The new development will balance the minimal grading on-site, and no export or import of soils is required. A Phase I Environmental Assessment (ESA) was prepared for the project by Partner Engineering and Science, Inc. dated June 16, 2017. The report noted that groundwater is estimated to be approximately 9 to 18 feet below ground surface and flows toward the east- southeast. The assessment concluded that the following did not occur on the project site. As shown below, no impacts will occur related to geology and soils due to development of the Project. • Recognized environmental conditions (REC) – the presence of any hazardous substances or petroleum products in, on or at the property that could release to the environment or pose a threat of future release to the environment. • Controlled recognized environmental conditions (CREC) – an REC resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority with such substances allowed to remain in place subject to implementation of required controls. • Historical recognized environmental condition (HREC) – past release of any hazardous substances or petroleum products that occurred in connection with the property that has been addressed to the satisfaction of a regulatory authority without subjecting the property to any required controls. VIII. HAZARDS AND HAZARDOUS MATERIALS – None. The site is currently developed with apartments, and no hazardous materials are associated with the existing residential development use. As noted in Geology and Soils above, a Phase I ESA was prepared for the project, and the ESA determined that there was no evidence of RECs, CRECs, or HRECs. However, due to the age of the existing buildings, the ESA noted the potential presence of Page 6 of 11 1244 Irvine Avenue, Newport Beach asbestos and lead-based paints based only on the age of the existing structures. Section 6.3.2 – Lead-Based Paint – in the ESA states: Lead is a highly toxic metal that affects virtually every system of the body. LBP is defined as any paint, varnish, stain, or other applied coating that has 1 mg/cm2 (or 5,000 ug/g or 0.5% by weight) or more of lead. Congress passed the Residential Lead-Based Paint Hazard Reduction Act of 1992, also known as “Title X”, to protect families from exposure to lead from paint, dust, and soil. Under Section 1017 of Title X, intact LBP on most walls and ceilings is not considered a “hazard,” although the condition of the paint should be monitored and maintained to ensure that it does not become deteriorated. Further, Section 1018 of this law directed the Housing and Urban Development (HUD) and the US EPA to require the disclosure of known information on LBP and LBP hazards before the sale or lease of most housing built before 1978. Based on the age of the subject property buildings (pre-1978), there is a potential that LBP is present. Interior and exterior painted surfaces were observed in good condition and therefore not expected to represent a “hazard,” although the condition of the paint should be monitored and maintained to ensure that it does not become deteriorated.” State and federal regulations require compliance with safe practices if the presence of asbestos or lead-based paint is identified. Specifically, the South Coast Air Quality Management District requires compliance with Rule 1403, which specifies work practice requirements for contractors involved in demolition, including the removal and associated disturbance of asbestos or lead-containing materials. The Environmental Protection Agency provides general guidance for demolition that includes the presence of lead-based paints. The project will comply with all regulations and best management practices to ensure that no impacts occur. In addition to compliance with local and state regulations, contractors are required to comply with California’s lead-based paint work practice requirements, which are separate from EPA’s rules. The work practices are based on Title 17, CCR, Div. 1, Ch 8, Accreditation, Certification and Work Practices for Lead-Based Paint and Lead Hazards and SB 460, the Cal/OSHA Lead in Construction Standard. The requirements and standards include the following if any amount of known lead-based paint or presumed lead-based paint is found in a structure: • Contain the work area • Use lead safe work practices • Make sure there is no visible dust or debris at the end of the project • Demonstrate compliance with containment and lead safe work practices if asked by the California Department of Public Health or a local enforcement agency The proposed development of 92 multi-family residences will not include the use or storage of hazardous materials. As detailed above, all demolition activities will be required to adhere to existing federal, state, and local regulations, including best management practices to reduce potential impacts during the demolition of existing buildings. No project-specific measures are required, because the site is within a fully urbanized and developed area that is not subject to wildland fires, flooding, or exposure to hazardous materials. IX. HYDROLOGY AND WATER QUALITY - The existing site is relatively flat, and sheet flows overland in an easterly direction towards Rutland Road. Existing on-site area drains, grate inlet catch basins, and underground storm drain piping collect and convey storm water runoff to an existing City of Newport Beach public underground 30-inch storm drain system Page 7 of 11 1244 Irvine Avenue, Newport Beach located within the westerly parkway/sidewalk of Rutland Road. Three connections exist connections to the existing 30-inch storm drain within Rutland Road. Based on a field survey performed by the project engineers, there are no visible existing water quality facilities on- site. The proposed development will match the historic drainage pattern by directing storm water runoff to the easterly direction. A proposed private underground storm drain system will be designed to collect and convey the 25-year peak flow rate per the Orange County Hydrology Manual and City of Newport Beach requirements. The proposed development has been designed with on-site sump catch basins that convey storm water runoff to two connections to the existing public 30-inch storm drain system. Each catch basin will be equipped with a diversion system to convey low flows to the proposed biofiltration device for water quality treatment. Overflow will be conveyed within the catch basin and proposed underground storm drain piping. Emergency overflow will be directed through the secondary driveway entrances on Rutland Road. The overall impervious coverages between the pre- and post-developed conditions have decreased, making the overall peak flow rates and volume of storm water runoff decrease. Therefore, no on-site detention or peak flow mitigation will be implemented. Refer to the separately prepared project-specific Preliminary Hydrology and WQMP reports for additional information. Standard best management practices will apply to the project, and impacts will be less than significant. X. LAND USE AND PLANNING - The site is surrounded by Irvine Boulevard to the west and Rutland Road to the east, with existing adjacent residential apartment/condo structures. To the north is Mariner’s School and Park, and to the south is the adjacent Westcliff commercial center. No views are being compromised by the proposed development. The proposed development is replacing 114 apartment units with 92 multi-family for sale units. The site is designated Multiple-Unit Residential (RM) in the City’s General Plan and Multi-Unit Residential (RM-6000) in the City’s Zoning Code. CEQA Class 2 Exemption (§15302 – Replacement or Reconstruction) consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. The proposed development will be located on the 5.76-acre site where the 114 apartments currently exist and will result in a reduction of residences to 92 units. The multi- family residential use proposed is identical to existing uses and will be consistent with the City’s RM and RM-6000 land use designations. CEQA Guidelines §15300.2 provides exceptions to Categorical Exemptions. The proposed project does not meet any of the exceptions as detailed below. The project does not qualify under §15300.2 as an exception to the granting of a Class 2 Exemption. a) Location. Classes 3, 4, 5, 6 and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state or local agencies. This exception does not pertain to the Project, as Applicant is requesting a Class 2 Exemption – Replacement or Reconstruction. Page 8 of 11 1244 Irvine Avenue, Newport Beach b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time, is significant. The project vicinity is generally built-out with adjacent existing residential structures, Mariner’s School and Park and the Westcliff commercial shopping center to the south. The project will replace existing apartments; however, no new cumulative impact is anticipated, as the use is consistent with the existing use and the number of residential units will be reduced by 22 (from 114 to 92 units). Operational impacts will be less with fewer vehicle trips and more energy efficient building and energy standards than occurred when the existing development was constructed. In addition, the project is consistent with the City’s General Plan. No other projects are approved or under construction in the area which, when combined with the proposed project, would create new or more significant impacts. Therefore, this exception does not apply to the Project. c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. There are no unusual circumstances surrounding the re-development of the site from 114 apartment units to 92 multi-family units. Development will be subject to existing codes and regulations, which will minimize potential impacts for short- term construction and long-term operation. There will be no on-site activity associated with the residential nature of the development that will result in significant effects on the environment, and this exception does not apply to the proposed project. d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. Tis does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. No scenic resources, including designated scenic highways, trees, historic buildings, rock outcroppings, or similar resources are known to exist either on the site or in near proximity to the site. Therefore, no environmental impacts will occur, and the project is not subject to this exception. e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The project site has been developed with apartments for many years and is not considered a hazardous waste site per §65962.5 of the California Government Code. Therefore, this exception is not applicable to the proposed project. f) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. There are no known historical resources on the site, which has been developed for many years with apartments. The site is not listed in the City’s General Plan as a historical resource site and it is unlikely any such resources will be discovered on Page 9 of 11 1244 Irvine Avenue, Newport Beach the previously graded and disturbed site. Therefore, the project is not subject to this exception. XI. MINERAL RESOURCES - Not applicable, because the project site is not designated as a mineral resource site and no such resources have been discovered during previous site preparation and construction activities. It is unlikely that any such resources will be discovered during construction of the proposed project. XII. NOISE – The City’s General Plan and Municipal Code establish acceptable exterior and interior noise levels for construction activities. The project will comply with the days and hours identified in Section 10.28.040 of the City’s Municipal Code, which allows construction activities during specific hours on weekdays and Saturdays and no construction on Sundays and federal holidays. Adherence to the regulations will reduce impacts due to project construction. Operational noise for the proposed residential development is not anticipated to be significant. Noise-generating activities will be typical of a residential area and include lawn/landscaping equipment, vehicle noise, mechanical equipment noise, and noise from outdoor recreational activities. Noise levels will be no greater, and likely less, than existing noise from the development on the site. No substantial increase in noise will occur in the operational phase of the development, as no new or different noise-generating components are included in the project. XIII. POPULATION AND HOUSING - The proposed development is replacing 114 apartment units with 92 multi-family for sale units. The decrease in the number of residential units complies with the minimum number of units required by the Zoning Code. The reduction in the number of residential units is anticipated to reduce the number of residents as compared with the number of residents in the existing apartments. Because both the existing development and the proposed development provide multi-family type housing, there is no anticipated increase in the project population that would result in an impact or a substantial change in the City’s population generally. The current City of Newport Beach General Plan Housing Element states that the City has sufficient sites to accommodate its Regional Needs Housing Assessment allocation. The project will not be required to provide affordable or replacement housing. XIV. PUBLIC SERVICES - The site is currently developed with 114 multi-family residential units that are served by existing public services such as police, fire, and medical emergency services. The reduction in the number of units to be constructed will result in a commensurate reduction in the requirement for public services. Schools are also anticipated to see a reduction in the number of students based on the reduction in housing units. However, the City will require the payment of school fees as required by the Municipal Code to reduce any potential impacts to less than significant. The following table shows the current and projected student generation rates. As shown, the project is anticipated to increase the total on by approximately seven students. Page 10 of 11 1244 Irvine Avenue, Newport Beach Table 4 Student Generation School Level Student Generation1 Rate (114 Multi-Family Units) Existing Project # of Students Student Generation2 Rate (91 Single Family Attached Units) Proposed Project # of Students Elementary School (K-6) 0.11 13 0.20 18 Middle School (7-8) 0.03 3 0.04 4 High School (9-12) 0.04 5 0.07 6 Totals 0.60 21 0.31 28 1 Existing apartments 2 Proposed Project V. RECREATION - The proposed development is replacing 114 apartment units with 92 multi- family for sale units. The proposed development is replacing the current apartment amenities with similar common area amenities. The project proposes on-site amenities such as a pool, a spa, a great lawn for outdoor activities, and an outdoor dining and fireside area including a barbeque, a sink, a television, and tables and chairs. The project significantly exceeds the required outdoor open space area by providing 14,288 square feet where 6,900 square feet is required. XVI. TRANSPORTATION / TRAFFIC - The project site currently consists of 114 multi-family residential units, which will be replaced with 92 multi-family residential units. The reduction in the number of residences will result in a commensurate reduction in the number of vehicle trips. Both the existing and proposed uses are similar in terms of multi-family uses; however, trip generation factors are less for condominium uses compared to apartments. Traffic impacts are anticipated to be less than with the current uses on the site due to the reduction of 22 residential units. The project will reduce the number of driveways to access the project site. There will be three points of access with the primary entrance off Irvine Avenue, thereby eliminating several of the existing curb cuts and reducing conflict with vehicles accessing Mariner Elementary School. The three drive aisles will allow easy movement through the site and to amenities. Sidewalks will be located along the interior island area and portions along the side areas of the fourplex buildings, in addition to central paseo walkways throughout the site. A Construction Management Plan will be provided to restrict construction trips from Mariners Drive during construction activities. Staging and storage will be located on the western portion of the site proximate to the commercial use (Westcliff Plaza). As shown in the table below, the existing development currently generates approximately 834 daily vehicle trips, 52 of which occur during the morning peak hour and 64 of which occur during the evening peak hour. The proposed development will generate approximately 673 daily vehicle trips, 42 of which will occur during the morning peak hour and 51 of which will occur during the evening peak hour. The project will result in 161 fewer daily vehicle trips, with 9 fewer in the morning peak hour and 13 fewer in the evening peak hour. This translates to 19.4% fewer daily trips with 18.0% fewer in the morning peak and 20.1% fewer in the evening peak hours. Page 11 of 11 1244 Irvine Avenue, Newport Beach Table 5 Project Trip Generation Comparison Land Use Number of Units Peak Hour Daily Morning Evening Inbound Outbound Total Inbound Outbound Total Trip Generation Rates Multi-Family Housing (Low‐Rise) DU 0.11 0.35 0.46 0.35 0.21 0.56 7.32 Existing Development Multi-Family Housing (Low‐Rise) 114 DU 12 40 52 40 24 64 834 Proposed Development Multi-Family Housing (Low‐Rise) 92 DU 10 33 43 32 19 51 673 Difference ‐2 ‐7 ‐9 ‐8 ‐5 ‐13 ‐161 Percent Difference ‐17.1% ‐18.3% ‐18.0% ‐20.4% ‐19.6% ‐20.1% ‐19.4% XVII. UTILITIES AND SERVICE SYSTEMS - The proposed development will be served by an on-site public water system that will be maintained by the City of Newport Beach through a proposed access and utility easement within the private drive aisles. The proposed on-site public water system will connect to the existing offsite public 12-inch water main within Irvine Avenue, looping through the site and connecting to an existing off-site public 6-inch water main within Rutland Road. The proposed on-site public water system will supply new public on-site fire hydrants, water meters for each residential unit, irrigation and fire systems, and other necessary appurtenances to support the development and water system design. The proposed development will reutilize an existing on-site 8-inch sewer main, if condition and location permits, that connects to an existing off-site 8-inch sewer system located within Rutland Road. Reutilization of the existing on-site sewer main will prevent additional construction under an existing public 30-inch storm drain system located within Rutland Road. The proposed on-site sanitary sewer system will be private and maintained by the appointed Homeowner’s Association (HOA). Two proposed connections to an existing off-site public 30-inch storm drain system within Rutland Road are proposed to support the development’s storm water runoff and drainage mitigation. The estimated schedule construction of these public utilities will be determined at a later date. The proposed development will utilize a gravity-fed sanitary sewer system that will be privately maintained by the appointed HOA. The proposed on-site private sewer system will comprise of 6-inch and 8-inch sewer mains, manholes, and cleanouts where applicable based on the development’s and City of Newport Beach Sanitary Sewer design standards. On-site sanitary sewer effluent will be conveyed off-site to a public sewer system within Rutland Road. The proposed development is located within the servicing limits of the City of Newport Beach and is treated by the Orange County Sanitation District (OCSD). The proposed development will decrease the number of residential units on-site. Will serve letters from the City of Newport Beach for sanitary sewer and local domestic water services have been requested and will be provided at a later date.