HomeMy WebLinkAboutTENTATIVE TRACT 11949_DEIRTentative Tract 77948_DEIR
DRAFT EIR (Distributed 1/3/85 )
FINAL EIR (Distributed )
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DRAFT ENVIRONMENTAL IMPACT REPORT
ZONE CHANGE FOR
PLANNED COMMUNITY DEVELOPMENT PLAN
TENTATIVE TRACT 11949
CORONA DEL MAR COTTAGE HOMES
FOR THE CITY OF NEWPORT BEACH
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State Clearinghouse #84061304
Lead Agency: CITY OF NEWPORT BEACH
Planning Department
3300 West Newport Boulevard
Newport Beach, California 92663
City Project Manager:
Ms. Patricia Temple
Environmental Coordinator
ASSOCIATES, INC.
Draft EIR Prepared by: CULBERTSON, ADAMS AND
26141 Marguerite Parkway, Suite C
Mission Viejo, California 92692
(714) 643-1622
Project Sponsor: THE BREN COMPANY
500 Newport Center Drive, Suite 200
Newport Beach, California 92660
(714) 640-2390
Contact Person:
Ms. Rhonda Heacock
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TABLE OF CONTENTS
I
INTRODUCTION
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BACKGROUND AND HISTORY
II-1
III
PROJECT DESCRIPTION
Project Location
III-1
Project Characteristics
III-1
Proposed Objectives and Actions
III-4
Permits Required
III-4
IV
SUMMARY OF IMPACTS AND MIGITATION MEASURES
IV-1
V
EXISTING CONDITIONS/IMPACTS/MITIGATION MEASURES
The Physical Environment
V-1
A. Landform and Geology
V-1
B. Hydrology
V-8
C. Biological Resources
V-12
D. Cultural/Scientific Resources
V-17
The Community Context
V-19
E. Circulation
V-19
F. Surrounding Land Use
V-24
G. Relevant Planning
V-29
H. Aesthetics/Visual Impacts
V-40
I. Public Utilities and Services
V-46
VI
SUMMARY OF IMPACTS FOUND TO BE INSIGNIFICANT
VI-1
VII
ALTERNATIVES
VU-1
VIII
GROWTH INDUCING IMPACTS
VIII-1
IX
SUMMARY OF SIGNIFICANT ADVERSE IMPACTS WHICH CANNOT
IX-1
BE AVOIDED IF THE PROJECT IS IMPLEMENTED
X
CUMULATIVE IMPACTS
X-1
XI
SUMMARY OF APPLICABLE STANDARD CITY POLICIES
XI-1
AND REQUIREMENTS
XII
SUMMARY OF APPLICABLE MITIGATION MEASURES
XII-1
XIII
ORGANIZATIONS AND PERSONS CONSULTED
XIII-1
XIV
BIBLIOGRAPHY
XIV-1
APPENDIX
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LIST OF EXHIBITS
Page
1
Regional Location
3-2
2
Vicinity
3-3
3
Tentative Tract Map
3-7
4
Existing Topography
5-2
5
Traffic Distribution and Assignment
5-21
6
Surrounding Land Use
5-25
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View Analysis Cross Section A
5-43
8
View Analysis Cross Section B
5-44
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I. INTRODUCTION
This Environmental Impact Report (EIR) has been prepared to evaluate the environ-
mental consequences resulting from the development of an 80-unit residential project
in the Corona del Mar area of the City of Newport Beach.
At the time of this writing, the project site is the subject of a General Plan
Amendment (GPA 83-1A) which, when approved, will establish a medium -density
residential designation (4.1-10 dwelling units/acre) on the property. To implement the
proposed project, the project proponent has applied for a zone change, tentative tract
map, site plan, and grading permit. Each of these requested development approvals is
discussed in the Project Description section of this report.
A Final EIR, in advance of the actual approval of the GPA, was certified for GPA 81-2
on May 9, 1983. This EIR addressed five project areas. The project discussed within
this EIR is a portion of the study area identified as the "Fifth Avenue Parcels" in GPA
81-2 EIR andis designated as Parcel B. The GPA 81-2 EIR served several purposes,
including:
A. Evaluation of cumulative impacts from the proposed GPA combined with
other existing and committed projects in the City;
B. Evaluation of the transition of this project site from vacant land to
medium -density residential development;
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C. Evaluation of the difference in potential Impact between the then -existing
General Plan designations and the medium -density residential designation;
D. Identification of mitigation measures; and,
E. Identification of areas of further environmental investigation during later,
more detailed planning phases.
The Final EIR for GPA 81-2 is somewhat limited In certain discussions of the project
site, in that no detailed development plans were available at the time of its writing.
Evaluation of particular areas of potential Impact as a result of the GPA could,
however, adequately proceed without such detail. Areas identified for further
Investigation Include:
o Soils and Geology
o Hydrology
o BiologIcal Resources
o Archaeology/Paleontology
o Circulation
o Public Utilities/Services
o Aesthetics/View Analysis
Areas without potential for significant Impact, as well as those found mitigated to an
Insignificant level, are identified In Summary Of Impacts Found To Be Insignificant.
The areas listed above are specifically investigated In this EIR in light of the more
detailed development plans available.
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IL BACKGROUND AND HISTORY
The project site was once identified as the right-of-way for the Pacific Coast
Freeway. This freeway was removed from the California Freeway and Expressway
System in 1972 by action of the State Legislature. The site was designated for Flora
and Fauna Reserve status in the Recreation and Open Space Element in 19752 with an
Ialternate designation as Low Density Residential in the Land Use Element. At this
if
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time the parcel was zoned R-1-B. GPA 79-1 designated the site for residential use
only on the Land Use Element; however, the Recreation and Open Space Element was
not amended at that time to reflect the change.
In conjunction with GPA 81-2, the property will be designated to Medium Density
Residential; the Recreation and Open Space, and Residential Growth Element will be
made consistent with the LUE by reflecting a residential use on this property. The
proposed project is, therefore, an implementation of this contemplated General Plan
designation.
Finally, the Recreation and Open Space Element was amended in October, 1984 to
reflect a small open space edge along Buck Gully, with the rest of the property
designated for non -open space uses.
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III. PROJECT DESCRIPTION
PROJECT LOCATION
The project site is generally rectangular in shape, consisting of 16.06 acres of vacant
land northerly of Fifth Avenue between Narcissus and Poppy Avenues in the Corona
del Mar area of the City of Newport Beach. A 1.67-acre portion of the site lies
northeasterly of the intersection of Marguerite and Fifth Avenues, behind the OASIS
Senior Citizens' Center (Exhibits 1 and 2).
PROJECT CHARACTERISTICS
The proposed project is an 80-unit single family residential development with a
.75-acre park site. The dwelling units themselves represent 4 floor plans of 1 or 2
stories ranging from 1200 sq. ft. to 1800 sq. ft. The architectural theme is that of the
Corona del Mar style; that is, single family homes which utilize stucco and wood siding
with composition roofs, and alleys for garage parking access. Density for the project
is 8.0 dwelling units per buildable acre which compares with the surrounding area as
follows:
o Harbor View Hills (to the north) 2.9 du/acre
o Old Corona del Mar (to the south) 13.2 du/acre
It is intended that the proposed project provide a transitional density between Harbor
View Hills and Corona del Mar, while maintaining a Corona del Mar atmosphere.
II
NO SCILLENT
CITY OF
NEWPORT BEACH CORONA DEL MAR COTTAGE HOMES
Culbertson, Adams REGIONAL LOCATION
& Associates
Planning consultants
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EXHIBIT 1
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LINCOLN INTERMEDIATE SCHOOL
JASMINE CREEK
(Mufti -Family Residential)
HARBOR VIEW HILLS
(Single -Family Residential)
0
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VIEW
o'
TARY
OL
COMMUNI"YOUTH
CENTER
5thAHOWALD
PARK
HARBOR VIEW HILLS
(Single -Family Residential)
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'OASIS
1// SENIOR'T
CITIZEN
* CENTE0.2 Site
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TMIxedRes"IcLrential
,CITY OF
NEWPORT BEACH CORONA DEL MAR COTTAGE HOMES
Culbertson, Adams VICINITY
& Associates
Planning Conwhants
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EXHIBIT 2
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PROPOSED OBJECTIVES AND ACTIONS
The project proponent, the Bren Company, is requesting City approval of several
discretionary actions to establish an 80-unit single family residential development on
the 16.06-acre site. I
In designing the project, the project proponent has pursued the following objectives: I
o Establishment of a high quality, uniquely designed residential development.
o Avoidance of ocean view obstruction for Harbor View Hills residences. '
o CompatibIlity with the adjacent densities.
o Creation of a Corona del Mar atmosphere through use of cottage building
types and landscaped alleys.
PERMITS REQUIRED
The project will require the following discretionary approvals from the City of
Newport Beach for implementation:
o General Plan Amendment (discussed in previous certified EIR, GPA 81-2)
o Change of Zone, Planned Community Development Plan
o Tentative Tract
o Grading Permit
1,
In addition, the project proponent must obtain approval of the following permits from
entities considered Responsible Agencies at this time: 1
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0 NPDES Permit - State Water Resources Control Board, Santa Ana Region.
' 0 1601 Permit - State Department of Fish and Game.
The proposed project is composed of the following discretionary approvals:
Change of Zone
A change of zone from R-1-B "Single -Family Residential' - Combining District
to PC "Planned Community" is requested. The new zoning will be represented
through a map and accompanying text describing the general regulations and
development standards applying to the property.
The purpose of the PC designation is to provide a method of classifying and
developing uses such as medium density .residential. The specifications in the
PC, which include:
o lot size
0 setbacks
0 maximum heights, etc.
are intended to provide for land use and development standards which support
' the development proposal. Another intent is to ensure compliance with any
applicable regulatory codes. This allows for complete review of the Site Plan.
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Tentative Tract
Approval of a tentative tract subdividing the property Into 80 residential lots and
one park lot Is also requested (Exhibit 3). An exception to the Subdivision Code
Is also requested to allow lots less than the required 30-foot minimum width (60
feet on corners) and the required 3,000-sq.ft. lot area (6,000 sq.ft. on corners).
This tentative tract Is provided In conformance with the Subdivision Map Act of
the State of California.
The tentative tract map depicts a "Not a Part" portion which Is not proposed for
alteration in association with this project, and Is shown for division purposes
only.
Grading Permit
Site preparation for development will Involve approximately 889230 cubic yards
of earthwork. The City's Grading and Excavation Code requires a grading permit
for operations which will Involve 30 cubic yards or moreo or which Involve the
fill-in of any natural drainage swale. The tentative tract map (Exhibit 3) shows
the existing and finished elevations for grading permit purposes.
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7�C Full scale map available thru the City 0 50 100 250 400
Scalg in Feet
CITY OF
NEWPORT BEACH CORONA DEL MAR COTTAGE HOMES
Culbertson, Adams TENTATIVE TRACT MAP
& Associates
Planning Conwllanis
EXHIBIT 3
IV. SUMMARY OF IMPACTS AND MITIGATION MEASURES
The purpose of this summary is to provide the reader with an understanding of the
project impacts at a glance. Much of the discussion in the Summary has been
abbreviated to enable a capsule of the information in the topical sections of the EIR.
For a more detailed examination of the environmental impacts, please refer to
Chapter IV. For a detailed examination of the project description, please refer to
Chapter II.
IV-1
Potential Adverse Impacts Mitigation Measures Level of Significance
After Mitigation
The project will necessitate some
landform modification for residential
development.
The project will necessitate the
removal of some sage scrub
due to residential development.
LANDFORM, GEOLOGY, HYDROLOGY
City Policy
Prior to site development, the following
shall be approved:
- grading plans/permits, and
- erosion, siltation and dust
control plans
Mitigation Measures
- manufactured slopes will be no
greater than 2 to 1 horizontal
to vertical, and
- all manufactured slopes will be
undulated, rounded and landscaped
BIOLOGICAL RESOURCES
City Policy
Prior to site development, the following
shall be approved:
- erosion, siltation and dust control
plans, and
velocity of runoff shall be evaluated
and controlled as part of project
design.
Mitigated to a level of insignificance.
May be cumulatively significant.
R-litigation Measures
- landscape plans shall utilize drought -
tolerant, native and naturalized, and
rare or endangered local species in Buck Gully,
- grading plans will minimize intrusion
of off -site riparian habitats, and
- temporary irrigation systems will be
utilized on the east facing slope of
Buck Gully.
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Potential Adverse Impacts
The project site has the potential
to disturb archaeological/paleon-
tological resources.
The project will generate 1,040 daily
vehicle trips. The intersection
of Coast Highway and Marguerite
will exceed 90 percent of its
capacity.
Mitigation Measures Level of Significance
After Mitigation
CULTURAL/SCIENTIFIC RESOURCES
City Policy
- a qualified archaeologist shall be
retained to monitor and instruct
grading activities should resources
be found.
- should significant archaeological
remains be found, work shall stop
to recover the data, and
- a paleontological monitor shall also
be retained
Mitigation Measures
- all work shall be done in accordance
with existing city policies and
requirements in regards to archaeologic/
paleontologic resources
CIRCULATION
City Policy
the project is required to contribute
its "fair share" of future circulation
system improvements.
Mitigation Measures
addition of eastbound through traffic
on Pacific Coast Highway at
Marguerite.
Mitigated to a level of insignificance.
Partially mitigated, but cumulatively
significant when considered in
conjunction with past, present and
reasonably foreseeable future
projects.
Potential Adverse Impacts Mitigation Measures Level of Significance
After Mitigation
The project will necessitate landform
modification to the easterly facing slope of
Buck Gully.
All adjacent residences will experience
foreground view interruption to the extent
of the site itself and Corona del Mar
structures. Two residences will have partial
interruption of ocean views by two-story
proposed residences.
SURROUNDING LAND USE
Mitigation Measures
The landscape enhancement plan
for the slopes will reduce the impact
of the grading.
AESTHETICS/VISUAL IMPACTS
City Policy
- Development shall be in substantial
compliance with approved plot plan,
floor plans, elevations and sections.
Mitigation ;Measures
- The first row of houses along the
northerly portion of the project
will be a single -story, with the
exception of the two lots where
the height of the slope (25'-301)
will allow for two stories,
- roof -top appurtenances will be
located on south -facing roofs,
and
- garages will be limited to single
story along the alleys.
- Trash areas will be enclosed.
Mitigated to insignificant level
Mitigated to an acceptable level.
Mitigation to a level of insignificance
may be achieved by reducing the
two-story homes to one-story in the
two specified locations where ocean
views are interrupted.
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V. EMSTING CONDITIONS/IMPACTS/MITIGATION MEASURES
THE PHYSICAL ENVIRONMENT
A. LANDFORM AND GEOLOGY
Existing Conditions
Topography and Geology LandformI
The project site is relatively flat, with a gradual northeasterly rise to the base of the
manufactured slope (2:1 and landscaped) which forms the northerly boundary with the
Harbor View development. The almost rectangular parcel has approximately 900 feet
of frontage along Fifth Avenue and is approximately 600 feet deep. The slope was
constructed in conjunction with the Harbor View Hills South development and has a 2:1
(horizontal to vertical) rise approximately 25 feet in height.
The project site is bordered by Buck Gully to the east. An eroded drainage swale
drains to Buck Gully from the northeasterly corner of the site. A subsurface pipe
(draining storm water from the adjacent Harbor View Homes) is located within the
swale and subsequently drains into Buck Gully.
Topographic elevations range from approximately 140 feet above mean sea level (MSL)
along Fifth Avenue to approximately 195 feet above MSL near the northeastern corner
of the site (See Exhibit 4).
' 1. Leighton and Associates, Inc.)
Avenue Corridor, Corona del M
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October,
muunr STORM DRAIN ESMT.
lam.\
CITY OF
NEWPORT BEACH CORONA DEL MAR COTTAGE HOMES
Cul e�a�;a elms EXISTING TOPOGRAPHY
Plamurvj Ctmadnnm
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EXHIBIT 4
Geology/Soils2
The project site is underlain by bedrock of the Mirene Monterey Formation consisting
of thin -bedded, brown and gray siltstone, clay siltstone, very hard siliceous siltstone,
and sandstone. Much of the site is covered by Marine terrace deposits up to 37 feet
' deep which consist of brown to dark brown, clayey to silty sand with generally poor to
moderate consolidation. These terrace deposits are exposed along the canyon walls of
Buck Gully with colluvium and alluvium in the canyon bottom. The site is blanketed by
a thin layer of topsoil of one to two feet in depth, and has areas of artificial fill along
the adjacent tracts to the north and along Marguerite Avenue.
IGeologic Hazards
Trenching conducted during a geologic investigation of the site exposed a previously
suspected fault trace through the southeastern portion. This fault is interpreted to be
Ia subparallel sympathetic fault to the Pelican Hill fault zone to the northeast. As the
terrace deposits near this fault have not been offset (the terrace materials are at least
' 100,000 years old), this fault is considered to be inactive.
Although no active faults are located on the site, the project area is subject to seismic
' disturbance associated with the Newport -Inglewood, Whittier -Elsinore, Sierra Madre -
Cucamonga, San Jacinto and San Andreas faults located within 5, 22, 36, 45 and 51
miles of the site, respectively. The Newport -Inglewood fault has the greatest
potential to generate the highest ground accelerations on -site. A peak acceleration of
0.50g and a repeatable ground acceleration of 0.20g, as a result of a maximum
2.. Ibid.
' 3. Ibid.
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creditable earthquake event of 6.5 Richter magnitude along the Newport -Inglewood '
fault, would be anticipated on the project site.
No evidence of landsliding was noted within the boundaries of the project site.
However, a shallow landslide was mapped off -site easterly of the project area adjacent ,
to Buck Gully. The slide surface is anticipated to be a maximum of 15 feet deep. The
majority of soils on site are moderately expansive, and the underlying bedrock is highly
expansive. Some "slumping" has occurred in Buck Gully due to the undercutting by the
run-off from the storm water drain. '
Impacts
The topographic integrity of the site will not be significantly altered due to
development of the proposed project. Much of the project area will remain relatively
flat with the site sloping slightly toward Fifth Avenue (maximum 5% slope). The '
existing fill area along the northerly border of the site will remain, and the slope ,
grades will remain at 2 to 1 (horizontal to vertical). The finished slope height will be
approximately 25 feet maximum. I
Should the City pursue a position of requiring the project proponent to satisfy Local '
Park Code requirements by means of providing maximum usable area for a park site
and not In -lieu fees, site preparation will necessitate the altering of the manufactured
slope along the northerly border of the project, north of the OASIS Senior Citizens'
Center. The altering would include some recontouring of the slope and the addition of
a retaining wall at the toe -of -slope for that portion of the slope north of the OASIS
Senior Citizens' Center. The methods used for recontouring the slope and construction
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of the retaining wall will be in accordance with City standards for construction and
safety. In addition, the recontoured slope will be relandscaped.
The eroded swale which drains into Buck Gully will be filled to accommodate the
proposed development. Slopes along the westerly side of Buck Gully will be modified
to provide for the building pads along the easterly side of the proposed extension of
Poppy Avenue. This slope modification will extend approximately 150 feet down the
slope toward, but not into, the flowline of Buck Gully and will alter the appearance of
the terrain there to that of a manufactured slope. Without further mitigation, this
could create adverse aesthetic impacts. Mitigation measures included in this chapter,
however, will cause this manufactured slope to assume a natural, undulating appear-
ance. Landscape palettes for the slope will contain native and naturalized species so
that introduced vegetation will blend with the surrounding area.
Grading on the site will involve approximately 88,250 cubic yards of cut and fill,
creating a flatter site with a gradient similar to the adjacent streets. The project
grading is proposed to balance on -site.
Mitigation Measures
1. All manufactured slopes shall be no steeper than 2 to 1 horizontal to vertical for
maximum stability. Further, all recontoured slopes shall be relandscaped.
2. Manufactured slopes in Buck Gully will be undulated and rounded at the toe of
the slope to produce a natural appearance, positive drainage away' from the top
of the slope, and blending with undisturbed areas.
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3. All manufactured slopes along Buck Gully Will be landscaped utilizing a plant
palette consisting of drought -tolerant plant species similar to those found in the
area. This will serve the two -fold purpose of controlling erosion while
reestablishing the natural appearance of the man-made slopes.
4. During the rainy season (October 15-May 13), a program for erosion control will
be required. This program will include types of ground cover, method of
IrrIgatIon, slope treatments and siltation control measures.
5. During grading, the site will be watered to control dust.
6. Prior to grading, a plan will be developed to restrict construction truck traffic
along residential streets and to confine the limits of grading to the project site.
7. All work shall be done In accordance with the Standard City Policies and
Requirements regarding paleontological and archaeological procedures, tespec-
tively.
Existing City Policies and Requirements Which Act as Mitigation
A. Development of the site shall be subject to a grading permit to be Issued by the
Building Department and reviewed by the Planning and Public Works Depart-
ments.
B. A grading plan, submitted to the CIty for approval, shall Include a complete plan
for temporary and permanent drainage facilities, to minimize any potential
impacts from silt, debris, and other water pollutants.
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C. Prior to grading, an application for haul routes shall be submitted to and
approved by the City's Traffic Engineer which shall include a description of haul
routes, access points to the site, and a watering and sweeping program designed
to minimize impacts of haul operations.
D. Grading shall be conducted in accordance with plans prepared by a civil engineer
and based -on recommendations of a soils engineer and an engineering geologist
subsequent to completion of a comprehensive soils and geologic investigation of
the site. Permanent reproducible copies of the proposed grading plans on
standard -size sheets shall be furnished to the Building Department.
E. All buildings shall conform to the Uniform Building Code and the City's seismic
design standards.
F. An erosion, siltation, and dust control plan, if desired by the City of Newport
Beach, shall be submitted and be subject to the approval of the Building
Department, and a copy shall be forwarded to the California Regional Water
Quality Control Board, Santa Ana Region, for review.
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B. HYDROLOGY
Existing Conditions
' Drainage
' Approximately 12 acres of the project site drains as sheetflow across the site in a
southwesterly direction to an asphalt drainage ditch which runs along Fifth Avenue. A
portion of this sheetflow is intercepted by a concrete drainage channel located north
of the OASIS Senior Citizens' Center which drains toward Marguerite Avenue. Both of
these drain into the Jasmine Creek storm drain system. Two eroded swales are
' located on the site as well. One is located easterly of the OASIS Senior Citizens'
Center and drains toward Fifth Avenue. The second is located on the northeasterly
corner of the site and drains toward Buck Gully. This second swale also contains a
storm drain outlet utilized by the adjacent tracts to the north.
The easterly portion of the project site drains toward Buck Gully. Originating in the
San Joaquin Hills, Buck Gully's watershed includes several square miles, most of which
is undeveloped land. Buck Gully within the project area is largely unimproved;
however, some modification has occurred along the westerly slope of the gully
resulting from the construction of the Harbor View Hills homes and old Corona del Mar
homes.
H
Flooding
The project site is, located within a Federal Insurance Administration designation of
Zone C. Zone C is defined as an area of minimal flooding.
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Groundwater
During the geotechnical Investigation, moderate to heavy seepage was encountered.4
This seepage occurred in fractures within the Monterey Formation, transmitting water ,
to the surface from perched zones. Because the groundwater was found In these '
fractures, as opposed to at the base of the terrace deposits, the volume of the
potential aquifer Is larger and the water table is deeper than the terrace bedrock '
contact. Additionally, the water table gradient is steeper than that of the ground
surface, with both draining in a southerly direction. Both of these factors indicate
that the volume of subsurface water flowing from the site exceeds the amount of
water flowing to the site from the adjacent upslope tracts.s Therefore, careful site
development is necessary to avoid interference with proper groundwater drainage.
Perennial surface water does not exist within the project site. Low flows within Buck
Gully are present over most of the year as a result of landscape Irrigation runoff and
local groundwater seepage. In Its present undeveloped state, the parcel contributes
silt and sediment loads to the surrounding receiving waters during periods of heavy
storm runoff. I
Impacts I
Development of the site will result in an Increase in surface runoff caused by the
creation of Impervious surfaces associated with this type of development. Most of this
surface drainage will be directed toward Fifth Avenue and Into the existing storm
drain system6 This will be accomplished with addition to the existing system of an
4. Ibid.
5. Ibid.
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enclosed storm drain system established during the widening of Fifth Avenue. This
storm drain will drain into the Jasmine Creek storm drain system. This system is
deemed adequate to accommodate the 25-year flood occurrence.
Impacts to surface water quality associated with urban pollutants (pesticides,
herbicides, fertilizers, detergents and petroleum products) are insignificant, as the
high dilution -ratio achieved during storms reduces the concentration of these
constituents to extremely low levels.
Surface drainage along the manufactured slopes adjacent to Buck Gully will utilize
brow ditches to collect runoff, with velocity reducers to reduce flow velocities before
entering Buck Gully. The subsurface storm drain pipe (maximum 48" diameter) from
the adjacent tract will need to be extended as a result of the grading proposed for the
project.
Clearing, grubbing and construction activities within the project area will temporarily
increase the potential for soil erosion and siltation.
Mitigation Measures
8. Temporary increases in soil erosion and siltation will be mitigated by temporary
erosion and siltation control devices, including berms, swales, sandbags and
desilting basins in accordance with the City's grading regulations.
9. All unimproved slope areas will be landscaped with native and naturalized
species to reduce erosion potential.
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10. The recommendations by the soils engineer and engineering geologist relative to
surface and subsurface drainage will be Incorporated Into project development to
ensure proper groundwater drainage.
11. Prior to the Issuance of a grading permit, the project proponent shall submit to
the City a Master Plan of Drainage. Said plan shall detail all drainage
improvements and evaluate local drainage capacity. Said plan shall be received
and approved by the City engineer prior to the Issuance of any grading permit.
Existing City Policies and Requirements Which Act as Mitigation
G. The velocity of concentrated runoff from the project shall be evaluated and
erosive velocities controlled as part of project design.
H. Prior to issuance of the grading permit, the design engineer shall review and
state that the discharge of surface runoff from the project will be performed In
a manner to assure that increased peak flows from the project will not increase
erosion immediately downstream of the system. This shall be reviewed and
approved by the Planning, Public Works, and Building Departments. r
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C. BIOLOGICAL RESOURCES
Existing Conditions
iVegetation on the site consists primarily of annual grasses with coast sage scrub
species present along the steeper slopes adjacent to Buck Gully (less than 5% of the
total site area). The dirt road extending from the southeast corner of the site to the
gully bottom supports a small ruderal association with riparian species present along
the stream course in Buck Gully.
As a result of the periodic discing, the grassland area characteristically exhibits a
sparse vegetative profile. The coastal sage scrub vegetation is in a declined state and
is most likely a remnant of a previously larger community.
The grassland area consists of species of brome grasses, common wild oat and field
vineweeds. The coastal sage scrub vegetation is represented by California sagebrush,
bush sunflower and coastal goldenbush. Arroyo willow, mulef at, salt heliotrope, alkali
heath and kikuyugrass are indicative of the riparian vegetation found along the stream
course in Buck Gully.
A brief survey of Upper Buck Gully was conducted by Ms. Sandra Genis of the City of
1 Newport Beach on May 31, 1984.6 The survey found the following conditions:
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o The lower end of the canyon nearest the project site is highly disturbed,
supporting such weedy species as bindweed, castor bean, and wild mustard.
1 6. Genis, Sandra, Wildlife Biologist; Buck Gully, May, 1984.
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o A significant portion of the westerly side of the canyon has previously been
graded and planted with Ice plant. This area has also been Invaded to some
extent by the previously mentioned weedy species and to a lesser extent by
some native species like prickly pear and nucella which are typical of
coastal sage scrub communities.
o Some relatively well developed coastal sage scrub can be found in a number
of small locations on the westerly slopes at the lower end of the canyon.
o A well developed riparian area exists along the base of the canyon and
extending up small tributaries which carry runoff from the adjacent
housing tract. Present are such riparian vegetation as willows and cat
talls.
o Just north of the project site area, the flow of water in the gully is
blocked, forming "sink," This "sink" typical
partially a supports species of
more alkaline conditions such as Atrlplex (Saltbush), Salicornia (Pickle -
weed) and Cyperus (Sedges).
The canyon wall on the east of Buck Gully, to a large extent, appears to have been
This has in
grazed. grazing resulted regrowth of weedy and adventitious species.
Some portions of this slope remain relatively pristine supporting a thick growth of
chapparal.
Wildlife on the site consists of various birds (California valley quail, mockingbirds,
brown towhees, roadrunners, and California thrashers), rodents (squirrels and gophers),
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reptiles and coyotes. No rare, endangered, threatened or sensitive wildlife or
vegetation were observed on the site. However, as a result of the extreme dryness of
the previous winter and the brief nature of the previously mentioned survey, it is
possible for certain species of flora to be found in the area at a later date.
Buck Gully's significance, both locally and regionally, is in regards to the habitat which
it supports as well as its function as a corridor to Lower Buck Gully. This habitat is
not found in many parts of the City or in areas which outline the city. For this reason,
any future development along the corridor should maintain the corridor and the
existing riparian area in as natural a state as possible.
Impacts
Most of the grassland will be removed by development of the site. The coastal sage
scrub along the drainage swale which drains into Buck Gully will be lost due to the
project grading, as will the small areas of coastal sage scrub along the upper slopes of
Buck Gully southeasterly at the project area. No riparian vegetation will be impacted
by the proposed development.
A paved access road (which currently exists as a dirt road) will traverse the slope down
to Buck Gully. This access road will be utilized by City maintenance vehicles.
Although secondary impacts to Buck Gully could normally be anticipated by intro-
duction of the trail and adjacent housing, such impacts are not expected to be
significant in this case because of the existing development around, and ready access
to, Buck Gully.
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Mitigation Measures
12. Landscape plans for all manufactured slopes will be developed utilizing a plant
palette consisting of drought -tolerant native and naturalized species similar to
those found in the area. This enhanced, natural vegetative cover will be
Implemented upon completion of grading so as to ensure establishment of the
vegetation as quickly as possible to control erosion. Further, topsoil used for the
slope Into Buck Gully should be of the type suitable for introduction of the native
species.
The revegetation program could include the relocation of any rare or endangered
species to be removed by development to a suitable habitat in the project's
portion of Buck Gully.
13. A temporary Irrigation system will be installed to assist In the establishment of
the vegetation and will be removed once accomplished.
14. Grading plans Include methods for minimizing Intrusion of off -site activities Into
the riparian habitat within Buck Gully.
15. Landscape plans for the slope adjacent to the Harbor View Hills South homes will
be subject to review by the City of Newport Beach prior to implementation to
determine what, if any, penetration of view planes will result. The purpose of
this review will be to derive Input concerning species and location of trees to be
utilized, so that landscaping will not interfere with views currently enjoyed.
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16. Temporary erosion and siltation control devices will be utilized during develop-
ment of the site to reduce the impacts of erosion.
17. The re -contoured slope adjacent to Buck Gully will be reviewed during the
landscape plan for potential as a repository for rare or endangered plant species
from the surrounding area.
IStandard City Policies and Requirements Which Act as Mitigation
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F. An erosion, siltation, and dust control plan, if desired by the City of Newport
Beach, shall be submitted and be subject to the approval of the Building
Department, and a copy shall be forwarded to the California Regional Water
Quality Control Board, Santa Ana Region, for review.
G. The velocity of concentrated runoff from the project shall be evaluated and
erosive velocities controlled as part of project design.
H. Prior to issuance of the grading permit, the design engineer shall review and
state that the discharge of surface runoff from the project will be performed in
a manner to assure that increased peak flows from the project will not increase
erosion immediately downstream of the system. This shall be reviewed and
approved by the Planning, Public Works, and Building Departments.
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D. CULTURAL/SCIENTIFIC RESOURCES
Existing Conditions
A records check and field survey were performed on the site by Archaeological
Resources Management Corporation (ARMC) in November 1981. The records search
revealed that the site had previously been surveyed by, members of the Pacific Coast
Archaeological Society in 1965 and 1966. No sites were reported within the project
boundary as a result of that survey. However, several sites were located and recorded
nearby. The most notable of these is ORA-160, a large village site, which was tested
and salvaged from the terrace area to the north of the project site.
ARMC's survey of the site found no conclusive evidence of prehistoric activity, nor
was there evidence of fossils found in either a records search or an exposed field
survey.
Impacts
Although no evidence of prehistoric activity or presence of fossils was discovered on
the site, its proximity to other archaeological sites in the surrounding area and the
presence of marine deposits indicates that cultural/scientific resources could possibly
be unearthed during grading of the project site.
Existing City Policies and Requirements Which Act as Mitigation
I. A qualified archaeologist shall be present during pregrade meetings to inform the
developer and grading contractor of the results of the APC study. In addition, an
archaeologist shall be present during grading activities to inspect the underlying
soil for cultural resources. If significant cultural, resources are uncovered, the
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archaeologist shall have the authority to stop or temporarily divert construction
activities for a period of 48 hours to assess the significance of the finds.
In the event that significant archaeological remains are uncovered during
excavation and/or grading, all work shall stop in that area of the subject
property until the appropriate data.recovery program can be developed and
Implemented. The cost of such a program shall be the responsibility of the
landowner and/or developer.
A paleontological monitor shall be retained by the landowner and/or developer to
attend pregrade meetings and perform Inspections during development. The
paleontologist shall be allowed to divert, direct, or halt grading in a specific area
to allow for salvage of exposed fossil materials.
Prior to issuance of any grading or demolition permits, the applicant shall waive
the provisions of AB 952 related to City of Newport Beach responsibilities for
mitigation of archaeological Impacts, in a manner acceptable to the City
Attorney.
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THE COMMUNITY CONTEXT
E. CIRCULATION
Existing Conditions
The existing circulation system in the vicinity consists of Pacific Coast Highway, a
Primary Road (4 lane divided); MacArthur Boulevard, a Primary Road (in the project
vicinity); San Joaquin Hills Road, a Major Road (6 lanes divided); Marguerite Avenue, a
Secondary Road (4 lane divided); and Fifth Avenue, Poppy Avenue and Narcissus
Avenue, all local streets.7
In accordance with the City of Newport Beach Traffic Phasing Ordinance, five critical
intersections were analyzed as identified by City staff. Table 2 of the Traffic Study
lists these intersections and provides a summary of the One Percent Traffic Volume
Analysis. Appendix A of the Traffic Study contains the one percent analysis
calculation sheets. Two intersections have the one percent volume criteria exceeded
and they are:
MacArthur Blvd./San Joaquin Hills Road
Coast Highway/Marguerite Avenue
The purpose of the One Percent Traffic Volume Analysis is to establish whether the
project adds a volume that is greater than one percent of a critical intersection's peak
period approach volume. If less than one percent is added during the peak period to
7. Newport Beach Master Plan of Streets and Highways, March, 1974.
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each of the approaches of a critical intersection, then no further analysis is necessary
pursuant to the Traffic Phasing Ordinance. Traffic distribution and assignment is
based on the directional orientation of traffic, and the capacity of specific roadway
networks. It is further based on the geographical location of residential, commercial,
business, and recreational opportunities. The traffic distribution and assignments used
in this study were approved by the City of Newport Beach staff prior to their use in
the analysis.
Exhibit 5 illustrates the project traffic distribution and assignment.
Impacts
The proposed project consists of 80 single-family detached dwelling units and Includes
the extension of Narcissus, Orchid, Poinsettia and Poppy Avenues where they will end
In cul-de-sacs within the project site. Three alleys are also proposed as extensions of
existing alleys lying southerly of Fifth Avenue.
Based on a trip generation rate of 13 average daily trips (ADT) per dwelling unit, the
project would generate 1040 ADT at buildout. Average trip length Is estimated at 6.9
miles per residential trip, generating approximately 70173 vehicle miles of travel on a
daily basis.
As part of the One Percent Traffic Volume Analysis, regional growth and committed
projects are Included. Volume projections are made to a point in time one year after
the project completion. This project's completion date is 1983, and traffic volumes
are projected to 1986. Regional traffic has been forecasted in accordance with City
procedures, and committed project traffic includes those projects listed In Table 3 of
the Traffic Study.
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8%
Of the two Intersections exceeding the one percent criteria, one of them will operate
at 90 percent or more than their intersection capacity utilizations (ICU), with the
other one operating at less than 90 percent.
Coast Highway/Marguerite
MacArthur/San Joaquin Hills
1.07 ICU
.87 ICU
These figures represent existing traffic plus forecasted growth and include the
project -generated traffic.
The intersection operating at greater than 90 percent of the ICU will require
mitigation measures to bring it below 90 percent of capacity, as discussed below. With
or without this development, this arterial portion of the network will not operate at
acceptable levels from the Cityts standpoint.
The widening of Fifth Avenue from 32 to 40 feet will allow one lane df traffic In each
direction with parking and bike lanes. This represents current City standards for local
street improvements. This Improvement Is not expected to Increase traffic but will,
rather, enhance circulation In the area by providing a safer, two-way access between
streets.
The City of Newport Beach, Public Works Department has sketched an alternative for
adding a lane to Pacific Coast HIghway between Marguerite Avenue and MacArthur
Boulevard. This could be accomplished by reducing the median width and without
removing parking on Pacific Coast HIghway.
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The City currently has a consultant working on transportation improvement
alternatives in the Corona del Mar area. Results of this study are not yet available.
Mitigation Measures
The mitigation measures listed herein will reduce traffic impacts to levels acceptable
within the Traffic Phasing Ordinance. The precise extent of, for example, lane
additions is still under study by the City of Newport Beach, and is subject to several
design considerations, particularly along Pacific Coast Highway. For these reasons,
measure #18 is proposed without specifics as to the extent. The actual character of
these improvements will be established prior to implementation of the project.
18. Addition of a third eastbound traffic lane to lower the ICU at Coast Highway and
Marguerite Avenue to below an ICU of .9 is required.
Existing City Policies and Requitements Which Act As Mitigation
M. The City of Newport Beach requires each project to provide for all necessary
roadway improvements. Several improvements have been required of previously
approved projects, but are not yet constructed. Based on analysis contained in
this report, the proposed project will be required to contribute to or provide full
improvements to intersections.
N. The project shall be required to contribute a sum equal to its "fair share" of
future circulation system improvements as shown on the City's Master Plan of
Streets and Highways.
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F. SURROUNDING LAND USE
Existing Conditions
The project site is bounded on the north by the Harbor View Hills South single-family
residence community, on the east by Buck Gully, on the south by the older Corona del
Mar community, and on the west by the OASIS Senior Citizens' Center, Marguerite
Avenue, Jasmine Gully and Grant Howald Park (see Exhibit 6).
The adjacent tracts within the Harbor View Hills South community (Tracts 6228 and
6425) consist of single-family detached homes with a density of 2.9 dwelling units per
acre (dus/ac). The homes immediately adjoining the project site are located at the top
of a manufactured bluff approximately 25 feet above the highest point of the subject
property. The single -story homes have rear yard seibacks of six to ten feet from the
property line which closely follows the top of the manufactured slope. The streets
within this area run in a predominantly east -west direction.
Buck Gully is currently undeveloped adjacent to the project site. Both sides along the
top of the gully have been developed with single-family dwellings (Corona Highlands on
the easterly side and old Corona del Mar -Poppy Avenue along the westerly side). The
Harbor View Hills development borders Buck Gully's westerly side upstream of the
project site.
1, The old Corona del Mar neighborhood southerly of the project area consists of single -
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family detached dwellings and duplexes with a density of 13.2 dus/ac. Fifth Avenue
separates the project site from these homes. This neighborhood is characterized by a
north -south lineal street pattern with alleys extending between and parallel to, each of
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the streets. Sidewalks are located approximately six feet from the curb along both
sides of the streets in this area, with landscaping in this six-foot area.
The OASIS Senior Citizens' Center immediately adjoins. the property on the southwest.
The OASIS Senior Citizens' Center building is separated from the subject property on
the west by the seniors' center parking lot and Narcissus Avenue, a distance of
approximately 250 feet. The OASIS Senior Citizens' Center building is set back 30
feet from the property line to the north. Beyond the OASIS Senior Citizens' Center is
Marguerite Avenue and the public parking lot. Westerly of this parking lot is Jasmine
Gully and Grant Howald Park. Grading to create a passive park site and associated
bike trail has been completed by the City of Newport Beach across Jasmine Gully
between the parking lot and Grant Howald Park.8
Impacts
The project alternative proposes a density of 8.0 dus/ac compared to the 2.4 dus/ac in
Harbor View Hills South to the north and 13.2 dus/ac of the community to the south.
Thus, this project could be construed as providing a transition area from one area of
higher density to another of a much lower density. While the lot sizes are similar to
those south of Fifth Avenue (3250 sq. ft. vs. 3,540 sq. ft. typical for old Corona del
Mar), the proposed Planned Community zoning only allows one dwelling unit per lot.
The circulation design (streets and alleys) is similar to that to the south; however, the
streets are 40 feet curb -to -curb (compared to 32 feet southerly of Fifth Avenue) and
8. Culbertson, Adams and Associates, Inc., OASIS Park Grading Draft Environ-
mental Impact Report, March, 1983.
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the alleys are 20 feet wide (compared to 14 feet). These differences are the result of
changes In the design standards. The proposed plan creates a logical extension of the
existing streets and alleys northerly of FIfth Avenue, Intending to blend with the
character of the neighborhood to the south.
Any Impacts to the existing OASIS Senior Citizens' Center faculty will be minimal, as
the parking lot on that property will serve as a buffer between the two uses. The
proposed, graded park site northerly of the OASIS Senior Citizens' Center center will
enhance the faculty and provide for the possible future expansion of the OASIS Senior
Citizens' Center.
The proposed project will not significantly Impact the neighboring recreational
facilities to the west. Because of Its size (80 units) and the provision the required park
credit, the project will not result In the overcrowding of existing recreational
facilities.
The proposed grading for the project will impact the westerly slopes above Buck Gully.
The plan reflects an attempt to limit grading within this area while still allowing the
extension of Poppy Avenue north of FIfth Avenue. Only minimal vegetation will be
affected with a landscape enhancement plan proposed to provide a blending of the
manufactured slopes with existing vegetation and terrain (see Biological Resources
section).
A discussion of the view Impacts from the Harbor View Hills South community Is
Included In the Aesthetics section of this report.
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Mitigation Measures
As the density and design of the plan provide a logical extension of the existing
community to the south, no mitigation measures are proposed relative to these
features of the plan. The Alternatives section of this report provides discussions of
other project alternatives and their respective impacts.
19. The proposed landscape enhancement plan for the slopes adjacent to Buck Gully
will reduce the impact of grading on the slope tops. The existing utilities
easement on the west facing slope will be paved with adequate space allowed at
the bottom for City vehicles to turn around.
Any impacts to views from the Harbor View Hills South residents and appropriate
mitigation measures are included in the Aesthetics section of this report.
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G. RELEVANT PLANNING
Existing Conditions
General Plan
Land Use Element
The project site is designated "Low Density Residential." Harbor View Hills to the
north is designated "Low Density Residential;' and the old Corona del Mar community
to the south is designated "Two -Family Residential." The OASIS Senior Citizens'
Center to the west, and Buck Gully to the east, are designated as "Public, Semi -Public,
Institutional --Recreational and Environmental Open Space."
Circulation Element
Marguerite Avenue is designated as a secondary (4-lane, undivided) roadway. Fifth
Avenue is considered a local street and as such is not discussed in the Circulation
Element.
Recreation and Open Space Element
With the adoption of GPA 83-1A, the Recreational and Environmental Open
Space/Flora and Fauna Reserve designation will be removed from the project site.
This designation still remains for the Buck Gully area to the east. The Recreation and
Open Space Element proposes that Buck Gully be maintained as natural open space.
This element was revised 'in October, 1984. Part of the revisions included a
reassessment of the needs for recreation and open space areas within the City. Such
assessments were based on existing and near -future conditions as to the availability of
land for such uses.
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Both Marguerite and Fifth Avenues are designated as secondary bikeway routes on the
Master Plan of Bikeways.
Residential Growth Element
GPA 83-1A will revise the Residential Growth Element to provide for a maximum of
100 dwelling units to be located on the project site (10 dwelling units per buildable
acre).
Noise Element
A small portion of the northeasterly corner of the project area Is within the 60 dB
level attributable to helicopters from the Marine Corps Air Station (MCAS) In Santa
Ana as shown in the Nolse Element (Figure 19).
Public Safety Element
The project area is totally within the area of Category 2 (stronger shaking potential)
as shown on the Potential Seismic Hazard Areas map (Figure 1) of the Public Safety
Element. The easterly portion of the site is also within Category 5 (slope stability
questionable) and an area of potential ground breakage. These designations are
attributable to the site's proximity to the various faults within the area (see 1.andform
and Geology section of this report). A portion of the site Is also shown as being in an
area of unstable slope conditions (see Figure 2 of the Element) and moderate to highly
expansive soils (see Figure 3 of the Element),
Buck Gully is designated as a possible flood risk area In the Public Safety Element.
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The project area is within Fire Hazard Categories I and II. These designations
represent areas of high risk fire potential because of the type of vegetation, the
accessibility of the site, and the proximity to existing development.
Housing Element
The Housing Program/Goals and Policies section of the Housing Element lists
increasing the density of residential development allowed in the project area as a
method of increasing the level of new housing production within the City (Objective 3).
Additionally, the Performance Objectives section states that it is a goal to increase
allowable density of undeveloped land within the City by 25 percent and to allocate 10
percent of the new housing for low- and moderate -income households.
Conservation of Natural Resources Element
This Element lists protection of water and air quality, cultural/scientific resources and
energy and mineral resources as goals to be maintained by the City. The Element
details several proposals to implement protective measures on a citywide basis.
Local Park Code
The City of Newport Beach Local Park Code requires 0.01115 acres of parkland
dedication for each dwelling unit built. In -lieu fees may be paid in some instances
instead of park acreage at a current rate of $477,008 per acre of land short of the
required park acreage.
Zoning Code
The purpose of this code is to "promote the growth of the City of Newport Beach in an
orderly manner and to promote and protect the public health, safety, peace, comfort
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and general welfare) and to protect the character and social and economic stability of
all districts within the City, ..:19
The project site is currently designated as "R-1-B" In the Code. This designation is
"Single -Family Residential" (R-1) and Is part of a "Combining District for Residential
Areas" (B) which designates:
a. Lot area
b. Lot width
C. Front yard setback
d. Rear yard setback
e. Side yard setback
f. Maximum lot coverage
Impacts
General Plan
Land Use Element
The project proposes a density of 8.0 dus per buildable acre. This is within the limits
of the Medium Density Residential designation of 10 dus/ac. maximum.
Circulation Element
Marguerite Avenue is currently constructed to secondary highway standards. Fifth
Avenue will be Improved to a 40-foot road width (curb -to -curb) consistent with current
City design standards for local streets.
9. City of Newport Beach, ZonIna Code, January, 1981.
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Recreation and Open Space Element
The proposed project grading will impact the upper slopes of the westerly side of Buck
Gully by creating 2:1 (horizontal to vertical) manufactured slopes to accommodate the
homes along the easterly side of the extension of Poppy Street.
In 1982 the City of Newport Beach undertook a comprehensive revision to the
Recreation and Open Space Element to respond to changes in state law and to identify
community needs. A special focus of the element was the recreation needs of the
Corona del Mar area.
A draft of the completed Recreation and Open Space Element was submitted for
public review in October, 1984. Although the Element has not yet been adopted, its
provisions at the time of this writing are directly related to the development of this
and other Corona del Mar parcels.
In evaluating the user needs of the Corona del Mar area, the Element has developed
several conclusions.- First, Corona del Mar State Park can be considered an important
active recreational asset. Secondly, all vacant parcels in Corona del Mar have been
evaluated for their potential as active recreational sites in themselves, and as
components of development projects. The Element ultimately concludes that park
needs of Corona del Mar, particularly the area north of Coast Highway, will be
adequately served by the following facilities, other than those already mentioned:
o Grant Howald Park
o Jasmine Creek Bike Trail
o Jasmine Creek View Park
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o Expansion of Oasis Center
o Use of Lincoln School facilities
The last option, use of Lincoln School, has been recently Identified by the City as an
opportunity to have the use of an existing recreational and institutional facility.
Negotiations are currently underway between the City and the school to make the
facilities available for recreational purposes -on an ongoing basis.
Based on the findings of the Recreation and Open Space Element, It appears that this
area of Corona del Mar (i.e., north of Coast Highway) will be benefitted by a wide
range of park facilities, both active and passive.
The provision by this project of a 0.75-acre parcel for park purposes not only allows
the OASIS Senior Citizens' Center to expand its activities but also provides additional
area for parking. It is the City Staff's position that 0.90 acres are necessary to meet
local park needs. This requires additional earthwork as discussed in the Landform and
Geology section.
Bicycle lanes are currently striped on -street on Marguerite Avenue in the project
vicinity. With the Improvements to Fifth Avenue associated with project develop-
ment, signs delineating the Bicycle Route along Fifth Avenue can be Installed by the
City.
Residential Growth Element
The proposed 80-unit project is within the maximum number of dwelling units allowed
In the Residential Growth Element.
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INoise Element
As only a small portion of the site (approximately three lots) is affected by the 60
CNEL helicopter contour, no adverse impacts are anticipated. Location of units
within the 60 CNEL contour does not conflict with City or State policies regarding
noise exposures, and will not result in the need for sound attenuation.
Noise levels from Pacific Coast Highway and MacArthur Boulevard do not affect this
site. Additionally, the future residences will not be affected by noise from Marguerite
Avenue because of the relatively low volumes on that street, and the distance from
Marguerite to the first house.
Finally, traffic volumes generated by the project will not perceptibly increase noise
levels on existing streets, as projected volumes are below levels capable of perceptibly
increasing noise measurements.
1 Public Safety Element
The project may be impacted by seismic activity because of its proximity to known
active faults (see the Landform and Geology section of this report for a more detailed
discussion of impacts due to seismic activity). The area will not be impacted by any
slope instability nor is it susceptible to flooding (see the Landform and Geology and
Hydrology sections of this report for more detailed discussions of these impacts).
Development of the proposed project will eliminate most of the Category I and II fire
hazard areas. The project will still be susceptible to fire hazards along Buck Gully;
however, the landscaping proposed for the manufactured slopes adjacent to the gully
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will reduce the risk of fire hazard within that area by providing a palette which
includes fire retardant species.
Housing Element
The proposed project is consistent with the Housing Element as It will be an implemen-
tation of GPA 83-1A which Increased the density allowable In this area. Additionally,
the project proponent is supplying housing affordable to low- and moderate -income
households off -site within the City, equivalent to 10% of the approved units,
consistent with the objectives of the Housing Element.
Conservation of Natural Resources Element
Impacts due to development of the proposed project on natural resources will be
Insignificant. Development will be performed consistent with the applicable City,
County and State regulations relative to water and air quality, cultural/scientific
resources and energy and mineral resources.
Local Park Code
Development of the proposed project will require 0.90 acres of park land to be
dedicated (80 dus x 0.01115 ac/du). The project proponent is proposing to provide a
graded site of 0.75 useable acres northerly of the OASIS Senior Citizens' Center. If
the proposal of 0.75 acres is accepted, the Code will additionally require in-Ileu fees
of $71,531.20 ($477,008 x 0.15 acres). However, the staff of the City of Newport
Beach, In an effort to accommodate the current need for actual park lands, will
strongly recommend that the project proponent accommodate the Code reuuirement
by providing the minimum acreage of 0.90 useable acres. This requirement can be met
by utilizing the available acreage north of the OASIS Senior Citizens' Center as per
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the discussion in the Impacts section of the Landform and Geology section on page V-1
of this report.
Zoning Code
The PC "Planned Community" district of the Zoning Code (Chapter 20.51) allows the
establishment of coordinated, comprehensive projects through a development plan and
text specifically tailored to the needs of the contemplated development. This PC text
has been specially drafted to set standards for the project, and the TT/Site Plan are in
precise compliance with these standards.
Mitigation Measures
General Plan
Land Use Plan
None are proposed, as the project is consistent with the existing Land Use Element.
Circulation Element
No mitigation measures are proposed, as the project is consistent with the Element.
Recreation and Open Space Element
20. The proposed manufactured slopes along Buck Gully will be landscaped with
native and naturalized species by the project proponent in order to blend with
the natural vegetation and terrain in the area.
21. A paved access road will be constructed by the project proponent to provide
access to Buck Gully from the corner of Poppy Avenue and Fifth Avenue.
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Further, a 0.90-acre area shall be provided (instead of the 0.73-acre park
proposed) to allow the expansion of the OASIS Senior Citizens' Center for r
parking and other uses. ■
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22. The 0.90-acre area can be accommodated through the recontouring of the slope
northerly of the project site and with the addition of a retaining wail at the toe -
of -slope for that portion of the slope north of the OASIS Senior Citizens' Center.
23. The City will review the need for a bikeway along Fifth Avenue and will provide ,
facilities if needed.
Residential Growth Element
No mitigation measures are proposed, as the project Is consistent with the Element.
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Noise Element
No mitigation measures are proposed, as the project Is consistent with the Element.
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Public Safety Element
24. The recommendations of the soils and engineering geologists will be incorporated
into the project design.
23. The landscape palette proposed for the manufactured slopes along Buck Gully
will consist of fire retardant plant species. Recommendations by the City Fire
Department will be incorporated into the project.
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Housing Element
26. Eight units of affordable housing will be provided by the developer within the
City prior to issuance of certificates of use and occupancy.
Conservation of Natural Resources Element
No mitigation measures are proposed, as the project is consistent with the Element.
Local Park Code
No mitigation measures are proposed, as the project is consistent with the Ordinance.
Zoning Code
27. Standards set forth in the related PC text will be in precise compliance with the
standards set forth in the Zoning Code. The PC text will allow for the
establishment of the proposed project in a coordinated and comprehensive
manner.
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H. AESTHETICS/VISUAL IMPACTS
Existing Conditions
Currently the project site is vacant and covered by grassland. From within the project
site, views to the west, southwest and north take in the surrounding developments of
-the OASIS Senior Citizens' Center, old Corona del Mar, and Harbor View Hills South.
' To the east and southeast, views are dominated by the open space areas of Buck Gully
and the surrounding San Joaquin Hills.
The surrounding residential development and the OASIS Senior Citizens' Center have
unobstructed views of and across the site. Harbor View Hills South homes are atop a
manufactured slope approximately 20 to 25 feet above and to the north of the project
site. Residents of the first row of homes along this bluff (southerly of Sandcastle
' Drive) have panoramic views of old Corona del Mar, Buck Gully and beyond to the
Pacific Ocean and Santa Catalina Island. These views are obstructed only by an
occasional eucalyptus tree growing along the bluff, or rooftops and trees in old Corona
del Mar. Some of the homes along this bluff also view the San Joaquin Hills and Buck
Gully.
Residents along Fifth Avenue have views to the north and east across the project site
' to the Harbor View Hills homes, Buck Gully and the San Joaquin Hills.
Impacts
Development of the project will -transform the vacant site into a medium -density
residential development with an urban form very similar to that of old Corona del Mar
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with alleys, streets, and one- and two-story homes. The plan has been designed so as
to reduce the Impacts to views of the Harbor View Hills South residents.
The primary view interruption for Harbor View residents as a result of this project will
be that of Corona del Mar, not the ocean. Howeveri two lots (Lots #53 and #62 on
Exhibit 8) which will have two-story homes, will partially obscure ocean views for
some of the Harbor View residents due to the grade differential at those lots. This can
be mitigated by reducing those dwelling units (Lots #53 and #62) to one storyA
The following features of the development will act to reduce impacts to view shed:
o In all cases, the tops of the first row of homes will be below the level of
the top of the slope.
o The first row of homes will be single -story (approximately 17 feet high to
the tops of the roof) with the exception of two lots (lots #1 and #43, 25
feet high; Exhibit 7). This exception Is due to the grade differential at
those two lots which will allow for two-story homes which remain below
the level of the top of the slope.
o The project will remain separated from the Harbor View Homes by a
manufactured slope approximately 20 to 25 feet high (except in the area of
the two 2-story homes along the first row of homes where the slope is
approximately 25 to 30 feet high).
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o The project is designed to include trash enclosures, no parking within the
alleys, and extensive landscaping along the alleys.
o Roof -top TV antennas will be located on the south -facing portions of the
roofs, away from Harbor View residents' views.
The proposed homes will utilize stucco and wood siding with composition shingle roofs.
The streets, yards and alleys will be landscaped with trees, shrubs and turf and upon
plant maturity will look similar to old Corona del Mar. A major difference will be
along the alleys where garage structures will be limited to one story. Additionally,
landscaped areas, including trees, along the alleys will be staggered to break up the
linear appearance attributed to alleys. Such landscaped areas will not encroach City
easements.
As part of the CC&R's for the development, the manufactured slope which separates
the proposed project and the Harbor View Homes will be landscaped and maintained by
the Cottage Homes Homeowners' Association.
Views from residents along Fifth Avenue of areas to the north and east will be
impacted somewhat by the development. Views of Buck Gully will be obstructed as
will portions of the San Joaquin Hills.
For a graphical depiction of the worst case view analysis, see Exhibits 7 and 8.
V-42
Existing —
Residential
Avenue
E----CBMT LIM
CITY OF
NEWPORT BEACH
Culbertson.Adams
& Associates
Tree
Alley
Proposed Development
Community Show Slope
Rcy map
Existing
Residential
r
North
CORONA DEL MAR COTTAGE HOMES
VIEW ANALYSIS
CROSS SECTION A
M W I• M as M M M M M s M M s r M NOX11111111IT rig
! ! 1• ! ! ! i ! ! ! i ! ! i ! i i ! i
Existing Existing
Residential 5th Avenue Street Tree Residential
L _
ME
*
—C SIGHT LINE
CITY OF
NEWPORT BEACH
Culbertson, Adams
& Associates
Planing Con h ms
V
Community Show Slope
Key Map
North
CORONA DEL MAR COTTAGE HOMES
VIEW ANALYSIS
CROSS SECTION B
EXHIBIT 8
Mitigation Measures
28. The first row of houses along the bluff located northerly of the site will be
limited to a single story (171, with the exception of the two lots (Lots del and
#43) where the height of the slope (25'-301) will allow for two stories (251).
29. TV antennas will be located on the south -facing portions of the roofs.
30. Garages along the alleys will be limited to one story, with landscape accent
areas to break up the appearance of a long, narrow alley.
31. The CC&R's will include restrictions against parking cars In alleys, and will
provide for maintenance of landscaping along the alleys, the manufactured bluff
northerly of the site, and enclosed trash areas.
Standard City Policies and Requirements Which Act as Mitigation
O. The development shall be in substantial conformance with the approved plot
plan, floor plans, elevations and sections.
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I. PUBLIC UTILITIES AND SERVICES
Existing Conditions
Police
Full police service will be provided to the proposed project area by the Newport Beach
Police Department. The police facility• is located at 870 Santa Barbara Drive,
approximately 2.2 miles from the project site. Average response times to calls in the
general area are:
Non -emergency calls 21.19 minutes
Alarm calls 4.34 minutes
Emergency calls 3.4 minutes
Currently there are no plans for expansion or new construction of police facilities.
Fire Protection
Fire suppression and emergency medical services will be provided by the Newport
Beach Fire Department to the project area. The department responds from two
differept locations for fires and one for emergency medical services. The first
responder to the project area is located at 410 Marigold, one-half mile in distance and
two to three minutes in response time. This fire company has three men assigned to
it. An additional company responding to the area is located at 868 Santa Barbara,
approximately three miles from the project area. Responding to fire calls from this
station would be one pumper with three men, one ladder company with four men, one
paramedic unit with two men, and one chief officer with his aide for a total of 14
personnel on the first alarm fire response.
V-46
There are no current plans for facility or service expansion.
Gas
Gas service shall be provided by the Southern California Gas Company. An existing
main adjacent to the project site In the Corona del Mar area could provide gas service.
Electricity
The proposed project site is within the service territory of the Southern California
Edison Company.
Telephone
Pacific Bell will provide telephone service to the proposed project site. Service Is
currently provided to the area through aerial lines along Fifth Avenue and Flower
Street.
Water
The City of Newport Beach will provide water within the project site through existing
lines provided for on Fifth Avenue. An existing water line crosses the property in the
northeast corner of the site. This line provides water for the adjacent Corona
Highlands.
Sewer
The proposed project is located within the sewer service boundaries of the Orange
County Sanitation District No. 5. The OCSD operates and maintains the main sewer
trunk lines that service the proposed project area. The City of Newport Beach
operates and maintains the collector system.
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Solid Waste
The County of Orange currently provides solid waste disposal service for the proposed
project area at the Coyote Canyon Sanitary Landfill. The City of Newport Beach
collects the refuse and transports it to the landfill for final disposal.
Schools
The proposed project is within the boundaries of the Newport -Mesa Unified School
District.
Library
Library service will be provided for the proposed project by the branches of the
Newport Beach Public Library. The Corona del Mar Branch Library, located at 420
Marigold Avenue, is the closest library facility to the project site. Other branches
include the Balboa Branch (Balboa Island), Mariner's Branch (Dover Drive), and the
Newport Center Branch (San Clemente Drive).
IImpacts
Police
Currently no adverse impact is anticipated from the proposed project on police
services. Using the department's population factor of 2.2 persons per dwelling unit,
the City will realize a population increase of 176. This indicates that the department's
current staffing would need to be increased by 0.4 officers.
Due to increased traffic on Poppy, Fifth and other residential streets, there can be
anticipated increases of traffic accidents (approximately one per month)10.
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Fire Protection
No adverse Impacts to fire suppression and emergency medical services are foreseen
as a result of the proposed project. However, due to the proximity of a densely
covered brush area, the structures in the proposed project become exposed to potential
damage should a brush fire occur.
Gas
According to the Southern California Gas Company, service could be provided from an
existing main without any significant impact.
Electricity
According to the Southern California Edison Company, service can be provided from
existing lines In the area without any significant Impact.*
Telephone
No adverse Impacts are foreseen for telephone service. However, the widening of
Fifth Avenue may require the relocating of existing facilities (telephone poles).**
Water
No adverse Impacts are foreseen for water service. However, the existing water line
In the northeast portion of the project site will need to be monitored so as to avoid
damage during grading, or possibly be relocated.
10. Officer Randy NakashIma, Newport Beach Police Department.
* (Telecon .with Mr. Chet Wright of the Southern California Edison Company on
July 26, 1984.)
** (Telecon with Mr. Bill lowing, Pacifid Bell, on July 30, 1984.)
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Sewer
' The proposed project is consistent with the County Sanitation District's previous
planning for this area, and adequate sewer and treatment capacity will be available.
Solid Waste
' The County of Orange solid waste disposal system is planned to take into account for
' continued growth in residential areas such as the proposed project. Based on County
projections, existing facilities should be able to handle solid waste generated by the
proposed project. No adverse impacts are foreseen to solid waste disposal as a result
of this project. However, alleys will need corner cuts which will provide a turning
radius large enough for disposal trucks to turn safely.
ISchools
Students generated by the proposed project would attend Harbor View Elementary
School. Junior and senior high students would attend the facilities at Corona del Mar
High School. No adverse impacts are foreseen from the proposed project.*
' (*Telecon with Ms. Helen Dietz of the Newport -Mesa Unified School District on
July 26, 1984.)
Library
The Newport Beach Public Library will be able to serve the proposed project without a
need to construct new facilities. There will be no adverse impacts to library services
as a result of the project.
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Mitigation Measures
Police
No mitigation is necessary since no adverse Impacts on police service have been
Identified.
Fire
32. All structures on the project site shall have non-combustIble roof coverings.
Gas '
No mitigation is necessary, since no adverse impacts on gas service have been '
Identified.
Electricity I
No mitigation is necessary, since no adverse Impacts on electrical service have been
identified. I
Telephone I
No mitigation is necessary, since no adverse impacts on telephone service have been '
Identified. With the widening of Fifth Avenue, facilities for phone service may need
to be relocated. ,
Water/Sewer/Solid Waste
34. A Master Plan of Water• and Sewer shall be submitted to the City prior to the
issuance of a grading permit. Said Plan shall detail all water and sewer
improvements and shall be revlewed and approved prior to the Issuance of a '
grading permit.
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35. Alleys will have corner cuts to provide trash truck access.
' Schools
No mitigation is necessary, since no adverse impacts on schools have been identified.
Library
No mitigation is necessary, since no adverse impacts on library services have been
identified.
Standard City Policies and Requirements
Police
' No applicable policies or requirements.
Fire Protection
P. Fire Department access and fire vehicle access shall be approved by the Fire
Department.
' Gas/Electricity
' Q. The project should investigate the use of alternative energy sources (i.e., solar)
and, to the maximum extent economically feasible, incorporate the use of said
sources in project designs.
' Telephone
No applicable policies or requirements.
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Water/Sewer/Solid Waste
No applicable policies or requirements. ,
Schools/Library
No applicable policies or requirements.
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VI. SUMMARY OF IMPACTS FOUND TO BE INSIGNIFICANT
This section lists those impacts originally considered potentially significant but,
because of mitigation measures identified in the EIR, have been reduced to an
insignificant level.
' Insignificant impacts resulting from this project are:
1. Landform modification for residential development.
2. Landform modification to the easterly facing slope of Buck Gully.
3. Potential disturbance of archaeological/paleontological resources.
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VII. ALTERNATIVES
Section 15143(d) of the CEQA Guidelines requires the description of alternatives to
the project as proposed.
In the Final EIR for GPA 81-2, several project alternatives were considered. These
include:
o The (then) Existing General Plan - A Low Density Residential designation
would remain, providing a maximum of 40 dwelling units.
o No Development - Would retain the site in a vacant, undeveloped state.
o Multi -Family Residential - Would increase allowable densities to 15
du/acre, providing potentially 150 dwelling units.
The No Project alternative, for purposes of this EIR, would have the same essential
effect as the No Development alternative described in the Final EIR for GPA 81-2.
This EIR incorporates by reference the alternatives presented in the GPA 81-2 EIR,
with the following notations:
1. Implementation of the Low Density alternative could be accomplished
under the existing General Plan designation, with a revised project
submittal. Therefore, it is technically still available without additional
modifications to adopted plans.
2. Multi -Family Residential would require an amendment to the General Plan
to allow the maximum of 15 dwelling units per acre.
VII-1
The reasons for rejecting these alternatives will be stated In City Council Resolution
adopting GPA 81-2(b), which Is Incorporated herein by reference.
Project alternatives can also address Individual components of the project not
Individually mitigated by measures stated In the HIR. These design alternatives are
stated below.
Alternative A - 80 units, but east/west orientation
An alternative development concept could be Implemented which oriented dwellings in
a generally east -west manner, resembling that of Harbor View Hills homes. The
advantage of this alternative would be a similarity with those homes In terms of street
orientation, and the deletion of alleyways at right angles to views from these homes.
Another advantage Is the access for solar energy uses available from this orientation.
Difficulties with this alternative include site design, access, and street layout. Harbor
View Hills Is a considerably larger development and which has taken advantage of site
size to adjust access. The project site, on the other hand, can take access from only
two streets: Fifth Avenue or Marguerite Avenue. Access from Marguerite would
necessarily be through the park site (so as not to Interfere with OASIS Senior Citizens'
Center), seriously compromising Its value and possibly eliminating It completely.
Subdivision design would be subject to long stretches of residential streets winding
through the development in a circuitous manner, as a greater number of access points
would substantially reduce dwelling unit yleld on so small a site. The resulting
development is not considered to be as compatible with the old Corona del Mar
residences as the proposed project Is with Harbor View Hills homes. An east -west
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orientation is not necessarily the only opportunity to provide solar access. Staggering
of dwelling unit locations and heights, setbacks between buildings, and differences in
pad elevations eliminate the blocking of rays that can result from a conventional, flat
land subdivision with a north -south orientation. This project was designed with solar
considerations in mind and will ensure that adequate solar access will be maintained.
For these reasons the applicant has rejected this alternative.
Alternative B - Reduction of slope modification in Buck Gully
As late as 1981, the entire project site was designated as Flora and Fauna Reserve,
largely because of its proximity to Buck Gully. GPA 81-2 altered the Land Use
Element to allow urban uses; the Recreation and Open Space Element was later
amended to reflect this change in October, 1984. The new Element still shows an
Environmental Open Space area along the southeasterly project boundary. This area is
proposed for alteration and rehabilitation in connection with development, and the
construction of the maintenance road. Development alteration is primarily the result
of the placement of Lots 68 through 80 as shown on the tentative tract map.
Therefore, an alternative was considered to alleviate this impact.
This alternative would retain Buck Gully in a natural condition generally below
elevation 1502 with the exception of a small swale on -site. Landform modification
necessary to achieve the lots proposed by the project in this area would be
unnecessary. Adoption of this alternative, however, would cause removal of lots 68
through 80 from the plan, reducing the project to 67 units. The reduction of units
would probably cause a redesign of the project according to the applicant.
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it should be noted that, notwithstanding a development pullback, the City maintenance
road would need to be placed in this open space. This road would Involve less grading,
however, than the manufactured slopes, and Is consistent with the Recreation and
Open Space Element policy for Environmental Open Space In that it would provide
limited public access.
The applicant has rejected this alternative because a 67-un1t project would not provide
a sufficient basis over which to spread the cost of the project, and because the
applicant believes that the contouring and revegetation of the slopes Will sufficiently
mitigate the Impact of Its Intrusion into this open space area.
Alternative C - Creation of fields for athletic use
This alternative would allow for the entire project site to be retained for athletic
usage, such as ball fields. Adoption of this alternative, however, would necessitate
grading of the site to a useable condition of flat. The athletic uses would be in sharp
contrast to the adjacent OASIS Senior Citizens' Center and could pose a nuisance to
activities at the Center and to nearby residents.
Further, Lincoln Intermediate School is approximately one mile north of the proposed
project. The City is currently negotiating with the Newport -Mesa Unified School
District to lease this school for, among other things, recreational uses. The school site
would provide approximately 17 acres of existing athletic and recreation uses. This
school site, coupled with the future view park at Marguerite Avenue and Harbor View
Drive and the existing Grant Howald Park, could provide the local residents with
ample athletic and recreational uses.
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It does not appear that the use of this parcel for active recreational uses is necessary
in light of the findings of the Parks and Recreation Element as currently proposed.
Further, as noted herein, such active use may conflict with existing land uses.
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IX. SUMMARY OF SIGNIFICANT ADVERSE IMPACTS WHICH
CANNOT BE AVOIDED IF THE PROJECT IS IMPLEMENTED
The commitment of this site to urban uses reasonably precludes its use for other uses
within a reasonable time frame.
Significant impacts resulting from this project are:
1. Landform alteration for site preparation.
2. Removal of grassland and ruderal communities.
3. Addition of 1,040 ADT to surrounding streets; including Pacific Coast
Highway which is currently deficient with no plans for correcting.
4. Some view interruption for Harbor View Hills residents of the ocean.
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IVIIL GROWTH INDUCING IMPACTS
The project is one of the last undeveloped properties in the Corona del Mar area. As
such, its development is essentially an infill function, and no growth inducement is
Iexpected as a result of this development.
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X. CUMULATIVE IMPACTS
CEQA requires the consideration of a proposed project in light of not only its impacts,
but also the impacts of projects committed or pending, to ensure that a cumulative
assessment of impact is made. Accordingly, the traffic study includes consideration of
all committed projects in the City.
The Corona del Mar Cottage Homes project is one of three remaining parcels in the
upper Corona del Mar Area yet to be developed. The other two projects are Jasmine
Park, a residential project of 6.9 dwelling units per buildable acre, and Brisas del Mar,
a residential project of 16.02 dwelling units per buildable acrea. Because the project
site is a relatively small infill area, the impacts are more localized than could be
expected from a larger project. The Draft EIR prepared for General Plan Amendment
81-2; Phillips Brandt Reddick, Inc.; 19820 is incorporated herein by reference. The
GPA 81-2 EIR discusses cumulative impacts for this project as well as various other
uses within an urban context and is available for review at the offices of the City of
Newport Beach. The cumulative effects of the three residential projects (Corona del
Mar Cottage Homes, Jasmine Park and Brisas del Mar) are limited to the loss of
vacant land for alternative uses, and the addition of 2,110 daily trip ends to the local
circulation system. Although these effects contribute to the environmental baseline
of the area, they should also be seen as "maximums" since land for additional
development is essentially unavailable.
A cumulative traffic study was prepared on more of the detailed developments plans
by Weston Pringle and Associates and is available at the City of Newport Beach. This
study has determined potential traffice impacts as a result of these projects. The
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study indicates that of the five Intersections analyzed, two would have ICU values
greater than 0.90 with the project and would require mitigation. These two
Intersections are on Coast Highway at Goldenrod Avenue and Maguerite Avenue.
Mitigation measures to reduce the ICU values to an acceptable level for these
Intersections are the same as those previously discussed In the Circulation section of
this report, page V-21.
As a final consideration, the following list of committed, approved and proposed
projects Is provided. As noted earlier in this section, Impacts to the project are local
In nature. Further, these listed projects do not contribute ascertainable additional
Impact beyond that shown In the Pringle traffic study.
Name
Use
Quantity
1.
Hoag Hospital
hospital
268 beds
2.
Pacesetter Homes
office
50,000 sq.ft.
3.
AeronutronIc Ford
residential
300 units
4.
Back Bay Office
office
69,720 sq.ft.
5.
CivIc Plaza
office
152,894 sq.ft.
restaurant
81000 sq.ft.
theater
20,000 sq.ft.
art museum
10,000 sq.ft.
library
149000 sq.ft.
6.
Corporate Plaza
office
101,150 sq.ft.
7.
Koil Center - Newport
office
325,934 sq.ft.
hotel
440 rooms
8.
Campus/MacArthur
office
358,000 sq.ft.
9.
National Education Office (Revised)
office
41,230 sq.ft.
10.
Pacific Mutual Plaza
office
245,000 sq.ft.
11.
Newport Place
office
194,411 sq.ft.
12.
Shokrian
office
24,000 sq.ft.
13.
Sea Island
residential
132 units
14.
Baywood Apartments
residential
68 units
15.
Harbor Point Homes
residential
21 units
16.
Rudy Baron
office
8$00 sq.ft.
retail
7,500 sq.ft.
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17.
Martha's Vineyard
office
15,831 sq.ft.
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3101 W. Coast Highway
restaurant
office
2,920 sq.ft.
41,494 sq.ft.
19.
Coast Business Center
office
37,000 sq.ft.
20.
Koll Center Newport
office
7,650 sq.ft.
and No. 1 TPP
21.
Ford Aeronutronic
industrial
120,000 sq.ft.
22.
1511 & 1252 Superior
medical office
25,000 sq.ft.
23.
GPA 81-1, Banning Ranch
residential
406 units
industrial
164,400 sq.ft.
office
235,600 sq.ft.
24.
Hughes
industrial
110,060 sq.ft.
25.
Park Lido
medical office
65,269 sq.ft.
26.
Heritage Bank
office
36,888 sq.ft.
27.
Flagship Convalescent Hospital
hospital
68 beds
28.
Big Canyon 10
residential
33 units
29.
Balboa Marina Fun Zone
commercial
16,165 sq.ft.
office
26,320 sq.ft.
restaurant
6,866 sq.ft.
30.
GPA 81-32 Marriott Hotel Expansion
hotel
234 rooms
31.
St. Andrews Church Expansion
church
1,400 persons cap.
32.
YMCA (Expansion)
recreational
45,000 sq.ft.
33.
Allred Condos
residential
50 units
34.
Seashore Townehomes
residential
17, units
35.
Four Seasons Hotel
hotel
325 rooms
36.
37.
University Athletic Club
Block 400 Medical (GPA 81-2)
office
medical office
516 sq.ft.
80,000 sq.ft.
38.
Sheraton Hotel Expansion
hotel
119 rooms
39.
North Ford (GPA 82-1)
residential
888 units
park
12 acres
commercial
50,000 sq.ft.
40.
MacArthur Court/Koll Center
office
295,000 sq.ft.
Newport "Block C"
41.
Belcourt Area 8 (Revised)
residential
130 units
42.
Carver Office
office
15,000 sq.ft.
43.
Corona del Mar Homes
residential
41 units
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Big Canyon Villa Apartments
residential
80 units
45.
1400 Dove Street
office
16,154 sq.ft.
46.
1100 Quail Street
office
1,091 sq.ft.
47.
Superior Avenue Medical Office
medical office
43,470 sq.ft.
48.
Auer Office
office
23,500 sq.ft.
49.
Villa Point Apartments
residential
154 units
50.
Rosan Industries Redevelopment
restaurant
7,828 sq.ft.
retail
62303 sq.ft.
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office
30,564 sq.ft.
boatyard
7,950 sq.ft.
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TOTAL COMMITTED PROJECTS
office
2,542,206 sq.ft.
commercial,
91,779 sq.ft.
restaurants
industrial
394,400 sq.ft.
theater
20,000 sq.ft.
art museum
10,000 sq.ft.
library
14,000 sq.ft.
hospital
336 beds
residential
2i320 units
hotel
1,118 rooms
church
11400 persons cap.
recreational
13,803 sq.ft.
boatyard
7,930 sq.ft.
park
12 acres
APPROVED BUT NOT COMMITTED PROJECTS
The following projects have received approval by the City Council but have not het
complied with the Traffic Phasing Ordinance. Consequently, they are not considered
committed projects.
A. GPA 81-2 residential 143 units
office/industrial 439,000 sq.ft.
B. Newport Center Residential residential 307 units
PROPOSED PROJECTS
In addition to committed and approved but not committed projects, several other
projects and plans are In the planning process. These projects and plans require
additional approvals by the City and/or other governmental agencies. These projects
are listed below. Statistics for specific area plans indicate additional allowable
development based upon existing zoning.
C. 2600 West Coast Highway
D. Art's Landing Redevelopment
E. GPA 83-1(b)
1. Marguerite Avenue Parcel
2. Fifth Avenue Parcel
3. Buck Gully Parcel
X-4
office
22,000 sq.ft.
restaurant
31595 sq.ft.
residential
68 units
residential
80 units
open space
--
[1
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F.
GPA 83-1(d)
Fifth Avenue/MacArthur Blvd.
residential/senior
120 units
'
G.
Specific Area Plans
(none currently in progress)
1. Central Balboa (6/82)
commercial
621,730 sq.ft.
2. Cannery Village/McFadden
commercial
2,840,076 sq.ft.
Square (2/77)
industrial
722,309 sq.ft.
3. West Newport Study Area (6/82)
commercial
22915,140 sq.ft.
industrial
residential
6,009,870 sq.ft.
164 units
4. Mariners Mile (1976)
commercial
302,011 sq.ft.
5. Corona del Mar (6/82)
commercial
1,283,933 sq.ft.
residential
273 units
H.
Newport Aquatic Center/
recreational
North Star Beach
I.
Newport Dunes
hotel
250 rooms
J.
Other GPA's Proposed
1. Newport Center Animal Hospital
office
1,500 sq.ft.
2. Circulation Element/
--
--
University Drive Deletion
3. Irvine Coastal Area Sphere -
of -Influence
'
TOTAL PROPOSED PROJECTS
industrial
6,7329179 sq.ft.
office
23,500 sq.ft.
commercial
7,962,890 sq.ft.
residential
709 units
hotel
250 rooms
institutional
undetermined
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medical office
undetermined
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XI. SUMMARY OF APPLICABLE STANDARD
CITY POLICIES AND REQUIREMENTS
Development of the site shall be subject to a grading permit to be issued by the
Building Department and reviewed by the Planning and Public Works Depart-
ments.
A grading plan, submitted to the City for approval, shall include a complete plan
for temporary and permanent drainage facilities to minimize any potential
impacts from silt, debris and other water pollutants.
Prior to grading, an application for haul routes shall be submitted to and
approved by the City's Traffic Engineer which shall include a description of haul
routes, access points to the site, and a watering and sweeping program designed
to minimize impacts of haul operations.
Grading shall be conducted in accordance with plans prepared by a civil engineer
and based on recommendations of a soils engineer and an engineering geologist
subsequent to completion of a comprehensive soils and geologic investigation of
the site. Permanent reproducible copies of the proposed grading plans on
standard -size sheets shall be furnished to the Building Department.
All buildings shall conform to the Uniform Building Code and the City's seismic
design standards.
An erosion, siltation, and dust control plan, if desired by the City of Newport
Beach, shall be submitted and be subject to the approval of the Building
G.
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Department, and a copy shell be forwarded to the California Regional Water
Quality Control Board, Santa Ana Region, for review.
The velocity of concentrated runoff from the project shall be evaluated and
erosive velocities controlled as part of project design.
Prior to issuance of the grading permit, the design engineer shall review and
state that the discharge of surface runoff from the project will be performed In
a manner to assure that Increased peak flows from the project will not Increase
erosion immediately downstream of the system. This shall be reviewed and
approved by the Planning, Public Works and Building Departments.
A qualified archaeologist shall be present during pregrade meetings to inform the
developer and grading contractor of the results of the APC study. In addition, an
archaeologist shall be present during grading activities to Inspect the underlying
soil for cultural resources. If significant cultural resources are uncovered, the
archaeologist shall have the authority to stop or temporarily divert construction
activities for a period of 48 hours to assess the significance of the finds.
In the event that significant archaeological remains are uncovered during
excavation and/or grading, all work shall stop In that area of the subject
property until an appropriate data recovery program can be developed and
Implemented. The cost of such a program shall be the responsibility of the
landowner and/or developer.
XI-2
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K. A paleontological monitor shall be retained by the landowner and/or developer to
attend pregrade meetings and perform inspections during development. The
paleontologist shall be allowed to divert, direct, or halt grading in a specific area
to allow for salvage of exposed fossil materials.
L. Prior to issuance of any grading or demolition permits, the applicant shall waive
the provisions of AB 952, related to City of Newport Beach responsibilities for
mitigation of archaeological impacts, in a manner acceptable to the City
Attorney.
M. The City of Newport Beach requires each project to provide for all necessary
roadway improvements. Several improvements have been required of previously
approved projects but are not yet constructed. Based on analysis contained in
this report, the proposed project will be required to contribute to or provide full
improvements to intersections.
N. The project shall be required to contribute a sum equal to its "fair share" of
future circulation system improvements as shown on the City's Master Plan of
Streets and Highways.
O. The development shall be in substantial conformance with the approved plot
plan, floor plans, elevations and sections.
P. Fire department access and fire vehicle access shall be approved by the Fire
Department.
XI-3
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Q. The project should investigate the use of alternate energy sources (i.e., solar) '
and, to the maximum extent economically feasible, Incorporate the use of said
sources in project design.
XI-4
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XIL SUMMARY OF APPLICABLE MITIGATION MEASURES
1. All manufactured slopes will be no steeper, than 2 to 1 horizontal to vertical for
maximum stability. Further, all recontoured slopes will be relandscaped.
2. Manufactured slopes in Buck Gully will be undulated and rounded at the toe of
the slope to produce a natural appearance, positive drainage, and blending with
undisturbed areas.
3. All manufactured slopes along Buck Gully will be landscaped utilizing- a plant
palette consisting of drought -tolerant plant species similar to those found in the
area. This will serve the twofold purpose of .controlling erosion while re-
establishing the natural appearance of the man-made slopes.
4. During the rainy season (October 15 - May 15)0 a program for erosion control will
include types of ground cover, method of irrigation, slope treatments and
siltation control measures.
5. During grading the site will be watered to control dust.
6. Prior to grading, a plan will be developed to restrict constructiop truck traffic
along residential streets and to confine the limits of grading to the project site.
7. All work shall
be done
in accordance with the
Standard City
Policies and
Requirements
regarding
paleontological and
archaeological
procedures,
respectively.
XII-1
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8. Temporary increases In soil erosion and siltation will be mitigated by temporary
erosion and siltation control devices, Including berms, swales, sandbags and
desilting basins in accordance with the City's grading regulations.
9. All unimproved slope areas will be landscaped with native and naturalized
species to reduce erosion potential.
10. The recommendations by the soils engineer and engineering geologist relative to
surface and subsurface drainage will be Incorporated Into project development to
ensure proper groundwater drainage.
11. Prior to the Issuance of a grading permit, the project proponent shall submit to
the City a Master Plan of Drainage. Said plan shall detail all drainage
Improvements and evaluate local drainage capacity. Said plan shall be received
and approved by the City engineer prior to the issuance of any grading permit.
12. Landscape plans for all manufactured slopes will be developed utilizing a plant
palette consisting of drought -tolerant native and naturalized species similar to
those found in the area. This enhanced, natural vegetative cover will be
Implemented upon completion of grading so as to ensure establishment of the
vegetation as quickly as possible to control erosion. The revegetation program
could Include relocation of rare and endangered species to be removed by
development to suitable habitat In the project's portion of Buck Gully. Further,
topsoil used for the slope into Buck Gully should be of the type suitable for
introduction of the native species.
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13. A temporary irrigation system will be installed to assist in the establishment of
the vegetation and will be removed once accomplished.
14. Grading plans include methods for minimizing intrusion of off -site activities into
the riparian habitat within Buck dully.
15. Landscape -plans for the slope adjacent to the Harbor View Hills South homes will
be subject to review by the City of Newport Beach prior to implementation to
determine what, if any, penetration of view planes will result. The purpose of
this review will be to derive input concerning species and location of trees to be
utilized, so that landscaping will not interfere with views currently enjoyed.
16. Temporary erosion and siltation control devices will be utilized during develop-
ment of the site to reduce the impacts of erosion.
17. The recontoured slope adjacent to Buck Gully will be reviewed during the
landscape plan for .potential as a repository for rare or endangered plant species
from the surrounding area.
IS. Addition of a third eastbound traffic lane to lower the ICU at Coast Highway and
Marguerite Avenue to below an ICU of 0.9 is required.
19. The proposed landscape enhancement plan for the slopes adjacent to Buck Gully
will reduce the impact of grading on the slope tops. Additionally, the project
proponent is providing a pedestrian walkway down to Buck Gully to provide
public access to the gully.
XII-3
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20. The proposed manufactured slopes along Buck Gully will be landscaped with
native and naturalized species by the project proponent in order to blend with
the natural vegetation and terrain In the area.
21. A paved access road will be constructed by the project proponent to provide
access to Buck Gully from the corner of Poppy Avenue and Fifth Avenue.
Further, a 0.90-acre area will be provided to allow the expansion of the OASIS
Senior Citizens' Center for parking and other uses.
22. The 0.90-acre area can be accommodated through the recontouring of the slope
northerly of the project site and with the addition of a retalning wall at the toe -
of -slope for that portion of the slope north of the OASIS Senior Citizens' Center.
23. The City will review the need for a bikeway along Fifth Avenue and will provide
facilities if needed.
24. The recommendations of the soils and engineering geologists will be Incorporated
Into the project design.
23. The landscape palette proposed for the manufactured slopes along Buck Gully
Will consist of fire retardant plant species. Recommendations by the City Fire
Department will be Incorporated Into the project.
26. Eight units of affordable housing will be provided by the developer within the
City prior to issuance of certificates of use and occupancy.
XII-4
' 27. Standards set forth in the related PC text will be in precise compliance with the
standards set forth in the Zoning Code. The PC text will allow for the
' establishment of proposed project in a coordinated and comprehensive manner.
28. The first row of houses along the bluff located northerly of the site will be
limited to a single story (171), with the exception of the two lots (Lots del and
' #43) where the height of the slope (25' to 301) will allow for two stories (251).
' 29. TV antennas will be located on the south -facing portions of the roofs.
7
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30. Garages along the alleys will be limited to one story with landscape accent areas
to break up the appearance of a long, narrow alley.
31. The CC&R's will include restrictions against parking cars in alleys, and will
provide for maintenance of landscaping along the alleys, the manufactured bluff
northerly of the site, and enclosed trash areas.
32. All structures on the project site shall have non-combustible roof coverings.
34. A Master Plan of Water and Sewer shall be submitted to the City prior to the
issuance of a grading permit. Said Plan shall detail all water and sewer
improvements and shall be reviewed and approved prior to the issuance of a
grading permit.
35. Alleys will have corner cuts to provide trash truck access.
XII-5
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XIIL ORGANIZATIONS AND PERSONS CONSULTED
The following persons and organizations were contacted during the preparation of this
EIR. This is a partial list, as the Notice of Preparation distribution represents a
complete consultation list:
PUBLIC INSTITUTIONS
City of Newport Beach
Pat Temple, Environmental Coordinator
Bob Lenard
Sandy Genis
Rich Edmonston
Craig Bluell
Ron Whitley
FIRMS
Preparation of the EIR
Culbertson, Adams and Associates, Inc.
Andi Adams
Kevin Culbertson
Traffic and Circulation
Kunzman Associates
William Kunzman
John Kain
XIII-I
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Graphics
Tong and Company
Warren Tong
Patty Watanabe
Project Proponent and Consultants
The Bran Company
Rhonda Heacock
Cary Bran
The Irvine Company
Bernard Maniscalco
Urban Assist
Dave Neish
XIII-2
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XIY. BIBLIOGRAPHY
The documents cited below were researched and relied upon during the preparation of
the EIR. They have been incorporated into this document by reference consistent with
Section 15149 of the CEQA Guidelines (Cal. Admin. Code, Title 14, Section 15000 et
seq.). The documents are available for public review at the offices of the City of
Newport Beach Planning Department, 3300 West Newport Boulevard, P.O. Box 1768,
Newport Beach, California 92663-3884; (714) 640-2197.
1.
2.
3.
4.
5.
1 6.
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7.
S.
FA
Draft EIR prepared for General Plan Amendment 81-2; Phillips Brandt Reddick,
Inc.; 1982.
OASIS Park Grading EIR; Culbertson, Adams and Associates, Inc.; 1993.
City of Newport Beach, Land Use Element Newport Beach General Plan;
October, 1983.
City of Newport Beach, Circulation Element Newport Beach General Plan;
March, 1975.
City of Newport Beach, Recreation and Open Space Element, Newport Beach
General Plan; October, 1984.
City of Newport Beach, Housing Element Newport Beach General Plan;
November, 1982.
City of Newport Beach, Conservation of Natural Resources Element, Newport
Beach General Plan; January,1974.
City of Newport Beach, Public Safety Element Newport Beach General Plan;
March, 1975.
10. City of Newport Beach, Residential Growth Element, Newport Beach General
Plan; December, 1980.
11. City of Newport Beach, Noise Element, Newport Beach General Plan; October,
1974.
12. City of Newport Beach, Subdivision Code; July, 1982.
XIV-1
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13. City of Newport Beach, Zoning Code; 9anuary, 1991.
14. Genis, Sandra L., Buck Gully. Biological Survey; May, 1984.
XIV-2
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APPENDIX CONTENTS
A Notices of Preparation and Responses
B Traffic Study
C Biological Survey
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IA Notices of Preparation and Responses
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DATE:
NOTICE OF PREPARATION OF A DRAFT EIR-
FROM: Planning Department -
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
PLEASE RETURN THIS NOTICE WITH YOUR AGENCY'S COMMENTS BY July 23,1984
r
PROJECT TITLE: Tentative Tract #11949 Zone Change/Site Plan
PROJECT LOCATION: See attached description
DESCRIPTION OF PROJECT AND MAJOR LOCAL_ ENVIRONMENTAL ISSUES -
See attached description and Maps
0
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r7m= PERSON: PHONE:
Ms. Pat Temple Environmental Coordinator (714) 640-2197
W-1
DESCRIBE SPECIFIC PERMIT AUTHORITY OF YOUR AGENCY RELATED TO THIS PROJECT:
LIST SPECIFIC ENVIRONMENTAL CONCERNS: (Use additional pages as necessary)
CONTACT PERSON:
DATE MAILED BY LEAD
AGENCY:
June 8, 1984
DATE RECEIVED BY
RESPONSIBLE AGENCY:
i
DATE RESPONSE RECEIVED
BY LEAD AGENCY:
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NOYSTATUTORY ADVISEMEST _
File No. To: From:
WHOM IT MAY CONCERN Planning Department
City of Newport Beach
3300 Newport Boulevard
PLEASE RETURN THIS NOTICE WITH YOUR COMMENTS BY July 23,1984
PROJECT TITLE:
Tentative Tract #11949 Zone Change/Site Plan
PROJECT LOCATION:
See attached description
See attached description and Maps
d C+ DESCRIBE SPECIFIC PERMIT AUTHORITY OF YOJR AGENCY RELATED TO THIS PROJECT
vs
N'9 Ci
a
LIST SPECIFIC ENVIRONMENTAL CONCERNS: ,(USE AUDIT NAL PAGES AS NECESSARY):
w olo�
W :=uco
z Y MT; cc
v6i aCW
�n CONTACT PERSON TITLE
IDESCRIBE
INTEREST:
PHONE
LIST SPECIFIC ENVIRONMENTAL CONCERNS (USE ADUITIIINAL PAGES AS NECESSARY):
N
W
W
W •
CONTACT PERSON TITLE PHONE
DATE MAILED BY DATE RECEIVED BY RESPON; DATE RECEIVED BY
LEAD AGENCY SIBLE AGENCY WHERE APPLICABLE INTERESTED PARTY'
June 8, 1984
DATE RESPONSE
RECEIVED BY T!
LEAD AGENCY
'
Project Location and Description
Tentative Tract #11949
'
Zone Change/Site Plan
THE BREN COMPANY
PROJECT LOCATION
'
The project site consists of 15.29 acres of vacant land northerly of Fifth Avenue
between Narcissus and Poppy Avenues in the Corona del Mar area. A 1.06-acre
portion of the site lies northeasterly of the intersection of Marguerite and Fifth
'
Avenues, behind the OASIS Senior Citizen Center. (Exhibits I and 2)
PROJECT DESCRIPTION
The proposed project is an 84-unit residential development. The 1.06-acre portion
behind the OASIS Senior Citizen Center is irrevocably offered to the City of
Newport 'Beach. It is anticipated that this portion will become part of the OASIS
'
Senior Citizen Center. It is the objective of the project proponent to duplicate
the Corona del Mar style of development while insuring compatibility with the low
density Harbor View Hills development to the northeast. As such, the proposed
'
development features o density of 5.5 du/acre. This density compares with
surrounding properties in the following manner:
'
Harbor View Hills 2.9 du/acre
Old Corona del Mar 13.2 du/acre
'
The project intends to provide a transitional density between Harbor View Hills and
Corona del Mar, while maintaining a Corona del Mar atmosphere.
The project will require the following discretionary approvals from the City of
'
Newport Beach for implementation:
General Plan Amendment*
16
Zone
Change of
'&
Tentative Tract
. Site Plan
'a
Grading Permit
In addition, the project proponent must obtain approval of the following permits
'
from entities considered Responsible Agencies at this time:
NPDES Permit - State Water Resources Control Board, Santa Ana
'
Region
1601 Permit - State Department of Fish and Game
'
*Using .previous CFEIR GPA 81-2
1
MAJOR LOCAL ENVIRONMENTAL ISSUES
Geology/Hydrology
Biology
Transportation/Circulation
Aesthetics
ABC'
Project Site
Culbertson
Adams ' &
Associates
Regional Location
FIGURE
1
LARKSPUR AVE
MARGUERITE
w w
'a 'a
MARIGOLD AVE
NARCISSUS AVE
ORCHID AVE
� x
LL
u.
POINSETTIA AVE
POPPY AVE
Culbertson
Adams &
Associates
PROJECT
SITE
Vicinity
AVE
A N
FIGURE
2
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Howald
Park
LARKSPUR AVE
MARGUERITE
W lU
¢ ¢
MARIGOLD AVE
NARCISSUS AVE
Old
ORCHID AVE
s
oLLEI
LL
POINSETTIA AVE
POPPY AVE
Culbertson
Adams &
:� Associates
School
Future Residential
Lot
OASIS
Senior
Citizens
Center
Project Site
Buck Gully
AVE
wAY 7
Harbor
View
Hills
South
Surrounding Land Use
AN
FIGURE
3
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tr t e ■'�
� L t • y'� `` � i !i ' k
+ i5 � . � L % 1 '� ■ �n i � tip �� �� �■
'f/, �;a �1.. ' a� / �■ �,. is � /; ;■ R,, . ■ .�!'
FIF-11FIFf,
SITE PLAN - 5TH AVENUE
amawM".oano00MAM0 a&moi►"toammaw
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c nmyiyro w• NK9��..
tllwi •/W Y`�fl'1Nq'�Tl�'rF
ice.
i i°Iv..tury..a.f ....�srvar.HNw
s�..��
op
a.
WMAN
�N2Gi%���»
13iii
S��
CewS1
ia�r
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5TH AUE-TENTATIV
TRACT N° 1949
I
Southern California Edison Company
P.O. BOX 2059
7333 BOLSA AVE.
.� •1-i-:^_
WESTMINSTER, CALIFORNIA 92683-1269
July 27, 1984
4,
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Planning Department
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92663
Attention: Patricia Temple
Subject: E.I.R. - Tentative Tract #11949,
north of Fifth
Ave. bet. Narcissus & Poppy Ave., Corona
del Mar - 84-unit residential development
Gentlemen:
This is to advise that the subject property is located within
the service territory of the Southern California Edison
Company and that the electric loads of the project are within
parameters of projected load growth which Edison is planning
to meet in this area.
Unless the demand for electrical generating capacity exceeds
our estimates, and provided that there are no unexpected out-
ages to major sources of electrical supply, we expect to meet
our electrical requirements for the next several years.
Our total system demand is expected to continue to increase
annually; however, excluding any unforeseen problems, our plans
for new generation resources indicate that our ability to serve
all customer loads during peak demand periods will be adequate
during the decade of the '80s.
Current conservation efforts on the part of Edison's customers
have resulted in energy savings. Optimization of conservation
measures in this project will contribute to the overall energy
savings goal.
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Very trulyyours,
C. V. Wri4/ht r*
Service Planner
CVW:da
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DISTRICTOFFICE SERVINOI CORONA DEL MAR • COSTA MESA • FOUNTAIN VALLEY . HUNTINGTON BEACH
MIDWAY CITY • NEWPORT BEACH • ROSSMOOR • SEAL BEACH • SUNSET BEACH . WESTMINSTER
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WOCIATI_.. _. ____._....._..._
600 touth Commonwealth Avenue . tulte 1000 • Lot Angeler. California . 90005.213/385-1000
DATE: July 11, 1984
TO: Ms. Pat Temple
Environmental Coordinator
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
FROM: Metropolitan Clearinghouse
SUBJECT: TENTATIVE TRACT #11949 ZONE CHANGE/SITE PLAN, CORONA DEL MAR
SCAG PROJECT NO. OR-32185-NP
Thank you for submitting the Notice to Prepare the environmental document
for the referenced project for SCAG review. SCAG staff does not have
comments at this time but look forward to reviewing the environmental
document when available.
ISincerely,
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WENDY A MURPHY
Clearin ouse Official
WM:wp6
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C) F
G E
IVIRCINMENTAL MANAGEMENT AGENCY
PLANNING
July 17, 1984 FILE
City of Newport Beach
Planning Department
3300 Newport Boulevard
Newport Beach, CA 92663
Attention: Ms. Pat Temple, Environmental Coordination
MURRAYSTORM
DIRECTOR, EMA
ROBERT G. FISHER
DIRECTOR OF PLANNING
LOCATION:
12 CIVIC CENTER PLAZA
P.O. BOX 4048
SANTA ANA, CA 92702.4048
MAILING ADDRESS:
P,O. BOX 4048
SANTA ANA, CA 92702.4048
TELEPHONE:
(714)834.4643
SUBJECT: Notice of Preparation - T.T.M. No. 11949 Zone Changes/Site Plan
Dear Ms. Temple:
The Environmental Management Agency has reviewed the Notice of Preparation for
the proposed project.
Open Space/Recreation Requirements
1. A complete biologlical study for the preservation
of Buck Gully.
2. Grading
3. Hydrology
Transportation
Please see the attached memo from EMA/Transportation Planning Division.
We would appreciate receiving three copies of the Draft EIR when it is
available. If you have any questions, please calls me at 834-5550.
AG: njg
Attachment
Very truly yours,
Alex Ghobadi
Environmental Analysis Divi7ionl
61.
v` �� .1• •' ice.
of Orange
N2N0
DATE; July 51 1%-
To— F. W. Olson, Manager DEPT/DiST: EMA/Environmental Analysis Division
���
FROM: Jerry E. Bennett, Manager CMA!Transportation Planning, Division ■
As requested by your memo, we have reviewed the above referenced notice of
preparation of an environmental document to address the potential impacts from
the development of a 15.29 acre site between Narcissus and Poppy Avenue north of
Fifth Avenue. This proposal is for 84 detached dwelling units which equals a
density of 5.5 DU/acre, and an irrevocable offer of a 1.06 ai.re parcel (behind the
OASIS Senior Citizen Center) to the City of Newport Beach.
We have no comments at this stage, but would like to sea the
Transportation/Circulation section of the E1R when it beco �es available.
------
r
Jerry E. Bennett, Mahager
Transportation Planning Division
PL:mit
DT24-89(PL)
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STATE OF CALIFORNIA—THE RESOURCES AGENCY GEORGE DEUKMEJIAN, Gomrrwr
'DEPARTMENT OF FISH AND GAME
245 W. Broadway, Suite 350 e
long Beach, CA 90802
I
IJuly 16, 1984
IPat Temple
City of Newport Beach
Planning Department
3300 Newport Boulevard
Newport Beach, CA 92663
Dear Ms. Temple:
We have reviewed the Notice of Preparation for Tentative Tract No. 11949 Zone
Change/Site Plan, a proposed 84—unit residential development (SCH 84061304),
and have the following comments.
Our primary concern is the effect development of the site will have on Buck
Cully. From the exhibits, it is apparent that some fill will be placed in
the gully during grading. Fill in the gully should be held to a minimum.
i Fill slopes should be revegetated with drought tolerant native species, and
any habitat lost during grading should be restored.
We appreciate this opportunity to provide our comments. If you have any
questions, please contact Carl Wilcox at (714) 673-4034.
fJ erelyt
Fred A. Worthley Jr,
Regional Manager
Region 5
Cc: C. 711COX
\
Office of Planning & Research
;
RECEIVD
' Planni
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r t)rpartmert
JUL 191984
CITY OF
NEWPORT BEACH.
CALIF. I
\tom
I
STATE OF CALIFO RNIA— RESOURCES AGENCY _ _ _ GEORGE DEUKME.h AN, Governor
DEPARTMENT OF WATER RESOURCES
'P.O.
Box 6598
LOS ANGELES
90055
f�
'JUL ` 9 fb68
City of Newport Beach
Planning Department
3300 Newport Boulevard
Newport Beach, CA 92663
1 Attention: Pat Temple
Notice of Preparation of DEIR for Tentative Tract #11949 Zone Change/Site
Plan. SCH 84061304.
The Department of Water Resources' recommendations on the subject document
dated June 13, 1984, are attached. The recommendations are related to water
conservation and flood damage prevention.
Consideration should also be given to a comprehensive program to use
reclaimed water for irrigation purposes in order to free fresh water supplies
for beneficial uses requiring high quality water.
' For further information, you may wish to contact John Pariewski at
(213) 620-3951.
' Sincerely,
Robert Y. D. Chun, Chief
' Planning Branch
Southern District
Attachments
cc: Office of Planning and Research
State Clearinghouse
1400 Tenth Street
Sacramento, CA 95814
✓ RECCIVF ;i,tl
£ JL .k�01984 a
I
De artment of iJater fiesources Recommendations
for Water Consr_rvation and Water Reclamation
To reduce water demand, the following water conservation measures should be
Implemented:
Required by law:
1. Low -flush toilets (see Section 17921.3 of the Health and Safety Code).
2. Low-E1ow showers and faucets (California Administrative Code, Title 24, Part 6,
Article 1, T20-1406F).
3. Insulation of hot water lines in water recirculating systems (California Energy
Commission regulations).
Recommendations_to be implemented where applicable:
Interior:
1. Supply line pressure: recommend water pressure greater than 50 pounds per
square inch (psi) be reduced to 50 psi or less by means of a pressure -reducing
valve.
2. Flush valve operated water closets: recommend 3 gallons per flush.
3. Drinkins fountains: recommend equipped with self -closing valves.
4. Pipe insulation: recommend all hot water lines in dwelling be insulated to
provide hot water faster with less water waste and to keep hot pipes from
heating cold water pipes.
5. Hotel rooms: recommend posting conservation reminders in rooms and rest rooms.x
Recommend thermostatically -controlled mixing valve for bath/shower.
6. Laundry facilities: recommend use of water -conserving models of washers.
7. Restaurants: recommend use of water -conserving models of dishwashers or
retrofitting spray emitters. Recommend serving drinking water upon request
only.*
Exterior:
1. Landscape with low water -consuming plants wherever feasible!
2. Minimize use of lawn by limiting ft to lawn dependent uses, such as playing
fields.
these materials.
or local water district may
11
3.
Use mulch extensively in all landscaped areas. Mulch applied on top of soil
'
will improve the water -holding capacity of the soil.by reducing evaporation
and soil compaction.
4.
Preserve and protect existing trees and shrubs. Established plants are often
adapted to low water conditions and their use saves water needed to establish
replacement vegetation.
5.
Install efficient irrigation systems which minimize runoff and evaporation
and maximize the water which will reach the plant roots. Drip irrigation,
soil moisture sensors and automatic irrigation systems are a few methods of
'
increasing irrigation efficiency.
6.
Use pervious paving material whenever feasible to reduce surface water runoff
and aid in ground water recharge.
7.
Grading of slopes should minimize surface water runoff.
8.
Investigate the feasibility of utilizing reclaimed waste water, stored
rainwater, or household grey *water for irrigation.
9.
Encourage cluster development which can reduce the amount of land being
converted to urban use. This will reduce the amount of impervious paving
created and thereby aid in ground water recharge.
10.
Preserve existing natural drainage areas and -encourage the incorporation of
natural drainage systems in new developments. This would aid in ground water
recharge.
11.
Flood plains and aquifer recharge areas which are the best sites for ground
water recharge should be graserved as open space.
—2—
Department of Water Resources Recommendations for Flood Damaye Preventicp
In .flood -prone areas, flood damage prevention measures required to prot_ct a proposed
development should be based on the following guidelines:
1. All building structures should be protected against a 100-year flood.
It,is the State's policy to conserve water. Any potential loss to ground water
should be mitigated.
2-. In those areas not covered by a Flood Insurance Rate Map or a Flood Bouodary and
Floodway Map, issued by the Federal Emergency Management A;ency, the 1C0 ear
flood elevation and boundary should be shoun on the Environmental Impact Report.
3. At least one route of ingress and egress to the development should be available
during a 100-year flood.
4. The slope and foundation designs for all structures should be based on detailed
soils and engineering studies, especially for all hillside developments.
5. Revegetstion of the slopes should be done as soon as possible.
6. The potential damage to the proposed development by mudflow should be assessed
and mitigated as required.
7. Grading should be limited to dry months to minimize problems associated. with
sediment transport during construction.
11
ICI
I
1 7 NEb` ROR BEACH POLICE DEPARTMENT
p.0 D0X /v(10, f�EAAIFIORT BEACK CA 92660 CHAT:1 P
ee o •6 Chi-[ 0"1 Poll .
I %�1 �.i it •I �•. II�J I
I "
~�t111H
July 12, 1984
Andi Adams
Culbertson, Adams and Associates
26141 Marguerite Parkway, Suite C
Mission Viejo, California 92692
' Dear Ms. Adams:
The proposed project is contained within our geographic Reporting District #48.
This district is bordered on the north by San Joaquin Hills Road, on the south
by Fifth Street, on the east by the City limits, and on the west by Marguerite
Avenue (see attachment).
1. The Newport Beach Police Department provides
full police service to the area
1
of concern.
2. The Police Department facility is
mately 2.2 miles from the proposed
located at
project.
870 Santa Barbara Drive, approxi-
Average response times to calls
in the general area are:
Nonemergency calls
21.19
minutes
Alarm calls
4.34
minutes
Emergency calls
3.4 minutes
'
3. No.
I
I
4. Presently, no adverse impact is anticipated from the proposed project.
5. There are no current plans to expand the policy facility. with a factor of
2.2 persons per unit, the City will realize a population increase of 176.
This indicates our current staffing will need to be increased by .4 officers.
6. Due to increased traffic on Poppy, Fifth, and other residential streets,
there can be anticipated increases of traffic accidents (approximately 1 per
month). The proposed development must accompany roadway improvements to the
area.
If you need further information, please advise.
Sincerely,
' Charles R. Gross
Chief of Police
Randy Nakashima, Officer
Planning and Research
r,
Attachment
1';70 `,..Illy B.lihaa:1 L)IMI. Nevvpoli kv.uII
I -24
0
C D E F G
STATE OF CALIFORNIA—BUSINESS AND TRANSPORTATION AGENCY GEORGE DEUKMEJIAN, Governor
' DEPARTMENT OF TRANSPORTATION
DISTRICT 7, P.O. BOX 2304, LOS ANGELES 90051 gym
(213) 620-5335
IJuly 3, 1984
Notice of Preparation
Tentative Tract #11949
SCH #84061304
Mr. Pat Temple
' Planning Department
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92663
Dear Mr. Temple:
' We have reviewed the Notice of Preparation for the above
Tentative Tract and have determined that CALTRANS will not be
a Responsible Agency for this project.
' Traffic generated by this development may impact State highways
in the area; MacArthur Blvd. (Route 73) and Pacific Coast
Highway (Route 1). Your study should examine the present traffic
characteristics and indicate the effect of the proposed 84
residential units on future traffic circulation. Proposed miti-
gation measures for any identified negative impacts should also
' be included in your study.
Any questions may be directed to Leonard Cornett (213) 620-4524,
who will be the contact person for our agency.
Very truly yours,
W. B.IBALLANTINE, Chief
' Environmental Planning Branch
NOTICE OF PREPARATION OF A DRAFT EIR•
I
1
I
DATESrTW
HOM IT MAY CONCERN F hl: Planning Department
City of Newport Beach
6AZ wai�bL *44z/ 3300 Newport Boulevard
��. At, /0,0 •1014 1 i9g ' Newport Beach, CA 92663 3ff�
p ISIw OF WATER t'
PLEASE RETURN THIS -NOTICE WITH YOUR AGENCY'S COMMENTS BY July 23,1984
PROJECT TITLE: Tentative Tract #11949 Zone Change/Site Plan
PROJECT LOCATION: See attached description
DESCRIPTION OF PROJECT AND MAJOR LOCAL ENVIRONMENTAL ISSUFS-
See attached description and Maps
c
a
'
W
J
'
FhKbUN• PHONE:
Ms. Pat Temple Environmental Coordinator (7.14) 640-2197
DESCRIBE
/}SPECIFIC PERMIT AUTHORITY OF YOUR AGENCY RELATED TO THIS PROJECT:
/VC. lj� -
LIST SPECIFIC ENVIRONMENTAL CONCERNS: (Use additional pages as necessary)
DATE MAILED BY LEAD
AGENCY:
June 8, 1984
DATE RECEIVED BY
RESPONSIBLE AGENCY:
% RECEf:.
u�
//� //sH9N: Vl(a c3oZo��34L)
DATE RESPONSE RECEIVED
BY LEAD AGENCY:
TELE PH ONES:
COUNTY SANITATION DISTRICTS $ AREA 4 540-S91O
OF ORANGE COUNTY, CALIFORNIA �'�� 962-2411
P. 0. BOX 8127, FOUNTAIN VALLEY, CALIFORNIA 92728-8127
10844 ELLIS AVENUE (EUCLID OFF -RAMP, SAN DIEGO FREEWAY)
July 2, 1984
' City of Newport Beach
3300 Newport Boulevard
Newport Beach, California 92663
Attention: Pat Temple, Environmental Coordinator/Planning Department
Subject: Notice of Preparation of Draft EIR - Tentative Tract No. 11949
The proposed development of Tentative Tract No 11949 on 15 acres located
northerly of 5th Avenue between Narcissus and Poppy Avenues in the Corona del
Mar area have been reviewed by this agency. The 84 units proposed is consistant
with the District's previous planning for this area and adequate trunk sewer and
' treatment capacity will be available.
u
Thomas M. Dawes
Deputy Chief Engineer
' TMD/jm
rDM.1007/EIR
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SOUTHERN CALIFORNIAN COMPANY
ORANGE COUNTY DIVISION • P. O. BOX 3334, ANAHEIM, CALIF. 92993
June 11, 1984
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92663
Attn: Pat Tanple
Subject: Availability of Gas for Tent. Tract 11949
This letter is not to be interpreted as a contractual camnitment to
serve the proposed project, but only as an information service. Its
intent is to notify you that the Southern California Gas Canpany has
facilities in the area where the above -named project is proposed. Gas
service to the project could be provided from an existing main as
shown on the attached atlas sheet without any significant impact on
the environment. The service would be in accordance with the Canpany's
policies and extension rules on file with the California Public
Utilities Canmission at the time contractual arrangements are made.
The availability of natural gas service, as set forth in this letter,
is based upon present conditions of gas supply and regulatory
policies. As a public utility, the Southern California Gas Canpany is
under the jurisdiction of the California Public Utilities Commission.
We can also be affected by actions of gas supply or the condition
under which service is available, gas service will be provided in
accordance with revised conditions.
' Estimates of gas usage for non-residential projects are developed on
an individual basis and are obtained from our Market Services Staff by
calling (714) 634-3173.
' We have developed several programs which are available, upon request,
to provide assistance in selecting the most effective applications of
energy conservation techniques for a particular project. If you
desire further information on any of our energy conservation programs,
please contact this office for assistance.
Sincerely,
W.L. Blake b
Technical Supervisor
' DA/du i
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,:i �:�4 PORT BEACH i E DEPARTMENT
TMENT
1 l!. Bqa 1 75H - 175 32nd Strect
Newport Beach, California 92658-6915
(714)644-3603
July 10, 1984
Andi Adams
Vice President
Culbertson, Adams & Assoc.
26414 Marguerite Parkway, Suite C
Mission Viejo,'CA 92692
Andi:
The following are responses to your questionaire.
1. What types of services do we provide to the project area. We
provide both fire suppression and emergency medical services
to the project area.
2. When are the locations of the facilities distances and response
times to the project area - We respond from two different
locations for fires and one for emergency medical services.
The first responder to the area in question is located at 410
Marigold about 2 mile from the project that is 2 to 3 minutes
response. 3 men are assigned to that fire company. The
additional units responding to calls in Corona del Mar come
from our Fashion Island station located at 868 Santa Barbara
approximately 3 miles to the project site. The response time
would normally take 5 to 8 minutes. Responding to fire calls
from this station would be one pumper with 3 men,one ladder
ladder company with,4 men, one paramedic unit with 2 men and
one chief officer with his aid for a total of 14 personnel
on a first alarm fire response.
3. Are thereany current facility or service expansion plans? No.
4. Will the project negatively impact current services? As always
we could anticipate an increase of responses to any new area
when added to the current population. The area in question
borders a densely covered brush area and if we were to have a
fire in the brush area all the houses in the area become
exposures to the fire area. Our recommendations are to have
non-combustible roof coverings on all homes in the area. In
addition the streets are all dead end. We would like to make
sure our equipment could turn around at the street ends.
Adequate water supply and fire hydrant distribution should
be provided.
5. Will the project necessitate additional facilities or staff?
Not at this time
6. Are there any forseeable problems in serving the project?
Only those mentioned in question 4 above.
Sincerely,
Jttrzu•, tf
Fire C br•
Thomas C. Dailey
I
NOTICE OF PREPARATION OF A -DRAFT EIR-
DATE
TO: WHOM IT MAY CONCERN
FROM: Planning Department -
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
' PLEASE RETURN THIS NOTICE WITH YOUR AGENCY'S COMMENTS BY July 23,1984
■
■
PROJECT TITLE: Tentative Tract #11949 Zone Change/Site Plan
PROJECT LOCATION: See attached description
p
DESCRIPTION OF PROJECT AND MAJOR LOCAI. ENVIRONMENTAL ISSUES•
1984
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See attached description and Maps
cr•.
PHONE:
Ms. Pat Temple Environmental Coordinator (714) 640-2197
■
DESCRIBE SPECIFIC PERMIT AUTHORITY OF YOUR AGENCY RELATED TO THIS PROJECT:
LIST SPECIFIC ENVIRONMENTAL CONCERNS: (Use additional pages as necessary)
U
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The Corona del Mar Branch Library, located at 420 Marigold Ave., CdM, should
be able to serve the residents of the proposed 84 unit residential
development with current staffing levels.
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CONTACT PERSON: Judith M. Clark TITLE: Library Director PHONE: 640/2255-
DATE MAILED BY LEAD
AGENCY:
June 8, 1984
DATE RECEIVED BY
RESPONSIBLE AGENCY:
June 9, 1984
DATE RESPONSE RECEIVED
BY LEAD AGENCY:
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1
11 rn �1•I � �
NONSTATUTORY ADVISEMENT ECE:I": y, ,! 1 M.4
File No. To: From:
WHOM IT MAY CONCERN Planning Department
City of Newport Beach
3300•Newport Boulevard
Newport
PLEASE RETURN THIS NOTICE WITH YOUR COMMENTS BY July 23,1984
PROJECT TITLE:
Tentative Ttact #11949 Zone Change/Site Plan
PROJECT LOCATION:
See attached description
• •• •1 • • • -:---see -attached. description and Maps.
DESCRIBE SPECIFIC PERMIT AUTHORITY OF YOUR AGENCY RELATED TO THIS PROJECT
LIST SPECIFIC ENVIRONMENTAL CONCERNS:
CONTACT PERSON
TITLE
�EiA131£T NALPAGES AS NECESSARY):
Y�
✓(! Ana°nor"E� �•9
99 L1
y r 1
PHONE
DESCRIBE SPECIFIC AREA OF EXPERTISE/INTEREST:
LIST SPECIFIC EN%IRONMENTAL CONCERNS (USE ADUITIDNAL PAGES AS NECESSARY):
%ek - Tl� �J �TG�IkIIr� fZexelco
i•C�'�ifi�l,�j �1l�tj�rr� lL:��ic�/ C�•c�>•:' �4r'/f�lz;/zly �;v�(h/r- �•< <�'
z CONTACT PE ON TITLE PHONE
17
DATE MAILED BY
DATE RECEIVED BY RESPON-
DATE RECEIVED BY
DATE RESPONSE
LEAD AGENCY
SIBLE AGENCY WHERE APPLICABLE
INTERESTED PARTY, "
RECEIVED BY T
•
LEAD AGENCY
June 8, 1984
('d it:ld I�r //ff�j�n;;•c 1Z' Vic- /,nC lkp�� rt Ext rtKi. (l,-'!/ /l/
�'��� /fAei {�/ij'GCti: D {� f/fie CCY-O.2`l�,'cyn �t/�1 �l 1/L�;� c. /gy 7
NONSTATUTORY ADVISEMENT
From:
1
File �o. To:From:
IT MAY CONCERN Planning Department
.r 1 City of Newport Beach
1' alNewport Beach- CA C)96rl
3300 Newport Boulevard
IOFSpR NGE COU`1TY I PLEASE RETURN THIS NOTICE WITH YOUR COMh1EPITS BY July 23, 1984
.i
PROJECT TITLE:
Tentative Tiact 111949 Zone Change/Site Plan
PROJECT LOCATION:
10
See attached description s
DESCRIPTION OF PROJECT AND MAJOR LOCAL ENVIRONMENTAL ISSUES a 3Fo g
a
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::;,:: ;.See, attached -description and Malts:
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DESCRIBE SPECIFIC PERMIT•AUTHORITY OF YOQR AGENCY RELATED TO THIS PROJECT
A o
LIST SPECIFIC. ENVIRONMENTAL CONCERNS: , (USE AUDTTIOPfAL PAGES AS NECESSARY) :
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CONTACT PERSON _ TITLE PHONE
DESCRIBE SPECIFIC AREA OF EXPERTISE/INTEREST:
LIST SPECIFIC ENVIRONMENTAL CONCERNS (USE AD MDNAL PAGES AS NECESSARY):
W
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CONTACT PERSON '• TITLE '' PHONE •'
z
_bA ePA i A .:2rn v i �Pr.1o4&AA.A IPlanm r 1934- 6712
V
DATE MAILED BY DATE RECEIVED BY RESPON- DATE RECEIVED BY DATE RESPONSE
LEAD AGENCY SIBLE AGENCY WHERE APPLICABLE INTERESTED PARTY,'' RECEIVED BY T
June 8, 1984cy
LEAD AGENCY
�vED
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N04STATUTORY ADVISEMENT _
File No. To: From:
WHOM IT MAY CONCERN Planning Department
City of Newport Beach
.. •. • 3300• Newport Boulevard
New
PLEASE RETURN THIS NOTICE WITH YOUR COMMENTS BY July 23,1984
PROJECT TITLE:
Tentative T1act #11949 Zone Change/Site Plan
PROJECT LOCATION:
See attached description
DESCRIPTION OF PROJECT AND MAJOR LOCAL ENVIRONMENTAL ISSUES
See, attached description and Maps
SPECIFIC PERMIT AUTHORITY OF YOUR AGENCY RELATED TO THIS PROJECT
LIST SPECIFIC ENVIRONMENTAL CONCERNS: '. (USE AUDTMMAL PAGES AS NECESSARY):
CONTACT PERSON .': • . TITLE
PHONE
IE SPECIFIC AREA OF•EXPERTISE/INTEREST: Our primary. interest is the
t trend and cummulative effects of this project '&i. the quali
<., os+n'hlinhP.d.residential.neiRhbOrhOOd and the
LIST SPECIFIC ENVIRONMENTAL CONCERNS (USE ADDITIDNAL PAGES -AS NECESSARY):
Cummulative effects,traffic, aesthetics, noise and housing trend.
We hereby request notice of all meetings that are open to -the public,
at which this project will be discussed, including but not limited to,
Citixl:ns Environmental Quality Comm.tPlanning Comm. -study sessions and
meel;ings.i•`G:ity Council study. •sessions. and meetings, We•.wish4 to work'
with-*idi city eaz:ly•in the-•plantring sj:ager,. t,'p�proXida•inplzt.•into_`-thw
project miiigatioii measures.' 7thank you for this opportunity to
CONTACT PERSON - TITLE PRUNE
Debra Allen (B„A^nI,and ugilPlanning1 . Assn. 1021)White9264
9ails, CdM, CA
DATE MAILED BY DATE RECEIVED BY RESPON- DATE RECEIVED BY DATE'RESPONSE
LEAD AGENCY SIBLE AGENCY WHEN .APPLICABLE INTERESTED PARTY,;' RECEIVED BY Tf
LEAD AGENCY
June 8, 1984 `
8 RECEIVED
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Fifth Avenue - Tentative Tract 11949
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Traffic Study ri41
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Transportation Planning. Troffio Engineering
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�Cuu��.u�arn v4ssociates
Transportation Planning *Traffic Engineering
October 25, 1984 '
Ms. Andi Adams
Culbertson, Adams and Associates
26141 Marguerite Parkway, Suite C
Mission Viejo, CA 92692
Dear Ms. Adams:
We are pleased to present this traffic impact analysis for
the Fifth Avenue -Tentative Tract No. 11949 residential
project. This analysis is 'in accordance with the
requirements of the City of Newport Beach Traffic Phasing
Ordinance and also discusses site parking and access. We
trust that this report will be of immediate as well as
continuing value to the City of Newport Beach.
Should you have any questions, or if we can be of further
assistance, please do not hesitate to call.
Sincerely,
KUNZMAN ASSOCIATES
William Kunzman, P.E.
#532a
4664 6arranca Parkway s Irvine, CA 92714 r [7141 559-4231
I
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Fifth Avenue - Tentative Tract 11949
Traffic Study
�uUo m IAnociates
Transportation Planning *Traffic Engineering
TABLE OF CONTENTS
Section Page No.
1. Project Description ..................................... 1
2. Project Traffic Generation .............................. 2
3. Project Traffic Distribution and Assignment ............. 4
4. One Percent Intersection Analysis ....................... 5
5. Intersection Capacity Utilization Analysis .............. 9
6. Intersection Improvements......................0........11
7. Other Traffic Considerations ............................13
Appendices
Appendix A - One Percent Traffic Volume
Analysis Work Sheets
Appendix'B - Intersection Capacity Utilization
Analysis Work Sheets
Appendix C - Intersection Capacity Utilization
Intersection Improvements
II
II
li
LIST OF TABLES
Table No. Title Page No.
1 Trip Generation ............................. 3
2 One Percent Analysis Summary ................ 6
3 Committed Projects 8
4 Intersection Capacity Utilization
for Critical Intersections ..................10
5 Intersection Capacity Utilization
with Improvements ...........................12
6 One -Way Trip Lengths by Land Use ............14
LIST OF FIGURES
Following
Figure No. Title Page No.
1 Vicinity Map ................................. 1
2 Site Plan .................................... 1
3 Project Traffic Distribution
and Assignment ............................... 4
D
1. PROJECT DESCRIPTION
Project Location
The 15 acre project site is located on the northerly side of 5th
Avenue between Narcissus Avenue and Poppy Avenue in the City of
Newport Beach. Figure 1 illustrates the project location.
Proposed Development
�. The project consists of 80 single family detached dwelling units
on individual lots. The development includes the extension of
Narcissus, Orchid, Poinsettia and Poppy Avenues where they will
end in cul-de-sacs within the project site. Three alleys are
also proposed - one easterly of Narcissus, one easterly of
Orchid, and one easterly of Poinsettia. Figure'2 shows the
proposed site plan.
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Figure 1
.,.-.--.L-- ••--
1..N..D..,.�., .. ♦aAVl.11A lliJ
iI
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iI
w mamw r"" wow w w w ti■t s m Imsts MONO w
Figure 2
Site Plan
M.
y,Ao.1Y pM
A
--i F-irj; iF
1 11, ir 1[ 1. 1
0(un3mon (Anociates
1• 1
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2. PROJECT TRAFFIC GENERATION
AI
The traffic generated by a site is determined by multiplying an
appropriate trip generation rate by the quantity of land use.
Trip generation rates are expressed in terms of trip ends per
person, trip ends per employee, trip ends per acre, trip ends per
dwelling, or trip ends per thousand square feet of floor space.
For this study, trip generation rates were agreed upon by the
City of Newport Beach. Table 1 provides trip generation
information.
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Table 1
TRIP GENERATION
PM Peak Hour
2.5 Hour PM Peak
In
Out
In
Out
Land Use
Daily
Trip Rate:
Single Family
Residential
0.7
0.4
1.4
0.8
13
Trips Generated:
80 Dwellings
56
32
112
64
1,040
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3. PROJECT TRAFFIC DISTRIBUTION AND ASSIGNMENT
Traffic distribution and assignment is based on the directional
orientation of traffic and the specific roadway network. It is
based on the geographical location of residential, commercial,
business, and recreational opportunities.
Traffic distribution and assignment was approved by the City of
Newport Beach staff. Figure 3 illustrates project traffic
distribution and assignment.
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Figure 3
8%
Traffic Distribution And Assignment
40%
2%
5%
p���
an I°a uI Hills
R°a d
e�
5%
Sam
45%
9
m
>
Y
10 %
d1
1
Harbor View Drive
°I
m
,I
a •
25%1
2
9
55%
5th Avenue
80 % '
Site i
A
d�ffjc
�
b
o
e°
25% a
u
a'
Legend
asf
Q
10 • Percent
of Project Traffic
10
a
e
m` —
`G 10%F
v
z u
c
O
a
�ltUl1�{}1QN
VFSSO�IQfCS
10%
4. ONE PERCENT INTERSECTION ANALYSIS
Five critical intersections were analyzed as identified by City
staff. Table 2 lists the five intersections, and provides a
summary of the One Percent Traffic Volume Analysis. Appendix A
contains the calculation sheets. Two intersections have the one
percent volume criteria exceeded and are as follows:
MacArthur Boulevard/San Joaquin Hills Road
Coast Highway/Marguerite Avenue
The purpose of the One Percent Traffic Volume Analysis is to
establish whether the project adds a volume that is greater than
one percent of a critical intersection's peak period approach
volume. If less than one percent is added during the peak period
to all approach legs of a critical intersection, then no further
analysis is necessary as specified in the Traffic Phasing
Ordinance.
As part of the one percent analysis, regional growth and
committed projects are included. Volume projections are made to
a point in time one year after the project completion. This
project's completion date is 1985, and traffic volumes are
projected to 1986. Regional traffic has been forecasted in
accordance with City procedures, and committed project traffic
includes those projects listed in Table 3.
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Table 2
ONE PERCENT ANALYSIS SUMMARY
One Percent
of Projected
Project 2.5 Hour
Intersections
2.5 Hour
Project 2.5 Hour
Peak Volume
Analyzed
Peak Volume
Peak Volume
Over One Percent
MacArthur Blvd.
at San Joaquin
Hills Rd.
Yes'
Northbound
24
3
Southbound
45
45
Eastbound
22
9
Westbound
9
28
Coast Highway at
Avocado Ave.
No
Northbound
6
--
Southbound
1
--
Eastbound
41
28
Westbound
29
16
Coast Highway at
MacArthur Blvd.
No
Northbound
--
--
Southbound
27
--
Eastbound
38
28
Westbound
38
16
Coast Highway at
Marguerite Ave.
Yes
Northbound
7
--
Southbound
7
16
Eastbound
53
39
Westbound
35
6
Coast Highway at
Goldenrod Ave.
No
Northbound
3
--
Southbound
2
--
Eastbound
50
28
Westbound
33
16
N
Table 3
COMMITTED PROJECTS
Project Name
1, Hughes Aircarft #1
2. Hoag Hospital
3. Far West Savings and Loan
4, Pacesetter Homes
5. Aeronutronic Ford
6. Back Bay Office
7. Boyle Engineering
8. Cal Canadian Bank
9. Civic Plaza
10. Corporate Plaza
11. Koll Center Newport
12. MacArthur Court
13. National Educational Office
14. North Ford
15. Orchard Office
16. Pacific Mutual Plaza
17. 3701 Birch Office
18. Newport Place
19. Shokrian
20. Bank of Newport
21. Bayside Square
22. Sea Island
23. Haywood Apartments
24. Harbor Point Homes
25. Roger's Gardens
26, Seaview Lutheran Plaza
27. Rudy Baron
28. Qual Business Center
29. 441 Newport Boulevard
30. Martha's Vineyard
31. Valdez
32. Coast Business Center
33. Koll Center NPT No. 1 TPP
34. See Projects 340 to 343
35. Ross Mollard
36. Banning/Newport Beach
38. Park Lido
39. Hughes Aircraft #2
40. Heritage Bank
41. Flagship Hospital
42. Big Canyon 10
43. Fun zone
44. Marriott Hotel
7
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Table 3 (Continued)
COMMITTED PROJECTS
Project Name
45.
St. Andrews Church
46.
YNCA
47.
Allred Condominiums
48.
Morgan Development
49.
Four Seasons Hotel
50.
University Athletic Club TPP 4 EMKAY
51.
Block 400 Medical
52.
Sheraton Expansion
53.
See Project 530 to 533
54.
Amendment No. 1 McArthur Court
55.
National Education (RVSD)
56.
Amendment No. 2 Ford Aero
57.
Carver Granveill Office
58.
Corona Del Mar Homes
59.
Big Canyon Villa Apartments
60.
61.
1400 Dove Street
1100 Quail Street
62.
Heltzer Medical Office
63.
Koll Center TPP Amendment 4A
340.
Amendment No. 1 Ford Aero
341.
Amendment No. 1 Ford Aero
342.
Amendment No. 1 Ford Aero
343.
Amendment No. 1 Ford Aero
530.
Amendment No. 1 North Ford
531.
Amendment No. 1 North Ford
532.
Amendment No. 1 North Ford
533.
Amendment No. 1 North Ford
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5. INTERSECTION CAPACITY UTILIZATION ANALYSIS
For the two intersections exceeding the one percent criteria as
identified in Table 2, their respective intersection capacity
utilizations (ICU) can be found in Table A.
Once the growth, committed, and project traffic are added
together, one intersection will operate at 90 percent or less
ICU, and one intersection will operate at more than 90 percent.
The intersection operating in excess of 90 percent will do so
without project traffic being added. This intersection will
require further analysis for recommended mitigation measures to
reduce its intersection capacity utilization. The following
section discusses recommended mitigation measures for the one
intersection which exceeds 90 percent intersection capacity
utilization.
[1
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Table 4
INTERSECTION
CAPACITY UTILIZATION FOR
CRITICAL INTERSECTIONS
Existing
Existing Plus
Plus Growth,
Existing
Growth and
Committed
Utilization
Committed
and Project
Mitigation
Intersection
Capacity
Traffic
Traffic
Needed
Coast Highway/
Marguerite_
.9350
1.0635
1.0654
Yes
MacArthur/
San Joaquin
Hills
.7515
.8608
.8649
No
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6. INTERSECTION IMPROVEMENTS
I
There is one intersection that will operate above 90 percent of
capacity. This intersection will exceed 90 percent prior to
project traffic being added.
—
In accordance with the Traffic Phasing Ordinance, mitigation
measures must be recommended so that this intersection will
operate at 90 percent or less during the evening peak hour.
Table 5 lists the one intersection along with its respective
intersection capacity utilization values and necessary
improvements. , Appendix C contains the intersection capacity
utilization calculations with recommended improvements.
Coast Highway and Marguerite Avenue
The addition of a third eastbound through lane reduces the
intersection capacity utilization to below 90 percent. This
improvement will require the removal of parking along the south
side of Coast Highway.
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Table 5
INTERSECTION CAPACITY UTILIZATION WITH IMPROVEMENTS
Intersection Capacity
Utilization
Without With
Intersection
Improvement Improvement
Improvement
Coast Highway/
Marguerite Ave.
1.0635 .8788
(1) Addition of
third eastbound
through lane.
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7. OTHER TRAFFIC CONSIDERATIONS
This section discusses internal design guidelines for residential
development, average trip length and vehicle miles of travel.
Internal Design Guidelines for Residential Development
The internal roadway design for this project has been reviewed
and found satisfactory.
1. Cul-de-sacs should not exceed 1,000 feet in length to
facilitate emergency access.
2. Long straight roadway stretches should be avoided to
discourage excessive speeds and thereby reduce safety
hazards.
3. Street grades should not exceed 15 percent.
4. STOP signs should be installed on all project streets as
they approach 5th Avenue,
Average Trip Length
LARTS data by CalTrans suggests a 6.9 mile per trip average for
residential trips as can be seen in Table 6. This estimate
appears to be appropriate for the project site.
Vehicle Miles of Travel
Based upon the 6.9 mile average trip length discussed above, the
proposed project will generate approximately 7,180 vehicle miles
of travel daily. It should be noted that the vehicle miles of
travel estimated above are not directly indicative of the air
pollutant loading that will result from this project. The future
users of this site exist today and probably live in this air
basin. By relocating, their current pollutant emissions will
probably remain almost constant, on an overall basis, and simply
be displaced. Additionally, vehicle miles of travel are not
directly proportional to air pollutant emissions. Other factors
including cold starts, speed of travel, congestion, and vehicle
age and maintenance strongly influence emission rates.
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Table 6
ONE-WAY TRIP LENGTHS BY LAND USE
Land Use
Trip
Length Miles
Residential
6.9
Commercial
3.5
Employment
9.8
(estimated)
High School
2
(estimated)
Elementary School
1
(estimated)
All Trips
7.2
SOURCE: Los Angeles Regional Transportation
Associates.
* LARTS data indicated the home -to -work trip is 10.5
miles and all "other" trips to place of employment
is 8.3 miles. The 9.8 assumes two work trips for
each "other" trip.
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IAPPENDICE!
I Appei
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APPENDIX A
IONE PERCENT TRAFFIC VOLUME ANALYSIS WORK SHEETS
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1% Traffic Volume Analysis
Intersection MacArthur Boulevard @ San Joaquin Hills Road
(Existing Traffic Volumes based on Average inter Spring 19 _
Approach
Direction
Existing
Peak 2� Hour
Volume
Peak 211 Hour
Regional
Growth
Volume
Approved
Projects
Peak 2h, Hour
VoJume
Projected
Peak 2h Hour
Volume
1% of Projected Project
Peak 21i Hour Peak 2� Hour
Volume Volume
Northbound
1932
7
458
2397
24 3-
Southbound
3862
9
606
4477
45 45
Eastbound
1887 I -
328
2215
22 9
Westbound
861 -
57
918
9 28
Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
❑X Peak 22 Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
5th Avenue - Tentative Tract 11949 DATE: July 11, 1984
PROJECT:
FORM I
1% Traffic Volume Analysis
Intersection Coast Highway @ Avocado Avenue
(Existing Traffic Volumes based on AverageWinter-7Tp-Rn-J7984
_
Peak 2y Hour
Approved
Approach
Existing Regional
Projects Projected
15 of Projected Project
Direction
Peak 2y Hour I Growth
Peak 2y Hour Peak 24 Hour
Peak 21f Hour Peak 2�, H�
Volume Volume
Volume Volume
Volume Vol
Northbound
442 -
125
567
6 -
Southbound
35
48
83
1 1 -
Eastbound
3523
29
550
4102
41 2$
Westbound
2562
21
358
2941
29 16
® Project Traffic is estimated to be less than 1% of Projected
Peak 2h Hour Traffic Volume
O Project Traffic is estimated to be greater than 1% of Projected
Peak 2h Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
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5th Avenue - Tentative Tract 11949 DATE: July 11, 1984
PROJECT:
FORM I
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1% Traffic Volume Analysis
Intersection Coast Highway @ MacArthur Boulevard
(Existing Traffic Volumes based on Average inter Spring 19 _
Approach
Existing
Peak 2� Hour
Regional
Approved
Projects
Projected
1:; of Projected j Projczt
Direction
Peak 2h Hour
I Growth
Peak 2� Hour
Peak 2� Hour
Peak 211 Hour j Peak 2, Hour
Volume
Volume
Volume
Volume
Volume Vole-e
j Northbound
Southbound
2P77
8
454
2739
27 -
Eastbound
3143 26
626
3795
38 28
Westbound
i
3224 37
509
3770
38 16
® Project Traffic is estimated to be less than 1% of Projected
Peak 22 Hour Traffic Volume
O Project Traffic is estimated to be greater than 1% of Projected
Peak 22 Hour'Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
5th Avenue - Tentative Tract 11949
1 PROJECT:
July 11, 1984
FORM I
1% Traffic Volume Analysis
Intersection Coast Hi hway @ Marguerite Avenue
(Existing Traffic Volumes ase on verage Winter/Spring 19 _
Approach
Direction
Existing
Peak 24 Hour
Volume
Peak 24 Hour
Regional
Growth
Volume
Approved
Projects
Peak 2� Hour
Volume
Projected
Peak 21 Hour
Volume
1:: of Projected Project
Peak 2h Hour Peak 2� Ho
Volume Volume
Northbound
724
_
3
727
7 -
southbound
704
-
8
712
7 16
Eastbound
4463
52
768
5283
53 39
Westbound
3000
35
495
3530
35 6
Project Traffic is estimated to be less than 1% of Projected
Peak 2k Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2k Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
5th Avenue - Tentative Tract 11949
July 11, 1984
PROJECT:
FORM I
1% Traffic Volume Analysis
Intersection Coast Hi hwa @ Goldenrod
(Existing Traffic Volumes ase on verage inter Spring 19 _
Peak 2� Hour
Approved
Approach
Existing
Regional
Projects
Projected
li; of Projecte Project
Direction
Peak 2> Hour
Growth
Peak 21, Hour
Peak 2� Hour
Peak 21; Hour Peak 2§ Hour
Volume
Volume
Vo)ume
Volume
Volune Volume
Northbound
231
-
21
252
3 -
sorthbound
166
-
0
166
2 -
Eastbound
4148
48
801
4997
_
50 28
Westbound
2755
32
494
3281
33 _ 16
® Project Traffic is estimated to be less than 1% of Projected
Peak 2z Hour Traffic Volume
Project Traffic is estimated to be greater than 1% of Projected
Peak 2, Hour Traffic Volume. Intersection Capacity Utilization
(I.C.U.) Analysis is required.
5th Avenue Tentative Tract 11949
PROJECT:
July 11, 1984
FORM I
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APPENDIX B
INTERSECTION CAPACITY UTILIZATION
ANALYSIS WORK SHEETS
I
INTERSECTION CAPACITY UTILIZATION ANALYSIS
Intersection MacArthur Boulevard @ San Joaquin Hills Road
( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1984)
Movement
EXISTING
PROPOSED
EXIST.
PK.HR.
EXIST.
V/C
REGIONAL
GROWTH
COMMITTED
PROJECT
PROJECTED
V/C Ratio
Project
we
VolYol ume
PROJECT
V/C Ratio
Lanes Cap.
Lanes Cap.
Vol.
Ratio
Volume
Volume
Vol
Volume
NL
1600
40
.0250*
7
.0294*
1
.0300*
NT
3200
811
.2556
3
224
.3266
1
.3269
NR
7
SL
3200
399
.1247
1
30
.1344
20
.1406
ST
3200
1319
.4122*
3
197
.4747*
2
.4753
SR
N.S.
190
-
73
-
-
EL
3200
481
.1503*
117
.1869*
.1869*
ET
4800
310
.0783
36
.0894
4
.0904
ER
66
17
1
WL
1600
19
.0119
.0119
.0119
WT
4800
161
.0640*
15
.0698* 1
2
.0727
WR
146 J
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YELLOWTIME 1000* .1000* .1000*
EXISTING INTERSECTION CAPACITY UTILIZATION .7515
EXISTING PLUS C"ITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. .8608
EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PRDJECT I.C.U. .8649
® Projected plus project traffic I.C.U. will be less than or equal to 0.90
Projected plus project traffic I.C.U. will be greater than 0.90
❑ Prbjected plus project traffic I.C.U. with systems improvement will be
less than or equal to 0.90 .
---------------- -------- ------- - - - - - -
Description of system improvement:
5th Avenue - Tentative Tract 11949 DATE: July 11, 1984
PROJECT FORM II
INTERSECTION CAPACITY UTILIZATION ANALYSIS
Intersection Coast Highway @ Marguerite Avenue
( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1984)
Movement
EXISTING
Lanes Cap.
PROPOSED
Lanes Cap.
EXIST.
PK.HR.
Vol.
EXIST.
V/C
Ratio
REGIONAL
GROWTH
Volume
CON41TTED
PROJECT
Volume
PROJECTED
V/C Ratio
w/o Project
Volume
PROJECT
Volume
PROJECT
V/C Ratio
NL
1600
110
.0688
1
.0694
.0694
NT
1600
107 1
.1206*
.1206*
.1206*
NR
86
SL1600
136
08 0*
3
*
ST
1600
100
.1094
.1100
.1150
SR
75
1
8
EL
1600
48
.0300
1
5
.0338
14
.0425
ET
3200
1876
.5863*
22
381
.7122*
6
.7141*
ER
1600
88
.0550
1
3
.0575
.0575
NL
1600
69
.0431*
1
.0438*
.0438*
WT
3200
1037
.3409
12
251
.4253
3
.4263
WR
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YELLOWTIME
.1000*
.1000* ; 1
1 1
.1000*
EXISTING INTERSECTION CAPACITY UTILIZATION
.9350
EXISTING PLUS COMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. 1.0635
EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U.
4
7
F
Projected plus project traffic I.C.U. will be less than or equal to 0.90
Projected plus project traffic I.C.U. will be greater than,0.90
Projected plus project traffic I.C.U. with systems improvement will be
less than or equal to 0.90
Description of system improvement:
II
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5th Avenue - Tentative Tract 11949 DATE: July 119 1984
PROJECT FORM II I
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APPENDIX C
INTERSECTION CAPACITY UTILIZATION
INTERSECTION IMPROVEMENTS
i
INTERSECTION CAPACITY UTILIZATION ANALYSIS
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Intersection Coast Highway @ Marguerite Avenue
( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1984)
Movement
EXISTING
PROPOSED
EXIST.
PK.HR.
EXIST.
V/C
REGIONAL
GROWTH
COMMITTED
PROJECT
PROJECTED
V/C Ratio
w/o Project
PROJECT
Volume
PROJECT
V/C Ratio
Lanes Cap.
Lanes Cap.
Vol.
Ratio
Volume
Volume
Yolume
NL
1600
110
.0688
1
.0694
.0694
NT
1600
107
.1206*
.1206*
.1206*
NR
86
SL
1600
136
.0850*
*
*
ST
1600
100
.1094
•.1100
.1150
SR
75
1 J8
EL
1600
48
.0300
1
5
.0338
14
.0425
ET
3200
4320
1876
.5863*
22
1381
.7122*
.6
1 .5289*
ER
1600
88
.0550
1
3
.0575
.0575
WL
1600
69
.0431*
1
.0438*
.0438*
WT
3200
1037
.3409
12
251
.4235
3
.4263
WR
54 J
1
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YELLOWTIME 1000* .l000* .1000*
i
EXISTING INTERSECTION CAPACITY UTILIZATION .9350 1 1 l
EXISTING PLUS COMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U.f 1.0635 i
EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 8788
' ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90
' ❑ Projected plus project traffic I.C.U. will be greater than 0.90
II
II
[� Projected plus project traffic I.C.U. with systems improvement will be
less than or equal to 0.90
Description of system improvement:
Addition of third eastbound through lane (only 70 percent of new lane's
' capacity utiliz6d).
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5th Avenue - Tentative Tract 11949 DATE: July 11, iqu
PROJECT FORM II
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O<utnru (Ancetates
Transportation Planning * Traffio Engineering
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' C Biological Survey
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BUCK GULLY
A brief survey of Upper Buck Gully was conducted on the morn-
ing of May 31, 1984. The day was warm and overcast with a
light breeze. The canyon trends in a general northeasterly
direction from the coast.
The lower end of the canyon, at Fifth Avenue is highly dis-
turbed, supporting such weedy species as bindweed, (Convulvu-
lus Orvengis) castor bean (Ricinus), and wild mustard (Bras-
sica Spp). A significant portion of the westerly sine or the
canyon has previously been graded and planted with ice plant.
This has been invaded by the above mentioned weedy species
and, to a lesser extent by native species such as prickly pear
(Opuntia LiHoralis) and encelia (Encelia California) typical
of the coastal sage scrub community. There are pockets of
relatively well developed coastal sage scrub in a number of
locations on the westerly slopes at the lower end of the
canyon. North of the planted area are areas of disturbed
grassland and coastal sage scrub. There is also a very small
area of chamise chapparal dominated, of course, by chamise
(Adenostoma Fasciculatum). Further north, towards San Joaquin
Hills Road, the slopes are in a more natural state and are
almost completely covered in well developed coastalsage scrub
with such species as buckwheat (Fuigo num fasccuilatum),
11
sagebrush (Artemisia Calitorniea) and black sage (Salvia
midlitera).
A well developed riparian area exists along the base of the
canyon, extending up the sides of the canyon where small
tributaries carry runoff down from the adjacent housing tract.
Present are such typical riparian vegetation such as willows
(Salix sp) and cat tails (Typria) just north of Fifth Avenue,
the flow of water is partially blocked, causing formation of
somewhat of a sink, with species typical of more alkaline
conditions such as Atriplex (Saltbush), Salicornia (Pickle -
weed) and Cyperus (Sedges).
To a large extent, the easterly side of the canyon appears to
have been grazed, resulting in regrowth of weedy and adventitious
species in these areas. A few areas of the easterly slope are
still relatively prestine supporting a thick growth of chap-
paral with such species as monkeyflowers (Mirulus aurantiacus),
gooseberry (Ribes) and laurel sumae (Rhus Lauriha). This
community is particularly well developed in the area opposite
the end of Inlet Isle Drive.
No floral species known to be rare, endangered or of otherwise
high interest were observed to exist on the site. However,
due to the extreme dryness of the previous winter and the
brief nature of the survey, it is possible that certain
species might be found at a later date. These include:
1
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A
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-2-
Dudleya Stolonitera - Laguna Beach live forever, found on
cliffs in coastal sage scrub. If present, this would
most likely occur in the steep well developed sage scrub
at the northerly end of the survey area has previously
been identified in Newport Beach.
Dudleya Multicaulis - Less likely, but possible in dry
stony areas, coastal sage scrub and chapparal.
Dudleya Blochmaniae ssp Breritolia - Possible on dry
stony places near coast.
Chorizontne Staticoides (Turkishruggts) - Dry slopes and
flats
Harpagenella Pa-lmeri (or Pectocarya Palmeri) (Palmer's
grappley hook) - Dry slopes, possible, but not recently
found in the immediate area.
Although distrubed, the survey area supports a number of well
developed plant communities. The year round water source and
high degree of flora species diversity provide a high quality
habitat for faunal species. Those observed or known to be
present on the basis of direct evidence such as scat or tracks
include coyote, jackrabbit and ground squirrel. Local
residents have indicated seeing numerous other mammalian
species including fox anddur. The numerous small rodents on
II
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site would provide prey for raptors such as the red tailed
hawk observed on site.
Buck Gully is important not only for its onsite habitat but
for its function as a corridor to Lower Buck Gully, Morning
Canyon and the ocean. Any further development should maintain
this corridor, and the existing water course and riparian area
should be maintained in as natural a state as possible. Prior
to any alteration of natural slopes the dense coastal sage
scrub at the northerly end of the study area should be
surveyed in detail to verify the absence of endangered
species. Should any such species be found, appropriate measures
should be taken at that time.
-4-
Cactaceae
Opuntia sp.
(Littoralis)
Cucurbstaclea
Cucurbita Focfidissima
Anacordra Ceae
Comp
Rhus laurina
Rhus Iatgritolic
Encelia calitornica
Eriophyllum contertiflorun
Layia plateyglosson
Baccharis glutinose
Ambrosia psifostaelixa
Artemisia
Eriogonum fasiculatum
alicornia
Isomeris arboea
Rshes
Adenostoma fase
Artemisia californica
Sabria Melbfera
ap
Arean sp
Bromus Diandrus
Mot s
Polypogon Monspielienns
Frankenia gronditlora
Caress
Prickly pear
Gound
Tydy tips
Mull fat
ragweed
Sagebrush
Pickleweed
Bladder pod
Gooseberry
Chanise
Sagebrush
Black Sage
W1
Oat
Bromegrass
Polygonaceae
Comp.
Labratea
Poaceae
Rabbit Foots Grass
Alkali Hiatr
Sedge
-5-
Typhulat
umex crispus
Mineulas aurant
Phacelia distans
Cattails
Dock
Monkey flower Scraph
Phacelia
Ambrosia
Ragweed
Compost.
Gasoul
La plart
Opuntia littoralis
Cactaceae
Cucurbita foetidissima
Gourd
Cucurbitaceae
Rhus laurina
Anacardiaceal
Rhus orata
Anacondiaceae
Toxicodendron diversiloba
Poison Oak
Anacardiaceae
Encelia
Compositae
Eriophyllum
Compositae
Salix spp
Salicaceae
Sambuccus Mexicans
Capritoliaceae
Malra parflora
Malraceae
Nicotiana glauca
Solanaceae
Solanum
Solanceae
Ricinus Communis
Castor bean
Euphorbiaceal
Raphanus satirus
Radish
Brassica
Mustard
Chrvsantuemum Coir
Convulvulus Arvensis bindweed Convalvalae
Eupborbia Supore Spurge
Marrubiumvulgare Horehound
Atriplex Semibae Salt bush Clienopod
Ribes Gooseberry
Lokes Scopanius Deerweed
-6-