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HomeMy WebLinkAbout12 - Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249)Q �EwPpRT CITY OF O � z NEWPORT BEACH <,FORN'P City Council Staff Report April 27, 2021 Agenda Item No. 12 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Seimone Jurjis, Community Development Director - 949-644-3232, sjurjis@newportbeachca.gov PREPARED BY: Matt Schneider, Principal Planner mschneider@newportbeachca.gov PHONE: 949-644-3219 TITLE: Resolution No. 2021-36: Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249) ABSTRACT: For the City Council's consideration is a Call for Review by Mayor Avery of the Planning Commission's February 18, 2021, decision to approve a mixed-use development project consisting of 35 residential dwelling units, including three affordable housing units, and an 11,266 -square -foot boutique auto showroom, located at 2510 and 2530 West Coast Highway. RECOMMENDATION: a) Conduct a de novo public hearing; b) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -fill Development Projects) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and c) Adopt Resolution No. 2021-36, A Resolution of the City Council of Newport Beach, California, Upholding the Planning Commission's Approval of Coastal Development Permit No. CD2019-062, Site Development Review No. SD2019-003, Conditional Use Permit No. UP2019-054, Tentative Parcel Map No. NP2020-013, and Affordable Housing Implementation Plan No. AH2O21-001 for a Mixed -Use Project Located at 2510 and 2530 West Coast Highway (PA2019-249); or d) Direct staff to return with a Resolution reversing or modifying the Planning Commission's approval of Coastal Development Permit No. CD2019-062, Site Development Review No. SD2019-003, Conditional Use Permit No. UP2019-054, Tentative Parcel Map No. NP2020-013, and Affordable Housing Implementation Plan No. AH2O21-001 for a mixed-use project located at 2510 and 2530 West Coast Highway (PA2019-249). 12-1 Resolution No. 2021-36: Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249) April 27, 2021 Page 2 DISCUSSION: Prosect Setting and Description The subject property is located within the Mariners' Mile area and is approximately 0.98 acres in size. The property is currently developed with a vacant marine sales use. The existing site consists of five contiguous parcels and is bound by Avon Street to the north, West Coast Highway to the south, a day care facility to the east and retail and vehicle sales uses to the west. The site takes vehicular access from both streets. 12-2 VICINITY MAP ALA ubject Prope _ xr� Rw + � T y } GENERAL PLAN ZONING 1 H �`` ,a _ 1Rlayne Park v 77 12-2 Resolution No. 2021-36: Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249) April 27, 2021 Page 3 The existing marine sales use was originally established at 2510 West Coast Highway in 1960 and expanded into the adjacent 2530 West Coast Highway location in 2001. The site is developed with two office buildings, several small storage sheds, and paved areas for ancillary boat and automobile parking. The site has no landscaping and provides no scenic resources, coastal access or public parking. The proposed project will replace a vacant marine sales facility with a mixed-use development consisting of 35 residential dwelling units, and an 11,266 -square -foot boutique auto showroom. The residential component will consist of 10 studio units, 16 one -bedroom units and nine two-bedroom units. Three of the units will be provided as workforce housing and made affordable to very low-income households. The commercial component of the project will consist of an 8,741 -square -foot auto showroom, with a 1,484 -square -foot mezzanine, 750 -square -foot office space and a 291 -square -foot stairwell. The project plans are attached for review as Attachment H. Background On February 18, 2021, the Planning Commission conducted a noticed public hearing and following receipt of public comments and deliberation, voted 5-1-1(1 absent) to adopt Resolution No. PC2021-001 approving the project, which includes the written findings for the action (Attachment C). On February 22, 2021, a Call for Review was filed by Mayor Avery primarily stating public concerns and comments submitted (Attachment G) related to potential impacts from the project warranted a review of the Planning Commission's action. The complete Call for Review application is attached as Attachment D. Pursuant to Newport Beach Municipal Code ("NBMC") Section 20.64.030(C)(3) (Conduct of Hearing), a public hearing on a call for review is conducted "de novo," meaning that it is a new hearing and the prior decision of the Planning Commission to approve the application has no force or effect. The City Council is not bound by the Planning Commission's prior decision. The Planning Commission staff report and meeting minutes are attached to this report as Attachments B and C respectively. Potential Impacts to Views Potential impacts to public views were among the primary concerns raised by the public during the Planning Commission hearing process. At the request of staff, the applicant has provided new visual simulations (Attachment E) to provide additional viewpoints of the project from John Wayne Park. The view simulation from the lowest of the three viewpoints provided does show a small portion of water view being blocked when one looks to the harbor through existing development. Two other view simulations from other areas of the park show no impact to views of the water. The full panoramic view of the harbor, Lido Isle, Balboa Peninsula, and the Pacific Ocean, as shown in the simulations beyond, remains intact. 12-3 Resolution No. 2021-36: Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249) April 27, 2021 Page 4 Applicable public view protection policies are subjective, and they do not provide any objective standard as to when development may be contrary to the policy. The question rests in the degree to which the view is altered or blocked. Staff believes the minimal impact does not warrant a finding that the project is inconsistent with view protection policies of the General Plan or the Local Coastal Program. The applicant's architect has also submitted a memorandum at the request of staff to evaluate potential design modifications that would eliminate view impingements from the vantage of John Wayne Park (Attachment F). The evaluation determined that a 5 -foot reduction in building height would be required to completely eliminate any view impingement at the lowest viewport of John Wayne Park. The memorandum further details the effects of submerging the building further into the site and reducing the floor to floor height of the building. The architect concluded both options would be infeasible as they would result in engineering and design constraints that would impact the financial feasibility of the project. Potential Traffic Impacts The public's concern related to increased traffic along Coast Highway and Tustin Avenue was also among the principle issues voiced during the Planning Commission's review. The City Traffic Engineer believes any traffic generated by the project will be safely accommodated from Coast Highway, Avon Street and Tustin Avenue. The project is expected to increase trips by less than 300 trips per day on average. As a result, no traffic study is required pursuant to the Traffic Phasing Ordinance in the NBMC. The Traffic Engineer anticipates that about 70 percent of the traffic will access the site from Coast Highway and that any increase in traffic along Tustin Avenue would be easily accommodated due to the low volume of trips. Housing Accountability Act It is important to note this project is subject to the Housing Accountability Act. The Housing Accountability Act requires local governments to process "housing development projects" in conformance with specific procedures and requires specific findings to deny or reduce the density of a project. However, the City is not relieved of its obligation to comply with the California Coastal Act. Specifically, Section 65589.5(e) of the California Government Code states, "[n]othing in this section shall be constructed to relieve the local agency from complying with ... the California Coastal Act of 1976..." Since the project is within the Coastal Zone, it is appropriate for the City Council to ensure the project harmonizes with both the Housing Accountability Act and the City's Local Coastal Program. If, based upon the evidence at the hearing, the City Council determines the project does not comply with NBMC Section 21.30A.040 (Public Access and Recreation), staff recommends the City Council condition the project with specific design changes so as to comply with the Coastal Act and does not reduce the project's density. 12-4 Resolution No. 2021-36: Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249) April 27, 2021 Page 5 Alternatives and Housing Accountability Act Compliance The City Council has the following alternatives: 1. As indicated above, the City Council may require or suggest specific design changes that are necessary to comply with the California Coastal Act that do not reduce the density of the project. If the requested changes are substantial, staff will return with a revised resolution incorporating new findings and/or conditions; or 2. Alternatively, if the City Council chooses to deny or reduce the density of the project, findings must be made consistent with the Housing Accountability Act (Government Code Section 65589.5), which restricts the City's ability to deny, reduce density of, or make infeasible housing developments for projects that are consistent with objective general plan and zoning standards. The law also places the burden of proof on the City to justify denial or reduction in density. Therefore, if after consideration of all written and oral evidence presented, the City Council desires to either disapprove or impose a condition that the project be developed at a lower density or with any other conditions that would adversely impact feasibility of the proposed project, the City Council must articulate the factual basis for making the following findings and direct staff to return with a revised resolution incorporating the articulated facts in support of the decision: (A) The housing development project would have a specific, adverse impact upon public health or safety unless the project is denied or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a "specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified, other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. Section 65905.5 of the California Government Code limits the total number of public meetings for a project that meets the definition of a "housing development project." This includes each continued hearing, appeal, workshop, or any meeting conducted by the City. The April 27, 2021 City Council hearing will be the third public meeting for this project. FISCAL IMPACT: There is no fiscal impact related to this item. 12-5 Resolution No. 2021-36: Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249) April 27, 2021 Page 6 ENVIRONMENTAL REVIEW: Staff recommends the City Council find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -fill Development Projects) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment. NOTICING: Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Newport Beach Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). ATTACHMENTS: Attachment A —Resolution No. 2021-36 Attachment B —Planning Commission Staff Report, February 18, 2021 Attachment C — Planning Commission Minutes, February 18, 2021 Attachment D — Call for Review Application, February 22, 2021 Attachment E — Visual Simulations, April 12, 2021 Attachment F — Westgroup Designs Memorandum, April 9,2021 Attachment G — Correspondence to Planning Commission Attachment H — Project Plans, February 17, 2021 12-6 ATTACHMENT A RESOLUTION NO. 2021- 36 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, UPHOLDING THE PLANNING COMMISSION'S APPROVAL OF COASTAL DEVELOPMENT PERMIT NO. CD2019-062, SITE DEVELOPMENT PERMIT NO. SD2019-003, CONDITIONAL USE PERMIT NO. UP2019-054, TENTATIVE PARCEL MAP NO. NP2020-013, AND AFFORDABLE HOUSING IMPLEMENTATION PLAN NO. AH2O21-001 FOR A MIXED- USE PROJECT LOCATED AT 2510 AND 2530 WEST COAST HIGHWAY (PA2019-249) WHEREAS, Section 200 of the City of Newport Beach ("City") Charter vests the City Council with the authority to make and enforce all laws, rules and regulations with respect to municipal affairs subject only to the restrictions and limitations contained in the Charter and the State Constitution, and the power to exercise, or act pursuant to any and all rights, powers, and privileges, or procedures granted or prescribed by any law of the State of California; WHEREAS, an application was filed by 2510 W. Coast Hwy LLC and 2510 W. Coast Hwy Eat LLC, ("Applicant") with respect to property located at 2510 and 2530 West Coast Highway, and legally described in Exhibit "A," which is attached hereto and incorporated herein by reference ("Property"); WHEREAS, the Applicant is requesting approvals for the development of a mixed- use development consisting of 35 residential dwelling units including 10 studio units, 16 one - bedroom units and nine two-bedroom units, as well as an 11,266 square -foot boutique auto showroom ("Project") which requires the following approvals from the City: • Coastal Development Permit (CD2019-062) authorizing the construction of the mixed-use project within the Coastal Zone; • Site Development Permit (SD2019-003) authorizing the construction of the mixed-use building; • Conditional Use Permit (UP2019-054) authorizing the establishment of an auto show room use and a reduction in off-street parking; • Tentative Parcel Map (NP2020-013) to consolidate the five existing parcels into a single parcel; and 12-7 Resolution No. 2021 - Page 2 of 39 • Affordable Housing Implementation Plan (AH2021-001) ("AHIP") specifying how the project meets the City's affordable housing requirements in exchange for the density bonus as well as a request for an incentive and waiver pursuant to Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code ("NBMC") and Government Code Section 65915 (Density Bonus Law); WHEREAS, the Property is designated MU -H1 (Mixed -Use Horizontal) by the General Plan ("General Plan") Land Use Element and is located within the MU -MM (Mixed - Use Mariners' Mile) Zoning District; WHEREAS, the Property is designated MU -H (Mixed -Use — Horizontal) by the Coastal Land Use Plan category and is located within the MU -MM (Mixed -Use Mariners' Mile) Coastal Zone District; WHEREAS, a telephonic public hearing was held by the Planning Commission on January 21, 2021, due to the Declaration of a State of Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapters 20.62 and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing; WHEREAS, at the request of the applicant, the Project was continued to the February 18, 2021, Planning Commission meeting in order to provide an opportunity for the Applicant to conduct a community outreach meeting and allow the public to review the Project more thoroughly; WHEREAS, the continued public hearing was held telephonically by the Planning Commission on February 18, 2021, in the City Council Chambers located at 100 Civic Center Drive, Newport Beach, CA, due to the Declaration of a State of Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with the Ralph M. Brown Act and Chapters 20.62 and 21.62 of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing; WHEREAS, at the conclusion of the public hearing, the Planning Commission adopted Resolution No. PC2021-001 (5 ayes, 1 nay, 1 abstention) approving the Project; WHEREAS, on February 22, 2021, Mayor Brad Avery filed a Call for Review of the Planning Commission's decision to the City Council; and 12-8 Resolution No. 2021 - Page 3 of 39 WHEREAS, a telephonic public hearing was held by the City Council on April 27, 2021, in the Council Chambers located at 100 Civic Center Drive, Newport Beach, CA, due to the Declaration of a State of Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with the Ralph M. Brown Act and Chapters 20.62 and 21.62 of the NBMC. Evidence, both written and oral, was presented to, and considered by, the City Council at this hearing. NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 1: The City Council has considered the decision of the Planning Commission and determined that modifications to the Project made by the City Council, if any, are not major changes that require referral back to the Planning Commission for consideration and recommendation. Section 2: The City Council does hereby uphold the Planning Commission's approval of Coastal Development Permit No. CD2019-062, Site Development Review No. SD2019-003, Conditional Use Permit No. UP2019-054, Tentative Parcel Map No. NP2020-013, and Affordable Housing Implementation Plan No. AH2021-001, subject to the conditions of approval set forth in Exhibit "B," which is attached hereto and incorporated herein by reference. Section 3: In accordance with Subsection (F) of Section 21.52.015 (Coastal Development Permits) of the NBMC, the following findings and facts in support of Coastal Development Permit No. CD2019-062 are set forth as follows: Finding of Consistency with Section 21.52.015(F)(1) Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding of Consistency with Section 21.52.015(F)(1) 1. The Coastal Land Use Plan designates the Property as MU -H (Mixed -Use — Horizontal) which is intended to provide a horizontally distributed mix of uses, which may include general or neighborhood commercial, commercial offices, multifamily residential, visitor -serving and marine -related uses, and/or buildings that vertically integrate residential with commercial uses. The Project will be consistent with the MU - H (Mixed -Use — Horizontal) Coastal Land Use Plan designation by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the Property. 12-9 Resolution No. 2021 - Page 4 of 39 2. The Project site is zoned MU -MM (Mixed -Use Mariners' Mile), which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed with freestanding nonresidential uses, multi -unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit -mix incentive requested through the allowed density bonus, the Project complies with the applicable standards. 3. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with Title 24 of the California Code of Regulations ("CBC") and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the geotechnical investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance. 4. A preliminary Water Quality Management Plan ("WQMP") has been reviewed and approved by the City. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices ("BMPs") identified in the preliminary WQMP during construction and post -project implementation. 5. The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the Project would not result in any significant effect related to water quality or drainage. 6. The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special -status plants or animals to 12-10 Resolution No. 2021 - Page 5 of 39 exist on the Property. The Project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The Property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland ESHA associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. Finding of Consistency with Section 21.52.015(F)(2) Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Findinq of Consistency with Section 21.52.015(F)(2) 1. The Project does not impact public access in that the closest public viewpoint is above the Property to the northeast at John Wayne Park. View simulations were provided as part of the Project plans. The inland location of the Project site combined with the elevated and sloping location of the adjacent park minimize coastal view impacts. The Project's flat roof, which is void of mechanical equipment or vertical intrusions, and strategic spacing of landscaping (palm trees) further protects coastal views; therefore, the development will not impact coastal views. 2. The closest coastal view road is West Coast Highway, which is to the south, as designated in the Coastal Land Use Plan. The Project is located entirely on private property and will not inhibit coastal views from the road since the proposed development will be constructed on the inland side of West Coast Highway. The building will be three (3) stories (35 feet) high. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials, neutral colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. 3. The Property is located in Mariners' Mile corridor area and is not located between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project's impact and be proportional to the impact. In this case, the Project involves the demolition of an existing Marine Sales use the construction of a new mixed-use project. Although the 12-11 Resolution No. 2021 - Page 6 of 39 Project involves a change in intensity from the existing condition, mixed-use projects are an intended and allowed use for the Property and the development complies with all other applicable development standards including required parking as supported in the findings set forth in Section 5. The Project is not anticipated to result in a significantly increased demand on public access and recreation opportunities. The Property is located on the inland side of West Coast Highway approximately 300 feet from Newport Harbor, and does not provide any public access easements. Section 4: In accordance with Subsection (F) of Section 20.52.080 (Site Development Reviews) of the NBMC, the following findings and facts in support of Site Development Review No. SD2019-003 are set forth as follows: Finding of Consistency with Section 20.52.080(F)(1) The proposed development is allowed within the subject zoning district. Facts in Support of Finding of Consistency with Section 20.52.080(F)(1) The Property is zoned Mixed -Use Mariners' Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed with freestanding nonresidential uses, multi -unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit -mix incentive requested through the allowed density bonus, the Project complies with the applicable standards of the Zoning Code. Findinq of Consistency with Section 20.52.080(F)(2) The proposed development is in compliance with all of the following applicable criteria: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design, 12-12 Resolution No. 2021 - Page 7 of 39 iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials, and vi. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30. 100 (Public View Protection). Facts in Support of Finding of Consistency with Section 20.52.080(F)(2) 1. All Facts in Support of Coastal Development Permit findings are hereby incorporated by reference. 2. The General Plan Land Use Element designates the site as MU -H1 (Mixed -Use Horizontal), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners' Mile Corridor, where the Property is located, the General Plan contemplates marine -related and highway -oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with free-standing neighborhood -serving retail, multi- family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU -H1 (Mixed -Use Horizontal) by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. Additionally, the Project would be consistent with the General Plan's density limitations, which are 0.5 for the commercial building and 20.1-26.7 units per acre for the multi -family building. 3. Land Use Policies Policy LU2.1 Resident -Serving Land Uses. Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity 12-13 Resolution No. 2021 - Page 8 of 39 that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re -use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or densitylintensity should be considered only in those areas that are economically underperforming, are necessary to accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densitieslintensities to be permitted. The permitted densitieslintensities or amount of development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 12-14 Resolution No. 2021 - Page 9 of 39 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). Goal LU 5.1 Residential neighborhoods that are well-planned and designed contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. Policy LU 6.19.4 Inland side of Coast Highway [designated as "MU -1-11," "CG(0.3)," and "CG(0.5)" Sub -Areas B and C]. Accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office, restaurants, coffee shops, and similar uses. The Project is mixed-use that would include an 11,266 square -foot boutique auto showroom with an accessory office along Coast Highway, with a 35 unit affordable multi -family residential building to the rear of the site. The intent of the Project is to add new commercial retail and housing to an underutilized site to serve the needs of the community. The mixed-use concept would foster a self-sustaining community and the proposed uses would complement the existing type and character of nearby development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to the livability and quality of life of residents. There is capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the proposed development. The Project represents infill development that can be served by the existing infrastructure. Additionally, the Property is located within the MU -H1 (Mixed -Use Horizontal) designation, which is intended to accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The mix of proposed uses would be consistent with this designation. 12-15 Resolution No. 2021 - Page 10 of 39 4. Project Design Policies Policy LU 5.1.9 Character and Quality of Multi -Family Residential. Require that multi -family dwellings be designed to convey a high quality architectural character in accordance with the following principles: • Building Elevations: o Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal facades with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality. o Architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume. o Provide street- and path -facing elevations with high-quality doors, windows, moldings, metalwork, and finishes. • Ground Floor Treatment: o Where multi -family residential is developed on large parcels such as the Airport Area and West Newport Mesa: ■ Set ground -floor residential uses back from the sidewalk or from the right-of-way, whichever yields the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and landscaping. ■ Raise ground -floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces. ■ Encourage stoops and porches for ground -floor residential units facing public streets and pedestrian ways. o Where multi -family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate security. 12-16 Resolution No. 2021 - Page 11 of 39 • Roof Design: o Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. • Parking: o Design covered and enclosed parking areas to be integral with the architecture of the residential units' architecture. • Open Space and Amenity: o Incorporate usable and functional private open space for each unit. Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • Modulation of building masses, elevations and rooflines to promote visual interest; • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • Clear identification of storefront entries; • Incorporation of signage that is integrated with the buildings' architectural character; • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; 12-17 Resolution No. 2021 - Page 12 of 39 • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); and • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. The Project includes an 11,266 square -foot boutique auto showroom, 35 multi -family residential units, 58 at -grade parking spaces, 3,683 square feet of landscaping, and a 3,015 square -foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design. The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two access points: one off of Coast Highway to access the auto showroom and one off of Avon Street to access the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site. Landscaping would be strategically incorporated to provide varied and high-quality views of the facades, with existing trees along Coast Highway to be protected in place. The residential building would feature a courtyard with enlarged private patios, wood screens and gates, and landscaping. The commercial building fronting Coast Highway would feature a fireside lounge, communal dining, a lounge lawn with synthetic turf, lounge furniture, and hedge screening. 5. Neighborhood Compatibility Policies Policy LU 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: 12-18 Resolution No. 2021 - Page 13 of 39 • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • Modulation of building masses, elevations, and rooflines to promote visual interest; • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • Clear identification of storefront entries, • Incorporation of signage that is integrated with the buildings' architectural character; • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on)' and • Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; 12-19 Resolution No. 2021 - Page 14 of 39 • Attractive architectural treatment of elevations facing the residential neighborhood; • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian -Oriented Architecture and Streetscapes. Require that buildings located in pedestrian -oriented commercial and mixed-use districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and pedestrian paths, and provide "eyes on the street" in accordance with the following principles: • Location of buildings along the street frontage sidewalk, to visually form a continuous or semi -continuous wall with buildings on adjacent parcels; • Inclusion of retail uses characterized by a high level of customer activity on the ground floor; to ensure successful retail -type operations, provide for transparency, elevation of the first floor at or transitioning to the sidewalk, floor -to -floor height, depth, deliveries, and trash storage and collection; • Articulation and modulation of street -facing elevations to promote interest and character, • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible; • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible. Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking be provided and is conveniently located to serve tenants 12-20 Resolution No. 2021 - Page 15 of 39 and customers. Set open parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense landscaping. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high-quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well- designed and landscaped to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise. Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway. The design of the Project would be high-quality and would be compatible with adjacent uses with respect to building elevations. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. The buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height. Adequate setbacks are incorporated into the Project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. 6. Mariners' Mile Strategic Vision and Desiqn Framework The Project is compliant with the Mariners' Mile Strategic Vision and Design Framework. The proposed boutique auto showroom is consistent with the uses envisioned along this inland area of Mariners' Mile. The Projects color scheme utilizes neutral brown, tan and grey colors with contrasting white trim elements consistent with 12-21 Resolution No. 2021 - Page 16 of 39 the Mariners' Mile color palate. The architecture respects views from above by providing both flat and undulating rooflines that are free of mechanical equipment or vertical intrusions such as elevator overruns. The Project's landscaping preserves existing Palms along West Coast Highway while adding an additional Palm and background hedge consistent with the Mariners' Mile Coast Highway edge landscaping framework. Additional landscape features include linear concrete paver driveways, vine covered walls (green screen) and palms lining the eastern edge of the West Coast Highway access driveway. Finding of Consistency with Section 20.52.080 F 3 The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in Support of Finding of Consistency with Section 20 52 080(F)(3) 1. The Project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing Project with articulation and building modulations to enhance the urban environment. 2. The proposed building has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer. 3. The Project does not involve the use or manufacture of any hazardous substances that could impact nearby development. 4. The new construction complies with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval. Section 5: In accordance with Subsection (F) of Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the NBMC, the following findings and facts in support of Conditional Use Permit No. UP2019-054 are set forth as follows: 12-22 Resolution No. 2021 - Page 17 of 39 Findinq of Consistency with Section 20.52.020(F)(1) A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding of Consistency with Section 20.52.020(F)(1) All Facts in Support of Site Development Review Finding of Consistency with Sections 20.52.080(F)(1) and 20.52.080(F)(2) are hereby incorporated by reference. Finding of Consistency with Section 20.52.020(F)(2) B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Newport Beach Municipal Code. Facts in Support of Finding of Consistency with Section 20.52.020(F)(2) 1. All Facts in Support of Site Development Review Finding of Consistency with Sections 20.52.080(F)(1) and 20.52.080(F)(2) are hereby incorporated by reference. 2. A Parking Demand Evaluation was prepared for the Project by Urban Crossroads dated July 7, 2020 ("Evaluation") provided as Exhibit "C," which is attached hereto as and incorporated by reference. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. Chapter 20.40 (Off -Street Parking) of the NBMC requires off-street parking in the amount of 44 spaces for the residential use. The Project will provide a total of 44 residential parking spaces, including 26 spaces for the studio and one bedroom units and nine spaces for the two bedroom units. For the proposed showroom, the Chapter 20.40 (Off -Street Parking) requires one space per 1,000 square feet of lot area for vehicle sales, which would equate to 43 spaces. However, the City's vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City's vehicle sales overstate the actual parking demands. Similarly, the City's Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three 12-23 Resolution No. 2021 - Page 18 of 39 similar locations to obtain an accurate reference parking demand rate prior to the onset of the Covid-19 pandemic. A comparison of the three reference parking demand rates suggests an average parking rate of one space per every 1,656 square feet, with a peak parking rate of one space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of 13 spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a 30 space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, the Project will comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. Finding of Consistency with Section 20.52.020(F)(3) C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding of Consistency with Section 20 52 020(F)(3) 1. All Facts in Support of Site Development Review Finding of Consistency with Sections 20.52.080(F)(1) and 20.52.080(F)(2) are hereby incorporated by reference. 2. The commercial component of the Project consists of an 8,741 square -foot auto showroom, with a 1,484 square -foot mezzanine and 750 square -foot office. The showroom will operate by appointment only, during typical business hours, will not be permitted to test drive vehicles on residential streets and will not provide onsite mechanical services or store vehicles on the exterior of the building. Conditions of approval have been incorporated into the draft resolution to minimize the impacts of the proposed use. Finding of Consistency with Section 20.52.020(F)(4) D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 12-24 Resolution No. 2021 - Page 19 of 39 Facts in Support of Finding of Consistency with Section 20.52.020(F)(4) All Facts in Support of Site Development Review Finding of Consistency with Sections 20.52.080(F)(1) and 20.52.080(F)(2) are hereby incorporated by reference. Finding of Consistency with Section 20.52.020(F)(5) E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding of Consistency with Section 20.52.020(F)(5) All Facts in Support of Site Development Review Finding of Consistency with Section 20.52.080(F)(3) are hereby incorporated by reference. Section 6: In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps (66412.3, 66473 et seq.)), the following findings and facts in support of Tentative Parcel Map No. NP2020-013 are set forth as follows: Finding of Consistency with Section 19.12.070(A)(1) A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding of Consistency with Section 19.12.070(A)(1) 1. All Facts in Support of Site Development Review findings in support of consistency with Sections 20.52.080(F)(1) and 20.52.080(F)(2) are hereby incorporated by reference. 2. The Project has been conditioned to require public improvements, including the reconstruction of sidewalks, curbs, and gutters on West Coast Highway and Avon Street as necessary. 12-25 Resolution No. 2021 - Page 20 of 39 Finding of Consistency with Section 19.12.070(A)(2) B. That the site is physically suitable for the type and density of development. Facts in Support of Finding of Consistency with Section 19.12.070(A)(2) 1. The Property is approximately 0.98 acres in size. The existing site consists of five contiguous parcels and is bound by Avon Street to the north, West Coast Highway to the south. The proposed subdivision consolidates five existing parcels into a single parcel. The proposed development is consistent with the type and density of development permitted for the site. Findinq of Consistency with Section 19.12.070(A)(3) C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding of Consistency with Section 19.12.070(A)(3) 1. The Property is currently developed and located in an urbanized area and does not contain any sensitive vegetation or habitat. 2. The Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Finding of Consistency with Section 19.12.070(A)(4) D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. 12-26 Resolution No. 2021 - Page 21 of 39 Facts in Support of Finding of Consistency with Section 19.12.070(A)(4) All Facts in Support of Site Development Review Findings of Consistency with Section 20.52.080(F)(3) are hereby incorporated by reference. Finding of Consistency with Section 19.12.070(A)(5) E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding of Consistency with Section 19.12.070(A)(5) The City Public Works and Utilities Departments have reviewed the Project to ensure the proposed subdivision will not conflict with easements acquired by the public at large, for access through, or use of property within the Project. Finding of Consistency with Section 19.12.070(A)(6) F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding of Consistency with Section 19.12.070(A)(6) 1. The Property is not subject to the Williamson Act because the Property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The Property is developed with a commercial use and is located in a Zoning District that does not permit agricultural development. 12-27 Resolution No. 2021 - Page 22 of 39 Findinq of Consistency with Section 19.12.070(A)(7) G. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code. (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding of Consistency with Section 19.12.070(A)(7) 1. California Business and Professions Code Section 11000.5 has been repealed by the Legislature. However, this Project is not considered a "land project" as previously defined in Section 11000.5 of the California Business and Professions Code because the Property does not contain 50 or more parcels of land. 2. The Project is not located within a specific plan area. Findinq of Consistency with Section 19.12.070(A)(8) H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Findinq of Consistency with Section 19.12.070(A)(8) The Tentative Parcel Map and any future improvements are subject to the CBC which requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division ensures compliance with the CBC through the plan check and inspection process. Finding of Consistency with Section 19.12.070(A)(9) That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. 12-28 Resolution No. 2021 - Page 23 of 39 Facts in Support of Finding of Consistency with Section 19.12.070(A)(9) The Project would add 35 housing units to the City's housing inventory including three units affordable to Very Low -Income households. The redevelopment of an aging commercial site with the addition of both market and affordable housing units balances the City's housing needs while providing an updated commercial space (auto showroom) that will generate sales tax income in support of the City's fiscal resources. 2. The Property is currently developed and located in an urbanized area and does not contain any sensitive vegetation or habitat. Finding of Consistency with Section 19.12.070(A)(10) J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding of Consistency with Section 19.12.070(A)(1 0) The proposed subdivision would not create waste that would result in a violation of the existing requirements prescribed by the Regional Water Quality Control Board. A preliminary WQMP has been reviewed and approved by the City. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of BMPs identified in the preliminary WQMP during construction and post - project implementation. Finding of Consistency with Section 19.12.070(A)(11) K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding of Consistency with Section 19.12.070(A)(11) All Facts in Support of Coastal Development Permit findings of consistency with Sections 21.52.015(F)(1) and 21.52.015(F)(2) are hereby incorporated by reference. 12-29 Resolution No. 2021 - Page 24 of 39 Section 7: In accordance with Chapter 20.32 (Density Bonus) of the NBMC, the following findings and facts in support of the AHIP set forth in Exhibit "F," which is attached hereto and incorporated herein by reference, are set forth as follows: The proposed AHIP is consistent with the intent to implement affordable housing goals within the City pursuant to Government Code Section 65915-65918 (State Density Bonus Law), and Title 20 (Planning and Zoning), and Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code ("NBMC") for the following reasons: 1. The State Density Bonus Law and the City's Density Bonus Code provide for an increase in the number of units of up to 35% above the maximum number of units allowed by the General Plan, for projects that include a minimum of 11% units affordable to Very Low Income Households, in the case of the Project will provide three units affordable to Very Low Income households, which equates to 11 % of the 26 base units. At the maximum density bonus of 35%, the Project is eligible for 10 additional units above the 26 base units allowed by the General Plan for a total of 36 units. Incentive Request: Pursuant to Section 20.32.070 of the NBMC (Design and Distribution of Affordable Units), affordable units shall reflect the range of the number of bedrooms provided in the residential development project as a whole. The Project would provide a unit mix that includes a greater percentage of studio and one - bedroom units than the Project as a whole. Granting this incentive will result in identifiable, financially sufficient, and actual Project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the Project to ensure financial feasibility. Development Standard Waiver Request: Pursuant to the Mixed -Use H1 MM zoning standards, building heights are limited to a base height of 26 feet with flat roofs, but may be increased through a site development review to a height of 35 feet. Government Code Section 65915(e)(1) provides that a city may not apply a development standard that will have the effect of physically precluding the construction of the density bonus units at the density permitted under the density bonus law. In the case of the Project, a waiver of the 26 -foot base height limit development standard to allow a height of 35 feet is requested to accommodate the Project. Given the restriction on developing residential units along Coast Highway and requirement that residential units be located above the ground level, the waiver is necessary to accommodate the density bonus units permitted under State law. 12-30 Resolution No. 2021 - Page 25 of 39 2. As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus), the Project is eligible for parking requirements calculated in accordance with Government Code Section 65915(p). Therefore, studio and one bedroom units are required to provide one onsite parking space per unit and two bedroom units are required to provide two onsite parking spaces. Section 8: This Project is exempt from CEQA pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Class 32 exemptions for in -fill development projects are required to meet the following conditions: 1. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The General Plan Land Use Element designates the site as MU -H1 (Mixed -Use Horizontal), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners' Mile Corridor, where the Property is located, the General Plan contemplates marine -related and highway -oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with free-standing neighborhood -serving retail, multi- family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU -H1 (Mixed -Use Horizontal) by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. Additionally, the Project would be consistent with the General Plan's density limitations, which are 0.5 for the commercial building and 20.1-26.7 units per acre for the multi -family building. Land Use Policies Policy LU2.1 Resident -Serving Land Uses. Accommodate uses that support the needs of Newport Beach's residents including housing, retail, 12-31 Resolution No. 2021 - Page 26 of 39 services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re -use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or densitylintensity should be considered only in those areas that are economically underperforming, are necessary to accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densitieslntensities to be permitted. The permitted densitieslintensities or amount of 12-32 Resolution No. 2021 - Page 27 of 39 development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). Goal LU 5.1 Residential neighborhoods that are well-planned and designed contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. Policy LU 6.19.3 Marine -Related Businesses Protect and encourage facilities that serve marine -related businesses and industries unless present and foreseeable future demand for such facilities is already adequately provided for in the area. Encourage coastal - dependent industrial uses to locate or expand within existing sites and allow reasonable long term growth. Policy LU 6.19.4 Inland side of Coast Highway [designated as "MU -1-11," "CG(0.3)," and "CG(0.5)" Sub -Areas B and C]. Accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office. Policy LU 6.19.6 Corridor identity and Quality implement landscape, signage, lighting, sidewalk, pedestrian crossing, and other amenities consistent with the Mariners' Mile Specific Plan District and Mariners' Mile Strategic Vision and Design Plan. (Imp 20.1) restaurants, coffee shops, and similar uses. The Project is a mixed-use that would include an 11,266 square foot boutique auto showroom with an accessory office along Coast Highway, with a 35 unit affordable multi- family residential building to the rear of the site. The existing marine sale use does not 12-33 Resolution No. 2021 - Page 28 of 39 have direct access to sea and is not dependent on its location to function. There are adequate marine related businesses in the area including boat dealers, boat rentals and sailing and seamanship schools to serve current and foreseeable demand. The intent of the Project is to add new commercial retail and housing to an underutilized site to serve the needs of the community. The mixed-use concept would foster a self-sustaining community and the proposed uses would complement the existing type and character of nearby development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to the livability and quality of life of residents. There is capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the proposed development. The Project represents infill development that can be served by the existing infrastructure. The Property is located within the MU -H1 (Mixed -Use Horizontal) designation, which is intended to accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The mix of proposed uses would be consistent with this designation. Project Design Policies Policy LU 5.1.9 Character and Quality of Multi -Family Residential. Require that multi -family dwellings be designed to convey a high-quality architectural character in accordance with the following principles: • Building Elevations: o Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal fagades with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality. o Architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume. o Provide street- and path -facing elevations with high-quality doors, windows, moldings, metalwork, and finishes. • Ground Floor Treatment: o Where multi -family residential is developed on large parcels such as the Airport Area and West Newport Mesa: 12-34 Resolution No. 2021 - Page 29 of 39 ■ Set ground -floor residential uses back from the sidewalk or from the right-of-way, -whichever yields the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and landscaping. ■ Raise ground -floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces. ■ Encourage stoops and porches for ground -floor residential units facing public streets and pedestrian ways. o Where multi -family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate security. • Roof Design: o Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. • Parking: o Design covered and enclosed parking areas to be integral with the architecture of the residential units' architecture. • Open Space and Amenity: o Incorporate usable and functional private open space for each unit. Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • modulation of building masses, elevations and rooflines to promote visual interest; • architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures, 12-35 Resolution No. 2021 - Page 30 of 39 • treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • clear identification of storefront entries; • incorporation of signage that is integrated with the buildings' architectural character; • architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities, • clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); and • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. The Project includes an 11,266 square -foot boutique auto showroom, 35 multi -family residential units, 58 at -grade parking spaces, 3,683 square feet of landscaping, and a 3,015 square -foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design. The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two access points: one off Coast Highway to access the auto showroom and one off Avon Street to access the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site. 12-36 Resolution No. 2021 - Page 31 of 39 Landscaping would be strategically incorporated to provide varied and high-quality views of the fagades, with existing trees along Coast Highway to be protected in place. The residential building would feature a courtyard with enlarged private patios, wood screens and gates, and landscaping. The commercial building fronting Coast Highway would feature a fireside lounge, communal dining, a lounge lawn with synthetic turf, lounge furniture, and hedge screening. Neighborhood Compatibility Policies Policy LU 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building, • Modulation of building masses, elevations, and rooflines to promote visual interest; • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • Clear identification of storefront entries; • Incorporation of signage that is integrated with the buildings' architectural character; • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers • Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; 12-37 Resolution No. 2021 - Page 32 of 39 • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); and • Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; • Attractive architectural treatment of elevations facing the residential neighborhood; and • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian -Oriented Architecture and Streetscapes. Require that buildings located in pedestrian -oriented commercial and mixed-use districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and pedestrian paths, and provide "eyes on the street" in accordance with the following principles: • Location of buildings along the street frontage sidewalk, to visually form a continuous or semi -continuous wall with buildings on adjacent parcels; • Inclusion of retail uses characterized by a high level of customer activity on the ground floor, to ensure successful retail -type operations, provide for transparency, elevation of the first floor at or transitioning to the sidewalk, floor -to -floor height, depth, deliveries, and trash storage and collection; • Articulation and modulation of street -facing elevations to promote interest and character; • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible; and 12-38 Resolution No. 2021 - Page 33 of 39 • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible. Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking be provided and is conveniently located to serve tenants and customers. Set open parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense landscaping. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high-quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well- designed and landscaped to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise. Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway. The design of the Project would be high-quality and would be compatible with adjacent uses with respect to building elevations. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. The 12-39 Resolution No. 2021 - Page 34 of 39 buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height. Adequate setbacks are incorporated into the Project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. 2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project site is within the Newport Beach city limits, and consists of 42,821 square feet, or 0.98 acres. The site is surrounded by urban uses, including commercial uses south, east and west of the site and commercial and single-family residential uses north of the site. 3. The project site has no value, as habitat for endangered, rare or threatened species. The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special -status plants or animals to exist on the Property. The Project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The Property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland Environmental Sensitive Habitat Area ("ESHA") associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. As indicated in the facts in support of findings of consistency with Section 20.52.050(F)(2), the Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. Chapter 20.40 of the NBMC (Off -Street Parking) requires off-street parking in the amount of 44 spaces for the residential use. The Project will provide a total of 44 residential parking spaces, including 26 spaces for the studio and one bedroom units and nine spaces for the two bedroom units. 12-40 Resolution No. 2021 - Page 35 of 39 For the showroom, Section 20.40.404 of the NBMC requires one space per 1,000 square feet of lot area for vehicle sales, which would equate to 43 spaces. However, the City's vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City's vehicle sales overstate the actual parking demands. Similarly, the City's Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate. A comparison of the three reference parking demand rates suggests an average parking rate of one space per every 1,656 square feet, with a peak parking rate of one space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of 13 spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a 30 space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, and comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. Chapter 15.40 (Traffic Phasing Ordinance) of the Municipal Code requires a traffic study to be prepared and findings be made prior to issuance of building permits if a proposed project will generate in excess of 300 average daily trips ("ADT"). Per Traffic Phasing Ordinance ("TPO") trip generation procedures, the Project will generate 295 daily trips. Since the Project would generate less than 300 average daily trips, a TPO traffic impact analysis is not required for the project. A Noise Impact Analysis provided as Exhibit "D," which is attached hereto and incorporated by reference was prepared for the Project on July 28, 2020, consistent with applicable City of Newport Beach noise standards and the CEQA Guidelines. It concluded that the Project would not create any sources of noise that would exceed thresholds. The primary source of traffic noise for the future onsite residents will be Coast Highway. Noise levels are not expected to exceed 64 dBA CNEL at the building fagade, which is less than the City's 65 dBA CNEL exterior noise compatibility criteria for residential mixed-use. 12-41 Resolution No. 2021 - Page 36 of 39 Project -related stationary -source noise levels would result from air conditioning units, the trash enclosure, roof deck activities and vehicle movements. The closest sensitive receptor to the site is an existing outdoor play area approximately 23 feet east of the site. Stationary -source noise levels will be below applicable standards of 55 dBA Leq during daytime hours and 50 dBA Leq during nighttime hours at all nearby sensitive receptor locations. During construction, the Project would generate noise and vibration. For construction noise, the Noise Impact Analysis uses a threshold of 85 dBA Leq since the City does not have a construction noise threshold. With the planned 8 to 16 -foot high temporary noise barrier during demolition, site preparation and grading, the Project's construction noise would be below 74 dBA Leq and would not expose sensitive receptors to construction noise levels in excess of standards. Likewise, the highest vibration levels of 75.6 VdB at the nearest sensitive receptor location would not exceed the vibration threshold of 78 VdB. An Air Quality and Greenhouse Gas Assessment was prepared for the Project, dated June 10, 2020, provided as Exhibit "E," which is attached hereto as and incorporated by reference. Neither short-term nor long-term air pollutant emissions generated by the Project would exceed significance thresholds established by the South Coast Air Quality Management District ("SCAQMD") as shown in Table 1 and 2 below. Localized air emissions would similarly not exceed applicable thresholds. No sensitive receptor would be exposed to emissions in excess of standards during construction or operation. The Assessment concluded that the Project would not produce the volume of traffic required to generate a CO "hot spot" and would not have the potential to generate any objectionable odors. Additionally, the Project would be consistent with all policies of the Air Quality Management Plan. The Project's greenhouse gas emissions estimate of 718.74 metric tons of carbon dioxide equivalent ("MTCO2e") per year would not exceed the screening threshold of 3,000 MTCO2e per year applicable SCAQMD threshold for greenhouse gas emissions. Therefore, approval of the Project would not result in any significant effects relating to air quality or greenhouse gas emissions. 12-42 Resolution No. 2021 - Page 37 of 39 TABLE 1: PROJECT CONSTRUCTION EMISSIONS AND REGIONAL THRESHOLDS (WITHOUT MITIGATION) Emissions (lbs/day) OC NOX CO SOX M10 PM2.5 Maximum Daily Emissions 64.06 17.08 8.50 0.03 1.65 0.89 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO lbs/day = Pounds Per Day TABLE 2: PROJECT OPERATIONAL EMISSIONS AND REGIONAL THRESHOLDS - WITHOUT MITIGATION A preliminary WQMP has been reviewed and approved by the City. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of BMPs identified in the preliminary WQMP during construction and post -project implementation. The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. 12-43 Emissions (lbs/day) OC NOX O SOX PM10 PM2.5 Summer Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.41 2.91 12.18 0.03 3.27 0.90 Total Maximum Daily Emissions 11.67 3.84 32.95 0.08 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Winter Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1,47 3.02 11.85 0.03 3.27 0.90 Total Maximum Daily Emissions 11.74 3.94 32.63 0.08 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO A preliminary WQMP has been reviewed and approved by the City. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of BMPs identified in the preliminary WQMP during construction and post -project implementation. The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. 12-43 Resolution No. 2021 - Page 38 of 39 It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the Project would not result in any significant effect related to water quality or drainage. 5. The site can be adequately served by all required utilities and public services. All required utilities, including sewer, water, energy, etc., exist within the Project site. Private sewer and water lines will be located within an easement along the central portion of the site and connect to City sewer and water lines along Coast Highway. The southern portion of the site provides drainage and utility access via several easements and the Project will maintain access to these easements and utilities. No backbone facilities (i.e., master -planned roads and/or utilities) will be required to accommodate the Project. The nearest fire station is approximately one mile from the Project site at 32nd Street and Via Oporto. All of the public services, including police and fire protection, schools and parks and recreation, are adequate to accommodate the Project. Thus, the site can be adequately served by all required utilities and public services. Additionally, CEQA Class 32 consists of projects characterized as in -fill development meeting the conditions described above. The Project consists of 35 multi -family residential units and a boutique auto showroom with office. It is consistent with the City's General Plan land use and zoning designations. There is no reasonable probability that the Project will have a significant effect on the environment due to unusual circumstances, nor will the Project result in any short-term or long-term environmental impacts that were not previously considered in the General Plan and General Plan EIR. As described above, implementation of the Project will not result in any adverse effects on sensitive biological resources, traffic, air quality, noise or water quality. Therefore, the Project meets all of the conditions described above for in -fill development and qualifies for a Class 32 exemption. Section 9: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 10: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. 12-44 Resolution No. 2021 - Page 39 of 39 Section 11: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution. ADOPTED this 27th day of April, 2021. Brad Avery Mayor ATTEST: Leilani i. Brown City Clerk APPROVED AS TO FORM: CITY ATTORNEY'S OFFICE —'UW A ===cum Aaron C.arp City Attney Attachment(s): Exhibit A — Legal Description Exhibit B — Conditions of Approval Exhibit C — Parking Demand Evaluation Exhibit D — Noise Impact Analysis Exhibit E — Air Quality & Greenhouse Gas Assessment Exhibit F — Affordable Housing Implementation Plan 12-45 EXHIBIT "A" Legal Description PARCEL A: PARCELS 1, 2 & 3, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 & 31 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A, OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS SHOWN IN BOOK 29, PAGES 31 TO 34, INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO.1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT; THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 610,00'30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE; THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 390 WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975; PAGE 361 OF OFFICIAL RECORDS IN SAID OFFICE; TO SAID SOUTHEASTERLY LINE; THENCE ALONG SOUTHEASTERLY LINE NORTH 39043'30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 & 26 OF PARCEL MAPS, RECORD OF ORANGE COUNTY. 12-46 EXHIBIT "B" Conditions of Approval Planning Division The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of any of the approved permits. 4. This approval may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 5. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 6. Prior to the issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 7. Prior to the issuance of a building permit, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 8. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All 12-47 irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 9. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 10. Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are "1" or less at all property lines. 11. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 12. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: 13. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 14. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable Noise, Construction Activity -Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. 15. No outside paging system shall be utilized in conjunction with this establishment. 12-48 Between the hours of TOOAM and 10:OOPM Between the hours of 10:OOPM and TOOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial propert 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 13. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 14. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable Noise, Construction Activity -Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. 15. No outside paging system shall be utilized in conjunction with this establishment. 12-48 16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 17. The auto showroom shall operate by appointment only between the hours of 8:00 a.m. and 9:00 p.m. No mechanical services or repairs may be conducted onsite. No vehicle inventory may be stored on the exterior of the showroom. No test drives shall be permitted on residential streets. 18. The test driving of vehicles from the auto showroom shall be prohibited on residential streets within the City of Newport Beach. 19. Auto showroom vehicle delivery and trash service pick-up shall utilize the Avon Street driveway only. 20. Thirteen (13) parking spaces shall be signed and reserved for the use of the auto showroom during business hours. 21. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within twenty (20) feet of the premises. 22. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self- contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 23. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 24. Storage outside of the building in the front or at the rear of the Property shall be prohibited, with the exception of the required trash container enclosure 25. A designated onsite pet relief area, subject to the review and approval of the Director of Community Development, shall be provided onsite or dogs shall otherwise be prohibited to reside onsite through a provision of each tenant's lease agreement. 12-49 26. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 27. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 28. A minimum of three (3) apartments units shall be made affordable to very low-income households consistent with the Affordable Housing Implementation Plan dated July 9, 2020. 29. Prior to the issuance of a building permit an affordable housing agreement shall be executed in a recordable form as required by the City Attorney's Office. 30. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of 2510 West Coast Highway Mixed -Use Project including, but not limited to, Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013 (PA2019-249). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 31. Fire access shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. California Fire Code Section 503.2.1 Off Street Fire Access shall be provided on West Coast Highway - a designated safe place for fire department to stage off the street for medical aids. 12-50 32. Group R occupancies shall be equipped throughout with an automatic sprinkler system in accordance with CFC Section 903.2.8. California Building Code (CBC) Section 420.5, Newport Beach Fire Department (NBFD) Guideline F.05 and NBFD Guideline F.03. 33. Fire Alarm Systems and Smoke Alarms shall be installed in Group R-1 occupancies as required in Sections 907.2.8.1 through 907.2.8.3 CFC Section 907.2.8. 34. All buildings and structures with one or more passenger service elevators shall be provided with not less than one medical emergency service elevator to all landings meeting the provisions of Section 3002.4a. California Building Code (CBC) Section 3002.4a. 35. The elevator car shall be of such a size and arrangement to accommodate a 24 - inch by 84 -inch ambulance gurney or stretcher with not less than 5 -inch radius corners, in the horizontal, open position, shall be provided with a minimum clear distance between walls or between walls and door, excluding return panels not less than 80 inches by 54 inches, and a minimum distance from wall to return panel not less than 51 inches with a 42 -inch side slide door. CBC Section 3002.4.3a 36. Walls separating dwelling units in the same building, walls separating sleeping units in the same building and walls separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall, be constructed as fire partitions in accordance with Section 708. CBC Section 420.2 37. Floor assemblies separating dwelling units in the same building, floor assemblies separating sleeping units in the same building and floor assemblies separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall be constructed as horizontal assemblies in accordance with Section 711. CBC Section 420.3. 38. Fire Hydrants are required and shall be provided within 400 feet of all portions of a building. An approved route around the exterior of the facility or building shall measure the distances. CFC Section 507.5.1. 39. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. CFC Section 510.1. An Emergency Responder Radio Coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3. 40. Emergency responder radio coverage systems shall be provided with standby power in accordance with Section 604. The standby power supply shall be capable 12-51 of operating the emergency responder radio coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3. 41. Dumpsters and containers with an individual capacity of 1.5 cubic yards or more shall not be stored in buildings or placed within 5 feet of combustible walls, openings or combustible to roof eave lines. CFC Section 304.3.3. 42. Class I standpipes shall be installed and located as required per NBFD. Standpipes are necessary due to lack of access around the perimeter of the structure. 43. A two-way communication system complying with Sections 12009.8.1 and 1009.8.2 shall be provided at the landing serving each elevator or bank of elevators one ach accessible floor that is one or more stories above or below the level of exit discharge. CFC Section 1009.8. 44. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities and buildings are hereafter constructed or moved into or within the jurisdiction. CFC Section 507.1 45. Fire hydrants shall be provided and located within 400 feet of all portions of the building. The fire flow will also determine if additional fire hydrants are required. CFC Section 507.5 46. As per Amendment to CFC Section 604.8, provide and install electrical outlets connected to the emergency generator circuitry system when a generator is required by Section 604.2 of the CFC in every fire control room and in other areas as may be designated by the fire code official in the following locations: a. In the main exit corridor of each, floor adjacent to each exit enclosure. b. On every level in every stairwell. c. In each elevator lobby. d. In public assembly areas larger than 1,500 square feet. e. In every fire control room. f. In such other areas as may be designated by the fire code official. 47. Liquid or gas -fueled vehicles, boats or other motor craft shall not be located indoors except as follows: a. Batteries are disconnected. b. Fuel in fuel tanks does not exceed one-quarter tank or 5 gallons (whichever is least). c. Fuel tanks and fill openings are closed and sealed to prevent tampering. d. Vehicles, boats or other motor craft equipment are not fueled or defueled within the building. 12-52 48. Fire lanes shall be identified as per NBFD Guideline C.02 and shown as indicated on the plans. 49. During construction, an approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site. CFC Section 3312.1. 50. Construction Access. Either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions, shall provide vehicle access. Vehicle access shall be maintained until permanent fire apparatus access roads are available. NBFD Guideline C.01. 51. The elevator designated the medical emergency elevator shall be equipped with a key switch to recall the elevator nonstop to the main floor. CBC Section 3002.4.4a. 52. Fire Flow needs to be determined as per NBFD Guideline B.01. 53. The Fire Department Connection (FDC) shall be on the address side of the building and located a minimum of 30 feet from beginning of the radius for the driveway approach; arranged so they are located immediately adjacent to the approved fire department access road so that hose lines can be readily and conveniently attached to the inlets without interference from nearby objects including building, fence, posts, or other fire department connections. NBFD Guideline F.04. 54. The FDC shall be located no more than 100 feet from a public hydrant. NBFD Guideline F.04. 55. Fire Pits must be installed as per California Mechanical Code 932.0 and the manufacturer's specifications. 56. Gates across the fire access or gates blocking pedestrian access must be equipped with a means for emergency personnel to enter the Property via the road. NBFD Guideline C.01. Building Division 57. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City -adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 58. The applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: 12-53 Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90 -day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage car pooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in 12-54 the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 59. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the Project's impact on water quality. 60. Prior to the issuance of a grading permit, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 61. A list of "good housekeeping" practices will be incorporated into the long-term post - construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non- structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 62. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 63. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, 12-55 Subarticle 18. Monuments (one -inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 64. The conflicting easement (i.e. private sewer, water, storm drain, ingress,and egress easements) within the Project shall be vacated prior to the final parcel map processing or shall be vacated as part of the proposed parcel map. 65. The Project shall provide a 12 -foot wide dedication for street -purposes along the West Coast Highway frontage. 66. The Project shall provide a minimum 10 -foot easement for street and pedestrian purposes to provide an accessible compliant walkway at the top of the driveway along the Avon Street extension frontage. 67. No structural improvements shall be permitted within the limits of the proposed 12 -foot wide street dedication along the West Coast Highway frontage and minimum 10 -foot wide street and pedestrian easement along the Avon Street extension frontage. 68. The existing street light pole located adjacent to the new driveway along West Coast Highway shall be relocated a minimum of 5 -feet away from the proposed driveway approach unless otherwise approved by Caltrans. 69. Each unit shall be served by separate sewer and water services unless otherwise waived by the Utilities Director. If waived by the Utilities Director, at a minimum the residential and commercial uses shall have separate sewer and water services. Each sewer and water service shall be installed per applicable City Standards. 70. The driveways shall be constructed and installed per City Standard STD -160 -L-A. A minimum 4 -foot wide accessible walkway shall be provided at the top of the driveway approach. 71. Reconstruct curb, gutter and sidewalks along the West Coast Highway and Avon Street extension project frontages per the applicable City Standards. 72. Parking layout shall comply with City Standard STD -805 -L-A and STD -805 -L -B. All drive aisles shall be a minimum of 26 -feet wide. No obstruction shall be permitted to Project into the required width of the drive aisle. 73. All improvements shall be constructed as required by Ordinance and the Public Works Department. 74. The existing City street trees along the West Coast Highway and Avon Street extension frontages shall be protected in place. 12-56 75. All existing overhead utilities shall be undergrounded. 76. An encroachment permit is required for all work activities within the public right-of- way. 77. All on-site drainage shall comply with the latest City Water Quality requirements. 78. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at Property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then be capped where the wye used to be. 79. Sewer and water demand study shall be reviewed and approved by the Public Works and Utilities Departments. Any City required improvements to accommodate the Project shall be designed and constructed at the owner's expense. 80. Fire Flow analysis shall be reviewed and approved by the Public Works Department, Utilities Department and Fire Marshall. Any City required improvements to accommodate the Project shall be designed and constructed at the owner's expense. 81. A construction management plan (CMP) shall be reviewed and approved by the City Traffic Engineer and the Community Development Director prior to the issuance of a building permit. 12-57 EXHIBIT "C" Urban Crossroads Parking Demand Evaluation 12-58 EXHIBIT "C" URBAN260 E. Baker St. I Suite 200 1 Costa Mesa, CA 92626 1 (949) 660-1994 CROSSROADS urhanxroads.com July 7, 2020 Mr. Mark Moshayedi Space Investment Partners 17475 Gillette Irvine, CA 92614 SUBJECT: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMAND EVALUATION Dear Mr. Mark Moshayedi: Urban Crossroads, Inc. is pleased to provide this Parking Demand Evaluation for the proposed 2510 West Coast Highway Mixed -Use Development ("Project"). The project is located at 2510 West Coast Highway in the Mariner's Mile area in the City of Newport Beach. The Project is proposing a mixed-use development consisting of approximately 11,266 square feet of non-residential (vehicle/retail sales), and 35 multi -family residential dwelling units. This Parking Demand Evaluation concludes that the Project provides adequate parking capacity to support the proposed type and intensity of uses based on reference parking counts from similar uses. 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT SITE PLAN The proposed Project site plan shown on Exhibit A includes a mix of residential and non-residential land uses on an existing lot currently occupied by Bayport Yachts. The Project site plan prepared by Westgroup Designs (see Appendix A) includes a boutique showroom for high-end vehicle sales fronting West Coast Highway, parking at the entry level behind the showroom, with residential units located on the second and third levels to the rear of the property. The current site plan shows a total off-street parking supply of 58 spaces. Dimensioned and scaled parking plans will be provided as part of the site development application. CITY OF NEWPORT BEACH ZONING CODE PARKING REQUIREMENTS Chapter 20.40 of the City of Newport Beach Zoning Code describes the Off -Street Parking requirements ... to ensure that sufficient parking facilities are available to meet the needs generated by specific uses and that adequate parking is provided, to the extent feasible. 1 Chapter 20.40.040 (Off - Street Parking Spaces Required) of the City Zoning Code describes the off-street parking spaces required for various land uses. Chapter 20.32.040 (Parking Requirements in Density Bonus Projects) outlines the parking rates for developments that meet the density bonus eligibility requirements. The proposed Project follow eligibility requirements from Chapter 20.32.020 (Eligibility for Density Bonus and Incentives): 1 Municipal Code. Chapter 20.40 — Off -Street Parking. Newport Beach (see Attachment B) 12618-22 Parking Evaluation 12-59 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 2 of 9 • A minimum of 5 percent of the total number of proposed units are for very low-income households (3 very low income units out of 35 total units). The reduced parking rates for density bonus developments recognize that excessive parking minimums perpetuate an auto -centric approach that dedicates more land to cars than people and increases the distance between destinations. Removing or reducing parking minimums provides more land for people and housing.2 In addition, minimum parking requirements represent a significant contributor to unaffordable housing. Non-parkers often end up subsidizing parkers.3 EXHIBIT A: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT SITE PLAN 10 2 Nichols, Chrissy Mancini. Are Parking Minimums a Thing of the Past? ITE Journal. February 2019. 3American Planning Association. Practice Parking Reform (Eliminating Parking Minimums). Zoning Practice. June 2017 12618-22 Parking Evaluation LO,URBAN 12-60 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 3 of 9 L I ��e) Table 1 provides a summary of the applicable City of Newport Beach Zoning Code parking requirements for the Project. The planned vehicle sales use is a high-end boutique showroom. This differs from the traditional auto sales car lot that is described in the zoning code parking rate for vehicle sales where members of the public are invited to browse dozens—if not hundreds—of vehicles for sale (e.g., Sterling BMW) and where storage and vehicle service is provided on-site. The planned showroom will operate daily by appointment -only during typical daytime business hours between 9:00 a.m. and 6:00 p.m. No mechanical services will be provided on site. Given the rare and valuable nature of the expected vehicle inventory, test drives will not be allowed. The applicant is prepared to accept these operating constraints as part of the conditions for approval. While the project anticipates that the non-residential component of the Project will be developed with a boutique showroom for high-end vehicle sales requiring 1 space per 1,000 square feet of lot area (42,821 square feet), the City has requested that the applicant evaluate the showroom area (11,266 square feet) as office/retail sales with a parking rate requirement of 1 space per 250 square feet. TABLE 1: CITY OF NEWPORT BEACH ZONING CODE OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Residential Density Bonus Projects' Zero to one bedroom: One on-site parking space per unit Two or more bedrooms: Two on-site spaces per unit Vehicle Sale S2 1 per 1,000 square feet of lot area Retail SaleS2 1 per 250 square feet Offices - Business, Corporate, General, 1 per 250 square feet Governmental (First 50,000 sf)z 1 Newport Beach Zoning Code §20.32.040 Parking Requirements in Density Bonus Projects. z Based on the City of Newport Beach Zoning Code §20.40.040 Off -Street Parking Spaces Required. 12618-22 Parking Evaluation J'# URBAN 12-61 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 4 of 9 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING REQUIREMENTS According to the City of Newport Beach parking requirements, the off-street parking demand for the Project's residential uses is 44 spaces. At 1 space per 1,000 square feet of lot area, the vehicle sales use adds another 43 spaces. However, the City's vehicle sales parking rates does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demands. As identified previously, the high-end boutique showroom will operate daily by appointment -only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high- end boutique showrooms indicate that the City's vehicle sales overstate the actual parking demands. Table 2 presents a summary of the parking requirements forthe Project with the planned residential and vehicle sales use. According to the City of Newport Beach parking requirements, a total of 87 parking spaces are needed to support the Project. TABLE 2: PARKING REQUIREMENTS (VEHICLE SALES) Land Use Parking Rate Quantity2 Required Parking Residential - Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential - 2 Bedroom Units 2 spaces per unit 9 units 18 Vehicle Sales 1 per 1,000 sf of lot area 42,821 sf 43 Total Parking Required: 87 City of Newport Beach Municipal Code §20.40.040 Off -Street Parking Spaces Required (Table 1). z Based on May 2020 Site Plan prepared by Westgroup Designs. Table 3 presents the calculated parking requirements if the non-residential area were to be developed for retail sales. As indicated previously, the site plan anticipates that the non-residential component of the Project will be developed with a boutique showroom for high-end vehicle sales requiring 1 space per 1,000 square feet of lot area, however, the City has requested that the applicant evaluate the non- residential area as retail sales with a parking rate requirement of 1 space per 250 square feet of showroom area. Using the traditional retail sales parking rate, the Project requires 90 parking spaces. TABLE 3: PARKING REQUIREMENTS (RETAIL SALES) Land Use Parking 2 Quantity' Required Parking Residential - Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential - 2 Bedroom Units 2 spaces per unit 9 units 18 Retail Sales 1 per 250 sf 11,266 sf 46 Total Parking Required: 90 City of Newport Beach Municipal Code §20.40.040 Off -Street Parking Spaces Required (Table 1). Z Based on the May 2020 Site Plan prepared by Westgroup Designs. 12618-22 Parking Evaluation J'# URBAN 12-62 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 5 of 9 Table 4 indicates that when the planned non-residential use is analyzed as vehicle sales (lot area) and retail sales (showroom area) the Project will be deficient by 32 spaces. Recognizing that the City's parking rates for Vehicle Sales or Retail Sales do not adequately describe high-end boutique showroom auto sales use, Urban Crossroads, Inc. collected reference parking demand counts at three similar locations. TABLE 4: PARKING SUMMARY City of Newport Beach Parking Spaces Required (Tables 2 & 3). 2 Based on May 2020 Site Plan prepared by Westgroup Designs. REFERENCE PARKING DEMAND COUNTS To estimate the actual parking demands associated with the proposed Project high-end boutique showroom auto sales use, reference parking survey counts were taken during typical weekday and Saturday conditions at three locations. Reference parking counts were collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport—all of which are proximate to, and on the same street as, the 2510 West Coast Highway Mixed -Use Development site. Parking counts were collected by parking zone every hour between the hours of 9:00 am and 10:00 p.m. during typical conditions on Thursday, September 26, 2019 and on Saturday, September 21, 2019. Exhibit B presents the parking zones used to describe the on-site parking demand. The detailed parking counts are included in Appendix C. The reference parking demand counts were collected at similar high-end boutique showroom auto sales locations in Newport Beach that better reflect the planned use forthe Project than eitherthe Retail Sales or Vehicle Sales uses. Two of the three reference count locations share a common parking lot identified on Exhibit B. Based on discussions with the City staff, observational data was collected to disaggregate parking demand for each of the tenants that share a common parking lot. There were no observations in the field that indicated tenants used on -street parking along West Coast Highway to access the retail sites. Table 5 presents a summary of the reference parking demand counts for each use based on observational counts. 12618-22 Parking Evaluation J'# URBAN 12-63 Parking Parking Parking Non -Residential Use Requirements 1 Z Supply Surplus (Deficiency) Vehicle Sales 87 58 (29) Retail Sales 90 58 (32) City of Newport Beach Parking Spaces Required (Tables 2 & 3). 2 Based on May 2020 Site Plan prepared by Westgroup Designs. REFERENCE PARKING DEMAND COUNTS To estimate the actual parking demands associated with the proposed Project high-end boutique showroom auto sales use, reference parking survey counts were taken during typical weekday and Saturday conditions at three locations. Reference parking counts were collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport—all of which are proximate to, and on the same street as, the 2510 West Coast Highway Mixed -Use Development site. Parking counts were collected by parking zone every hour between the hours of 9:00 am and 10:00 p.m. during typical conditions on Thursday, September 26, 2019 and on Saturday, September 21, 2019. Exhibit B presents the parking zones used to describe the on-site parking demand. The detailed parking counts are included in Appendix C. The reference parking demand counts were collected at similar high-end boutique showroom auto sales locations in Newport Beach that better reflect the planned use forthe Project than eitherthe Retail Sales or Vehicle Sales uses. Two of the three reference count locations share a common parking lot identified on Exhibit B. Based on discussions with the City staff, observational data was collected to disaggregate parking demand for each of the tenants that share a common parking lot. There were no observations in the field that indicated tenants used on -street parking along West Coast Highway to access the retail sites. Table 5 presents a summary of the reference parking demand counts for each use based on observational counts. 12618-22 Parking Evaluation J'# URBAN 12-63 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 6 of 9 EXHIBIT B: PARKING ZONES TABLE 5: OBSERVED PARKING DEMAND By USE Use Address Building Size ' Occupied Spaces- Weekday' Weekday' Occupied Spaces - Saturday' Ferrari Newport Beach 900 West Coast Highway 12,005 sf 8 spaces 7 spaces Karma OC 950 West Coast Highway 1,927 sf 3 spaces 2 spaces Twilia True Jewelry 980 West Coast Highway 6,043 sf 8 spaces 7 spaces Newport Autosport 1000 West Coast Highway 11,382 sf 19 spaces 13 spaces Maserati Newport Beach 1100 West Coast Highway 10,363 sf 17 spaces 18 spaces Other 2 spaces 3 spaces Overall 52 spaces 43 spaces 1 City of Newport Beach building permit history. 2 Peak parking demand during typical weekday conditions on Thursday, September 26, 2019. 3 Peak parking demand during typical weekend conditions on Saturday, September 21, 2019. 4 Other = Parked at the lot and walked away from the lot without going to any of the places there. Table 6 provides a summary of the estimated Boutique Auto Sales Parking demands based on the reference observational parking counts collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport. 12618-22 Parking Evaluation ('0 URBAN 12-64 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 7 of 9 TABLE 6: REFERENCE BOUTIQUE AUTO SALES PARKING DEMAND Use Building Size' Occupied Spaces' Vehicles for Sale' Peak Demand' Parking Rates Ferrari Newport Beach 12,005 sf 8 8 1 per 1,501 sf Newport Autosport 11,382 sf 19 6 13 1 per 876 sf Maserati Newport Beach 10,363 sf 18 14 4 1 per 2,591 sf Average: 1 per 1,656 sf ' City of Newport Beach building permit history. Z Occupied parking spaces during higher of typical peak weekday or Saturday conditions (See Table 5) 3 Observed number of vehicles for sale staged in the parking lot. ° Actual parking demand (Occupied Spaces minus Vehicles for Sale) 5 Calculated parking demand rate based on actual peak parking demands. FERRARI NEWPORT BEACH Located at 900 West Coast Highway in the City of Newport Beach, Ferrari Newport Beach provides approximately 12,005 square feet (gross floor area) of high-end boutique showroom auto sales use. The showroom operates daily by appointment -only during typical daytime business hours between 9:00 a.m. and 6:00 p.m. There are no on-site mechanical services and test drives are available by appointment only. A review of the parking counts provided in Appendix C suggests that the peak parking demand approached 8 spaces. As shown on Table 6, this translates into an estimated parking demand rate of 1 space per every 1,501 square feet of gross floor area. NEWPORT AUTOSPORT As shown on Exhibit B, Newport Autosport is located at 1000 West Coast Highway in the City of Newport Beach. Newport Autosport provides high-end boutique auto sales in a building of approximately 11,382 square feet of gross floor area. Observations in the field (September 2019) indicated that there are no on-site mechanical services and test drives are available by appointment only. It should be noted that Newport Autosport appears to be no longer in business as of January 2020. Approximately six on-site parking spaces were used as staging for vehicle sales. Based on the peak parking demand of 13 vehicles observed during typical weekday or Saturday conditions, the parking demand rate for Newport Autosport is estimated at 1 space for every 876 square feet of gross floor area. MASERATI NEWPORT BEACH As shown on Exhibit B, Maserati is located at 1100 West Coast Highway in the City of Newport Beach. Maserati is a high-end boutique auto sales facility. The showroom will operate daily by appointment - only during typical daytime business hours between 9:00 a.m. and 7:00 p.m. There are no on-site 12618-22 Parking Evaluation j'# URBAN 12-65 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 8 of 9 mechanical services and test drives are available by appointment only. Approximately 14 on-site parking spaces in Zone 6 were used as staging for vehicle sales. With a peak parking demand of approximately 4 vehicles, the parking demands for the 10,363 square feet (gross floor area) Maserati Newport Beach building is estimated at approximately 1 space for every 2,591 square feet of gross floor area. 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMANDS A comparison of the three reference parking demand rates suggests an average parking rate of 1 space for every 1,656 square feet, with a peak parking rate of 1 space for every 876 square feet. Using these reference parking demand rates, it is possible to estimate the parking demands for the 2510 West Coast Highway Mixed -Use Development. With 11,266 square -feet of high-end boutique showroom auto sales use, Table 7 shows a peak Project parking demand of 13 spaces. TABLE 7: HIGH-END BOUTIQUE SHOW ROOM AUTO SALES PARKING DEMAND Use Building Parking Rate' Parking Size Demand' 46 spaces High-end boutique Average 1 per 1656 sf 7 spaces Project Showroom 11,266 sf Variance 33 spaces Peak 1 per 876 sf 13 spaces 1 Estimated building size based on May 2020 Site Plan prepared by Westgroup Designs. 2 Reference parking demand rates observed during typical weekday and Saturday conditions (Table 6). 3 Calculated parking demand based on reference peak parking demands. Based on reference parking counts collected from similar high-end boutique showroom auto sales use in the City of Newport Beach, the peak parking demand is estimated at 13 spaces for the 2510 West Coast Highway Mixed -Use Development showroom. This is far less than the 46 spaces required based on the City of Newport Beach Zoning Code for Vehicle or Retail Sales. The analysis shows that the City's parking rates for both vehicle sales and retail sales overstates the actual parking demands. Table 8 presents this comparison that results in a parking demand reduction of 33 spaces. TABLE 8: HIGH-END BOUTIQUE SHOW ROOM AUTO SALES PARKING DEMAND COMPARISON Use Parking Rate Parking Demand City of Newport Beach Zoning Code (Table 3) 46 spaces High-end boutique Reference Parking Counts (Table 7)13 spaces showroom auto sales Variance 33 spaces 12618-22 Parking Evaluation J'# URBAN 12-66 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 9 of 9 CONCLUSIONS This Parking Demand Evaluation demonstrates that the Project will provide adequate parking to support approximately 11,266 square feet of high-end boutique showroom auto sales use and 35 multi -family residential dwelling units. Table 9 suggests that the Project will require approximately 57 parking spaces during peak conditions, which equates to 1 space of surplus compared to the 58 spaces provided on the May 2020 site plan prepared by Westgroup Designs. TABLE 9: PARKING SUMMARY Use Parking Rate' Quantit z y Parking Requirements' Parking Supply2 Parking Surplus Residential - Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential - 2 Bedroom Units 2 spaces per unit 9 units 18 High -End Boutique Show Room Auto Sales 1 per 876 sf 11,266 sf 13 Totals: 57 58 1 1 Parking Spaces Required (Tables 2, 3 & 6). Z Based on May 2020 Site Plan prepared by Westgroup Designs. This Parking Demand Evaluation demonstrates that adequate parking supply exists to support the proposed Project. With an off-street parking supply of 58 spaces, the Project is expected to approach capacity with little or no excess parking during peak hours. If you have any questions, please contact me directly at (949) 336-5979 Respectfully submitted, URBAN CROSSROADS, INC. Bill Lawson, P.E., INCE Principal 12618-22 Parking Evaluation Q�OFESSION �QO SOWAR4�gIle" �4022CZR+ E No. TR 2537 `Try TRAFFIC ��P OF CALWO J'# URBAN 12-67 APPENDIX A: PRELIMINARY SITE PLAN 12618-21 Parking Evaluation LV, URBAN 12-68 \ ` - 12'-7" \ F.H. 2540 WEST COAST HIGHWAY \ O CITY TREE TO REMAIN - \ 1 PROTECT IN PLACE 0 u±oll s \ 12 TION LT__ \ 1 � DED�CA • - - . - \ 1 O NEW CITY TREE - • I� SEELANDSCAPE _ \ I= \ CAL -TRANS LIGHT TO REMAIN - ^ PROTECT IN PLACE \ ; F.D.C. I \ - 117' - 9" 20' - 3" Y 0o Q 10'- 3" �m in Lu Lu cn R -' uh (TD (V COMMERCIAL: • B OCCUPANCY 11,266 SF =OD 101'- 6" J } _ Q 1 \ -31'-3" Luo, U LU I \\ Q N w 1 \ ~ > m 20'- 3" 116 TUSTIN AVE. 326'- 0" RESIDENTIAL: • R-2 OCCUPANCY • TYPE III -A CONSTRUCTION ABOVE PODIUM • TWO STORIES PARKING GARAGE: • S-2 OCCUPANCY • ONE STORY AT GRADE 120 TUSTIN AVE. 160'- 7" / OPIE14 TO COURTYARD BELOW ED .m � LLI U) ON 1 - W PLAYGROUND- : - ; I 2436 WEST 'AREA_ ' COAST HIGHWAY ; F.H.S 124 TUSTIN III.,... AVE. 1" H \ \ 1 1 1 1 1 1 I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I _ I CITY TREE TO REMAIN - PROTECT IN PLACE _ I I I - I 76' - 1 I 30' - 0..;. I SETBACK I - - - • �t CV V L o R G w I LiLmY • 12'-0" -� N / ASEMEN i / / / / / / / TM 2510 W. C AST HWY LLC SITE PLAN A-0.2 N V E S T M ENT P A R T N E RS MIXED-USE DEVELOPMENT ------------ / E - SITE PLAN LEGEND F.H. ® FIRE HYDRANT LOCATION, VERIFY / LOCATION WITH CIVIL DRAWINGS / WITH CIVIL DRAWINGS AREA DESIGNATED FOR FIRE ENGINE / & EMERGENCY VEHICLES CONCRETE WALK / 87'- 5" / / / / / / / / TM 2510 W. C AST HWY LLC SITE PLAN A-0.2 N V E S T M ENT P A R T N E RS MIXED-USE DEVELOPMENT ------------ / E - SITE PLAN LEGEND F.H. ® FIRE HYDRANT LOCATION, VERIFY LOCATION WITH CIVIL DRAWINGS PROPERTY LINE. VERIFY LOCATION WITH CIVIL DRAWINGS AREA DESIGNATED FOR FIRE ENGINE & EMERGENCY VEHICLES CONCRETE WALK W STGROUP D z_ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-69 SP/SCE TM INVESTMENT PARTNERS 113'- 10" 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BOUTIQUE AUTO SHOWROOM 8,741 (1 ST FL.) + 1,484 (MEZZANINE) + = 10,975 SF 105975 SF / 876 SF = 13 STALLS COMMERCIAL: 750 (OFFICE) 1ST FL.: 9,491 SF MEZZANINE: 1,484 SF TOTAL: 10,975 SF LEVEL 1 COMMERCIAL FLOOR PLAN A -1.1A 1/8" = 1' TRASH 100 SF 09.09.2020 XM�%WESTGROUP D = s ARCHITECTURE I PLANNING G N S INTERIOR DESIGN 12-70 A-4.2 1 SP/SCE TNI INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 1 RESIDENTIAL FLOOR PLAN A-1. 1 B0 8 16 24 Q • 09.09.2020 ION ii♦LW-A lAnWESTGROUP D = s ARCHITECTURE I PLANNING I G N S INTERIOR DESIGN 12-71 APPENDIX B: CITY OF NEWPORT BEACH MUNICIPAL CODE 12618-21 Parking Evaluation LV, URBAN 12-72 Chapter 20.32 — Density Bonus [New] Sections 20.32.010 — Purpose 20.32.020 — Eligibility for Density Bonus and Incentives 20.32.030 — Allowed Density Bonuses 20.32.040 — Parking Requirements in Density Bonus Projects 20.32.050 —Allowed Incentives 20.32.060 — Incentives for Housing with Child Care Facilities 20.32.070 — Design and Distribution of Affordable Units. 20.32.080 — Continued Availability 20.32.090 — Occupancy and Resale of Common Interest Units. 20.32.100 — Affordable Housing Agreement 20.32.010 — Purpose The purpose of this Chapter is to provide a means for granting density bonuses and incentives in compliance with Government Code Sections 65915 through 65917. This Chapter provides density bonuses and incentives for the development of housing that is affordable to lower-, low-, and moderate -income households and senior citizens. 20.32.020 — Eligibility for Density Bonus and Incentives In order to be eligible for a density bonus and other incentives as provided by this Chapter, a proposed housing development shall comply with the following requirements and satisfy all other applicable provisions of this Zoning Code, except as provided by Section 20.32.050 (Allowed Incentives). A. Eligibility requirements. A housing development proposed to qualify for a density bonus shall contain 5 or more dwelling units and shall include at least one of the following: A minimum of 5 percent of the total number of proposed units are for very low- income households; 2. A minimum of 10 percent of the total number of proposed units are for low- income households; 3. A senior citizen housing development as defined in as defined in this Code, or a mobile home park that limits residency based on age requirements for housing older persons in compliance with Civil Code Sections 798.76 or 799.5; or 4. A minimum of 10 percent of the total dwelling units in a common interest development as defined in Civil Code Section 1351 are for persons and families of moderate income. Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-73 20.32 Density Bonus B. Condominium conversion projects. A condominium conversion project for which a density bonus is requested shall provide affordable units as provided below and shall agree to pay for reasonable administrative costs incurred by the City: A minimum of 33 percent of the total units to persons and families of low- or moderate -income, or 2. A minimum of 15 percent of the total units of the proposed condominium project to very low-income households. C. Units not eligible for bonuses or incentives. When affordable housing is required to be provided under the provisions of Chapter 20.34 (Inclusionary Housing) or the replacement of residential units is required under the provisions of Chapter 20.36 (Conversion or Demolition of Affordable Housing) the number of units required to be provided or replaced under those Chapters shall not count towards the number of units necessary to qualify for a density bonus under the provisions of this Chapter. 20.32.030 — Allowed Density Bonuses A. Amount of density bonus. A housing development that complies with the eligibility requirements of Section 20.32.020, above, shall be entitled to density bonuses as follows, unless a lesser percentage is proposed by the applicant. Bonus for units for very low-income households. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.1 (5 percent of units for very low-income households) shall be entitled to a density bonus calculated as follows. TABLE 3-6 VERY LOW-INCOME Percentage of Total Density Bonus Percentage Units Proposed 5 20 6 22.5 7 25 8 27.5 9 30 10 32.5 11 35 2. Bonus for units for low-income households. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.2 (10 percent of units for low-income households) shall be entitled to a density bonus calculated as follows. Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-74 Density Bonus TABLE 3-7 LOW-INCOME Percentage of Total TDensity Bonus Percentage Units Proposed 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 20.32 3. Bonus for moderate income units in common interest development. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32020.A.4 (10 percent of units in a common interest development for persons and families of moderate -income) shall be entitled to a density bonus calculated as follows. Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-75 20.32 Density Bonus TABLE 3-8 MODERATE -INCOME Percentage of Total Density Bonus Percentage Units Proposed 10 5 11 6 12 7 13 8 14 9 15 10 16 11 17 12 18 13 19 14 20 15 21 16 22 17 23 18 24 19 25 20 26 21 27 22 28 23 29 24 30 25 31 26 32 27 33 28 34 29 35 30 36 31 37 32 38 33 39 34 40 35 Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-76 Density Bonus 20.32 4. Bonus for senior citizen housing development. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.3 (senior citizen development or mobile home park) shall be entitled to a density bonus of 20 percent. 5. Bonus for land donation. When an applicant for a residential development agrees to donate land to the City for very low-income households, the applicant shall be entitled to a density bonus for the entire market rate development, provided that nothing in this Subsection shall be construed to affect the authority of the City to require a developer to donate land as a condition of development. a. Bonus. The applicant shall be entitled to the maximum allowed residential density under the General Plan Land Use Element and zoning designation for the entire market rate development as follows. TABLE 3-9 VERY LOW-INCOME Percentage of Total Density Bonus Percentage Units Proposed 10 15 11 16 12 17 13 18 14 19 15 20 16 21 17 22 18 23 19 24 20 25 21 26 22 27 23 28 24 29 25 30 26 31 27 32 28 33 29 34 30 35 Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-77 20.32 Density Bonus b. Eligibility for land donations. An applicant shall be eligible for a density bonus if all of the following conditions are met ; (1) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application; (2) The developable acreage and zoning classification of the land being donated are sufficient to permit construction of units in an amount not less than 10 percent of the number of market rate units of the proposed development; (3) The donated land is at least one acre, or of sufficient size to permit development of at least 40 units, has the appropriate General Plan designation, is appropriately zoned for development as affordable housing, and is or will be served by adequate public facilities and infrastructure. The land shall have appropriate zoning and development standards to make the development of the affordable units feasible; (4) No later than the date of approval of the market rate residential development, the donated land shall have all of the discretionary permits and approvals, other than Building Permits, necessary for the development; (5) The donated land and the affordable units shall be restricted to very low-income households and subject to a deed restriction ensuring continued affordability of the units consistent with Section 20.32.080 (Continued Availability), below, which shall be recorded on the property at the time of dedication; (6) The land is donated to the City or to a housing developer approved by the City; and (7) The donated land shall be within the boundary of the proposed development or, if the City agrees, within one quarter mile of the boundary of the proposed market rate development. 6. Density bonus for affordable units and land. The increase in the Table 3-7 (Low-Income),above, shall be in addition to any increase in density required by Subsections A.1 through A.4, up to a maximum combined mandated density increase of 35 percent if an applicant seeks both the increase required in compliance with this Subsection as well as the bonuses provided by Subsections A.1 through A.4. B. Density bonus calculations. 1. Fractional units. The calculation of a density bonus in compliance with this Section that results in fractional units shall be rounded up to the next whole number, as required by State law. J&161M Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-78 Density Bonus 20.32 2. Mixed income development. If the applicant desires to develop a density bonus project available to a mix of income levels, the Director shall determine the amount of density bonus to be granted up to a maximum of 35 percent. C. Requirements for amendments or discretionary approval. The granting of a density bonus shall not be interpreted to require a General Plan amendment, Coastal Land Use Plan amendment, Zoning Map amendment, or other discretionary approval. 20.32.040 — Parking Requirements in Density Bonus Projects A. Applicability. This Section applies to a development that meets the requirements of Section 20.32.020 (Eligibility for Density Bonus and Incentives), above, but only at the request of the applicant. An applicant may request additional parking incentives beyond those provided in this Section in compliance with Section 20.32.050 (Allowed Incentives), above. B. Number of parking spaces required. At the request of the applicant, the City shall require the following vehicular parking ratios for a project that complies with the requirements of Section 20.32.020 (Eligibility for Density Bonus and Incentives), above, inclusive of handicapped and guest parking: a. Zero to one bedroom: One on-site parking space per unit; or Two or more bedrooms: Two on-site parking spaces per unit 2. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. C. Location of parking. For purposes of this Section, a development may provide on-site parking through uncovered or tandem parking, but not through on -street parking. 20.32.050 — Allowed Incentives A. Applicant request and City approval. An applicant for a density bonus may also submit a proposal that includes any of the incentives listed in Subsection C. (Types of incentives), below. The applicant shall file the request concurrently with the application for project approval. The applicant shall show that an incentive is necessary to make the housing units economically feasible. When an applicant makes a request for an incentive, the Council shall grant the request unless either of the following findings is made, based on substantial evidence: The incentive or concession is not required to make development of the affordable housing economically feasible, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Section 20.32.080.B. (Affordable cost); or 2. The incentive or concession would have a specific adverse impact, as defined in Government Code Section 65589.5(d)(2), upon public health and safety or the physical environment, or on any real property listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-79 20.32 Density Bonus mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate income households. B. Number of incentives. The Council shall grant the following number of incentives, except as provided in Subsection A, above. One incentive. One incentive for a project that includes at least 10 percent of the total units for low income households, at least 5 percent for very low income households, or at least 10 percent for persons and families of moderate income in a common interest development. 2. Two incentives. Two incentives for a project that includes at least 20 percent of the total units for low income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. 3. Three incentives. Three incentives for a project that includes at least 30 percent of the total units for low income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. C. Type of incentives. For the purposes of this Chapter, concession or incentive means any of the following: A reduction in the site development standards (e.g., site coverage, setbacks, increase height up to the maximum allowed, reduced lot sizes, and/or parking requirements (see also Section 20.32.040 [Parking Requirements in Density Bonus Projects]), or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission in compliance with Health and Safety Code Section 18901 et seq., that would otherwise be required, that results in identifiable, financially sufficient, and actual cost reductions; 2. Approval of mixed-use zoning in conjunction with the housing development, if nonresidential land uses will reduce the cost of the housing development, and the nonresidential land uses are compatible with the housing project and the existing or planned development in the area where the project will be located; 3. Other regulatory incentives proposed by the applicant or the City that will result in identifiable, financially sufficient, and actual cost reductions; and/or 4. A direct financial contribution granted by the Council, at its sole discretion. D. Effect of incentive or concession. The granting of an incentive shall not be interpreted to require a General Plan amendment, Coastal Land Use Plan amendment, Zoning Map amendment, or other discretionary approval. Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-80 Density Bonus 20.32.060 — Incentives for Housing with Child Care Facilities 20.32 A residential development that complies with the income requirements of Subsections 20.32.020.A, and B, above, and also includes a child care facility, other than a large or small family day care home, that will be located on the site as the development, shall be eligible for the following incentives in addition to the incentives provided for the affordable housing. A. Incentives. The City shall grant a housing development that includes a child care facility either of the following: An amount of residential floor area equal to or greater than the floor area of the child care facility; or 2. An incentive that contributes to the economic feasibility of the child care facility (e.g., reduction of development standards, reduced parking requirements, monetary contribution). B. Requirements to qualify for incentives. The City shall require, as a condition of approving the housing development, that: The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable in compliance with Section 20.30.080 (Continued Availability), below; and 2. Of the children who attend the child care facility, the children of very low income households, low income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households, or families of moderate income in compliance with Subsection 20.30.020.A (Resident requirements), above. C. Incentive not required. The City shall not be required to provide a density bonus for a child care facility if it finds, based upon substantial evidence, that the community has adequate child care facilities. 20.32.070 — Design and Distribution of Affordable Units. Affordable units shall be designed and distributed within the residential development as follows: A. Number of bedrooms. Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole; B. Comparable quality and facilities. Affordable units shall be comparable in the facilities provided (e.g., laundry, recreation, etc.) and in the quality of construction and exterior design to the market -rate units; C. Size. Affordable units may be smaller and have different interior finishes and features than the market -rate units; and Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-81 20.32 Density Bonus D. Location. Affordable units shall be dispersed throughout the residential development, unless clustering is allowed by the review authority. 20.32.080 — Continued Availability The units that qualified the housing development for a density bonus and other incentives shall continue to be available as affordable units in compliance with the following requirements as required by Government Code Section 659158). See also Section 20.32.090 (Occupancy and Resale of Common Interest Units). A. Duration of affordability. The applicant shall agree to and the City shall ensure the continued availability of the units that qualified the housing development for a density bonus and other incentives. The continued affordability of all very low- and low-income qualifying units shall be maintained for 30 years, or a longer time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program. B. Affordable costs. The rents and owner -occupied costs charged for the housing units shall not exceed the following amounts during the period of continued availability required by this Section: Rental units. Rents for density bonus units shall be set at an affordable rent as defined in Health and Safety Code Section 50053; and 2. Owner -occupied units. Owner -occupied units shall be available at an affordable housing cost as defined in Health and Safety Code Section 50052.5. 20.32.090 — Occupancy and Resale of Common Interest Units. A. Occupancy. An applicant shall agree to, and the City shall ensure that the initial occupants of moderate income units that are directly related to the receipt of the common interest density bonus are persons and families of moderate income and that the units are offered at an affordable housing cost, as provided in this Chapter. B. Resale. The City shall enforce an equity sharing agreement for the resale of affordable common interest units, unless it would be in conflict with the requirements of another public funding source or law. The following requirements apply to the equity sharing agreement: Upon resale, the seller of the unit shall retain the value of any improvements, the down payment, and the seller's proportionate share of appreciation; and 2. The City shall recapture any additional subsidy and its proportionate share of appreciation, which shall then be used within 3 years for any of the purposes described in Health and Safety Code Section 33334.2(e) that promote home ownership. For the purposes of this Section: a. The City's initial subsidy shall be equal to the fair market value of the home at the time of initial sale, minus the initial sale price, plus the amount of any down payment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value, then the value at the time of the resale shall be used as the initial market value; Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-82 Density Bonus 20.32 The City's proportionate share of appreciation shall be equal to the ratio of the initial subsidy to the fair market value of the home at the time of initial sale; and C. The initial subsidy shall include any incentives granted by the City and shall be equal to the monetary equivalent of the incentives. 20.32.100 —Affordable Housing Agreement An affordable housing agreement shall be executed in a recordable form prior to the issuance of a Building Permit for any portion of a residential development project subject to the requirements of this Chapter. The form of the agreement shall be similar in content to the agreement specified in Section 20.32.100 (Affordable Housing Agreement) and as required by the City Attorney. Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-83 20.32 Density Bonus — This page intentionally left blank — Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-84 5/15/2019 Chapter 20.40 OFF-STREET PARKING Chapter 20.40 OFF-STREET PARKING Sections: 20.40.010 Purpose. 20.40.020 Applicability. 20.40.030 Requirements for Off -Street Parking. 20.40.040 Off -Street Parking Spaces Required. 20.40.050 Parking Requirements for Shopping Centers. 20.40.060 Parking Requirements for Food Service Uses. 20.40.070 Development Standards for Parking Areas. 20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts. 20.40.090 Parking Standards for Residential Uses. 20.40.100 Off -Site Parking. 20.40.110 Adjustments to Off -Street Parking Requirements. 20.40.120 Parking Management Districts. 20.40.130 In -Lieu Parking Fee. 20.40.010 Purpose. .................................................................... The purpose of this chapter is to provide off-street parking and loading standards to: A. Provide for the general welfare and convenience of persons within the City by ensuring that sufficient parking facilities are available to meet the needs generated by specific uses and that adequate parking is provided, to the extent feasible; B. Provide accessible, attractive, secure, and well-maintained off-street parking and loading facilities; C. Increase public safety by reducing congestion on public streets and to minimize impacts to public street parking available for coastal access and recreation; D. Ensure access and maneuverability for emergency vehicles; and E. Provide loading and delivery facilities in proportion to the needs of allowed uses. (Ord. 2010-21 § 1 (Exh. A) (part), 2010) 20.40.020 Applicability. A. Off -Street Parking Required. Each use, including a change or expansion of a use or structure, except as otherwise provided for in Chapter 20.38 (Nonconforming Uses and Structures) shall have appropriately maintained off-street parking and loading areas in compliance with the provisions of this chapter. A use shall not be commenced and structures shall not be occupied until improvements required by this chapter are satisfactorily completed. B. Change, Enlargement, or Intensification of Use. Changes in use and enlargement or intensification of an existing use shall require compliance with the off-street parking requirements of this chapter, except as allowed in Chapter 20.38 (Nonconforming Uses and Structures). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.030 Requirements for Off -Street Parking. .................................................................................................................................................................................................................................................................................................................................. A. Parking Required to Be On -Site. Parking shall be located on the same lot or development site as the uses served, except for the following: https://www.codepublishing.com/CA/NewportBeach/ 1/17 12-85 5/15/2019 Chapter 20.40 OFF-STREET PARKING 1. Townhouses and Multi -Tenant Uses. Where parking is provided on another lot within the same development site, the parking shall be located within two hundred (200) feet of the units they are intended to serve. 2. Off -Site Parking Agreement. Parking may be located off-site with the approval of an off-site parking agreement in compliance with Section 20.40.100(C) (Parking Agreement). B. Permanent Availability Required. Each parking and loading space shall be permanently available and maintained for parking purposes for the use it is intended to serve. The Director may authorize the temporary use of parking or loading spaces for other than parking or loading in conjunction with a seasonal or intermittent use allowed in compliance with Section 20.52.040 (Limited Term Permits). C. Maintenance. Parking spaces, driveways, maneuvering aisles, turnaround areas, and landscaping areas shall be kept free of dust, graffiti, and litter. Striping, paving, walls, light standards, and all other facilities shall be permanently maintained in good condition. D. Vehicles for Sale. Vehicles, trailers, or other personal property shall not be parked upon a private street, parking lot, or private property for the primary purpose of displaying the vehicle, trailer, or other personal property for sale, hire, or rental, unless the property is appropriately zoned, and the vendor is licensed to transact a vehicle sales business at that location. E. Calculation of Spaces Required. 1. Fractional Spaces. Fractional parking space requirements shall be rounded up to the next whole space. 2. Bench Seating. Where bench seating or pews are provided, eighteen (18) linear inches of seating shall be considered to constitute a separate or individual seat. 3. Gross Floor Area. References to spaces per square foot are to be calculated on the basis of gross floor area unless otherwise specified. 4. Net Public Area. "Net public area" shall be defined as the total area accessible to the public within an eating and/or drinking establishment, excluding kitchens, restrooms, offices pertaining to the use, and storage areas. 5. Spaces per Occupant. References to spaces per occupant are to be calculated on the basis of maximum occupancy approved by the City of Newport Beach Fire Department. 6. Spaces Required for Multiple Uses. If more than one use is located on a site, the number of required off- street parking spaces shall be equal to the sum of the requirements prescribed for each use. F. Nonconforming Parking and Loading. Land uses and structures that are nonconforming due solely to the lack of off-street parking or loading facilities required by this chapter shall be subject to the provisions of Section 20.38.060 (Nonconforming Parking). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.040 Off -Street Parking Spaces Required. Off-street parking spaces shall be provided in compliance with Table 3.10. These standards shall be considered the minimum required to preserve the public health, safety, and welfare, and more extensive parking provisions may be required by the review authority in particular circumstances. Unless otherwise noted parking requirements are calculated based on gross floor area. TABLE 3-10 https://www.codepublishing.com/CA/NewportBeach/ 2/17 12-86 5/15/2019 Chapter 20.40 OFF-STREET PARKING OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Industry, Manufacturing and Processing, Warehousing Uses Food Processing 1 per 2,000 sq. ft. Handicraft Industry 1 per 500 sq. ft. Industry Small -5,000 sq. ft. or less 1 per 500 sq. ft. Large—Over 5,000 sq. ft. 1 per 1,000 sq. ft. Industry, Marine -Related 1 per 750 sq. ft. Personal Storage (Mini Storage) 2 for resident manager, plus additional for office as required by minor use permit Research and Development 1 per 500 sq. ft. Warehousing and Storage 1 per 2,000 sq. ft., plus one per 350 sq. ft. for offices. Minimum of 10 spaces per use Wholesaling 1 per 1,000 sq. ft. Recreation, Education, and Public Assembly Uses Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft. used for assembly purposes Commercial Recreation and Entertainment As required by conditional use permit Cultural Institutions 1 per 300 sq. ft. Schools, Public and Private As required by conditional/minor use permit Residential Uses Accessory Dwelling Units As required per Section 20.48.200 Single -Unit Dwellings—Attached 2 per unit in a garage Single -Unit Dwellings—Detached and less than 4,000 sq. ft. of floor area 2 per unit in a garage Single -Unit Dwellings—Detached and 4,000 sq. ft. or greater of floor area 3 per unit in a garage Single -Unit Dwellings—Balboa Island 2 per unit in a garage Multi -Unit Dwellings -3 units 2 per unit covered, plus guest parking; 1-2 units, no guest parking required 3 units, 1 guest parking space Multi -Unit Dwellings -4 units or more 2 per unit covered, plus 0.5 space per unit for guest parking Two -Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in a garage Live/Work Units 2 per unit in a garage, plus 2 for guest/customer parking Senior Housing—Market rate 1.2 per unit Senior Housing—Affordable 1 per unit https://www.codepublishing.com/CA/NewportBeach/ 3/17 12-87 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required Retail Trade Uses Appliances, Building Materials, Home Electronics, Furniture, Nurseries, and Similar Large Warehouse -type Retail Sales and Bulk Merchandise Facilities 1st 10,000 sq. ft. -1 space per 300 sq. ft. Over 10,000 sq. ft. -1 space per 500 sq. ft. Plus 1 per 1,000 sq. ft. of outdoor merchandise areas Food and Beverage Sales 1 per 200 sq. ft. Marine Rentals and Sales Boat Rentals and Sales 1 per 1,000 sq. ft. of lot area, plus 1 per 350 sq. ft. of office area Marine Retail Sales 1 per 250 sq. ft. Retail Sales 1 per 250 sq. ft. Shopping Centers 1 per 200 sq. ft. See Section 20.40.050 Service Uses—Business, Financial, Medical, and Professional Convalescent Facilities 1 per 3 beds or as required by conditional use permit Emergency Health Facilities 1 per 200 sq. ft. Financial Institutions and Related Services 1 per 250 sq. ft. Hospitals 1 per bed; plus 1 per resident doctor and 1 per employee. Offices*—Business, Corporate, General, Governmental First 50,000 sq. ft. Next 75,000 sq. ft. Floor area above 125,001 sq. ft. * Not more than 20% medical office uses. 1 per 250 sq. ft. net floor area 1 per 300 sq. ft. net floor area 1 per 350 sq. ft. net floor area Offices—Medical and Dental Offices 1 per 200 sq. ft. Outpatient Surgery Facility 1 per 250 sq. ft. Service Uses—General Adult -Oriented Businesses 1 per 1.5 occupants or as required by conditional use permit Ambulance Services 1 per 500 sq. ft.; plus 2 storage spaces. Animal Sales and Services Animal Boarding/Kennels 1 per 400 sq. ft. Animal Grooming 1 per 400 sq. ft. Animal Hospitals/Clinics 1 per 400 sq. ft. Animal Retail Sales 1 per 250 sq. ft. Artists' Studios 1 per 1,000 sq. ft. Catering Services 1 per 400 sq. ft. Care Uses Adult Day Care—Small (6 or fewer) Spaces required for dwelling unit only https://www.codepublishing.com/CA/NewportBeach/ 4/17 12-88 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required Adult Day Care—Large (7 or more) 2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Child Day Care—Small (6 or fewer) Spaces required for dwelling unit only Child Day Care—Large (9 to 14) 2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Day Care—General 1 per 7 occupants based on maximum occupancy allowed per license Residential Care—General (7 to 14) 1 per 3 beds Eating and Drinking Establishments Accessory (open to public) 1 per each 3 seats or 1 per each 75 sq. ft. of net public area, whichever is greater Bars, Lounges, and Nightclubs 1 per each 4 persons based on allowed occupancy load or as required by conditional use permit Food Service with/without alcohol, with/without late hours 1 per 30-50 sq. ft. of net public area, including outdoor dining areas exceeding 25% of the interior net public area or 1,000 sq. ft., whichever is less. See Section 20.40.060 Food Service—Fast food 1 per 50 sq. ft., and 1 per 100 sq. ft. for outdoor dining areas Take -Out Service—Limited 1 per 250 sq. ft. Emergency Shelter 1 per 4 beds plus 1 per staff; and if shelter is designed with designated family units then 0.5 parking space per bedroom designated for family units Funeral Homes and Mortuaries 1 per 35 sq. ft. of assembly area Health/Fitness Facilities Small -2,000 sq. ft. or less 1 per 250 sq. ft. Large—Over 2,000 sq. ft. 1 per 200 sq. ft. Laboratories (medical, dental, and similar) 1 per 500 sq. ft. Maintenance and Repair Services 1 per 500 sq. ft. Marine Services Boat Storage—Dry 0.33 per storage space or as required by conditional use permit Boat Yards As required by conditional use permit Dry Docks 2 per dry dock Entertainment and Excursion Services 1 per each 3 passengers and crew members https://www.codepublishing.com/CA/NewportBeach/ 5/17 12-89 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required Marine Service Stations As required by conditional use permit Sport Fishing Charters 1 per each 2 passengers and crew members Water Transportation Services—Office 1 per 100 sq. ft., minimum 2 spaces Personal Services Massage Establishments 1 per 200 sq. ft. or as required by conditional use permit Nail Salons 1 per 80 sq. ft. Personal Services, General 1 per 250 sq. ft. Studio (dance, music, and similar) 1 per 250 sq. ft. Postal Services 1 per 250 sq. ft. Printing and Duplicating Services 1 per 250 sq. ft. Recycling Facilities Collection Facility—Large 4 spaces minimum, but more may be required by the review authority Collection Facility—Small As required by the review authority Visitor Accommodations Bed and Breakfast Inns 1 per guest room, plus 2 spaces Hotels and accessory uses As required by conditional use permit Motels 1 per guest room or unit Recreational Vehicle Parks As required by conditional use permit Time Shares As required by conditional use permit Transportation, Communications, and Infrastructure Uses Communication Facilities 1 per 500 sq. ft. Heliports and Helistops As required by conditional use permit Marinas 0.75 per slip or 0.75 per 25 feet of mooring space Vehicle Rental, Sale, and Service Uses Vehicle/Equipment Rentals Office Only 1 per 250 sq. ft. Limited 1 per 300 sq. ft., plus 1 per rental vehicle (not including bicycles and similar vehicles) Vehicle/Equipment Rentals and Sales 1 per 1,000 sq. ft. of lot area Vehicles for Hire 1 per 300 sq. ft., plus 1 per each vehicle associated with the use and stored on the same site Vehicle Sales, Office Only 1 per 250 sq. ft., plus 1 as required by DMV Vehicle/Equipment Repair (General and Limited) 1 per 300 sq. ft. or 5 per service bay, whichever is more https://www.codepublishing.com/CA/NewportBeach/ 6/17 12-90 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required Vehicle/Equipment Services Automobile Washing 1 per 200 sq. ft. of office or lounge area; plus queue for 5 cars per washing station Service Station 1 per 300 sq. ft. or 5 per service bay, whichever is more; minimum of 4 Service Station with Convenience Market 1 per 200 sq. ft., in addition to 5 per service bay Vehicle Storage 1 per 500 sq. ft. Other Uses Caretaker Residence 1 per unit Special Events As required by Chapter 11.03 Temporary Uses As required by the limited term permit in compliance with Section 20.52.040 (Ord. 2017-11 § 5, 2017; Ord. 2015-15 § 8, 2015; Ord. 2013-4 § 3, 2013; Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.050 Parking Requirements for Shopping Centers. .................................................................................................................................................................................................................................................................................................................................. A. An off-street parking space requirement of one space for each two hundred (200) square feet of gross floor area may be used for shopping centers meeting the following criteria: 1. The gross floor area of the shopping center does not exceed 100,000 square feet; and 2. The gross floor area of all eating and drinking establishments does not exceed fifteen (15) percent of the gross floor area of the shopping center. B. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more shall meet the parking space requirement for the applicable use in compliance with Section 20.40.040 (Off -Street Parking Spaces Required). C. Shopping centers with gross floor areas in excess of 100,000 square feet or with eating and drinking establishments occupying more than fifteen (15) percent of the gross floor area of the center shall use a parking requirement equal to the sum of the requirements prescribed for each use in the shopping center. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.060 Parking Requirements for Food Service Uses. .................................................................................................................................................................................................................................................................................................................................. A. Establishment of Parking Requirement. The applicable review authority shall establish the off-street parking requirement for food service uses within a range of one space for each thirty (30) to fifty (50) square feet of net public area based upon the following considerations: 1. Physical Design Characteristics. a. The gross floor area of the building or tenant space; b. The number of tables or seats and their arrangement; c. Other areas that should logically be excluded from the determination of net public area; https://www.codepublishing.com/CA/NewportBeach/ 7/17 12-91 5/15/2019 Chapter 20.40 OFF-STREET PARKING d. The parking lot design, including the use of small car spaces, tandem and valet parking and loading areas; e. Availability of guest dock space for boats; and f. Extent of outdoor dining. 2. Operational Characteristics. a. The amount of floor area devoted to live entertainment or dancing; b. The amount of floor area devoted to the sale of alcoholic beverages; c. The presence of pool tables, big screen televisions or other attractions; d. The hours of operation; and e. The expected turnover rate. 3. Location of the Establishment. a. In relation to other uses and the waterfront; b. Availability of off-site parking nearby; c. Amount of walk-in trade; and d. Parking problems in the area at times of peak demand. B. Conditions of Approval. If during the review of the application, the review authority uses any of the preceding considerations as a basis for establishing the parking requirement, the substance of the considerations shall become conditions of the permit application approval and a change to any of the conditions will require an amendment to the permit application, which may be amended to establish parking requirements within the range as noted above. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.070 Development Standards for Parking Areas. .................................................................................................................................................................................................................................................................................................................................. A. Access to Parking Areas. Access to off-street parking areas shall be provided in the following manner: 1. Nonresidential and Multi -Unit. Parking areas for nonresidential and multi -unit uses: a. Adequate and safe maneuvering aisles shall be provided within each parking area so that vehicles enter an abutting street or alley in a forward direction. b. The Director may approve exceptions to the above requirement for parking spaces immediately adjoining a public alley, provided not more than ten (10) feet of the alley right-of-way is used to accommodate the required aisle width, and provided the spaces are set back from the alley the required minimum distances shown in Table 3-11. TABLE 3-11 PARKING SETBACK FROM ALLEY Alley Width Minimum Setback 15'0" or less 5'0" https://www.codepublishing.com/CA/NewportBeach/ 8/17 12-92 5/15/2019 Chapter 20.40 OFF-STREET PARKING Alley Width Minimum Setback 15'1" to 19'11" 3'9" 20'0" or more 2'6" c. The first parking space within a parking area accessed from a public street shall be set back a minimum of five feet from the property line. 2. Access Ramps. Ramps providing vehicle access to parking areas shall not exceed a slope of fifteen (15) percent. Changes in the slope of a ramp shall not exceed eleven (11) percent and may occur at five-foot intervals. Refer to Public Works Standard 160L -B, C and 805L -B. The Director of Public Works may modify these standards to accommodate specific site conditions. B. Location of Parking Facilities. 1. Residential Uses. Parking facilities serving residential uses shall be located on the same site as the use the parking is intended to serve. Additional requirements are provided in Section 20.40.090 (Parking Standards for Residential Uses). 2. Nonresidential Uses. Parking facilities for nonresidential uses shall be located on the same site as the use the parking is intended to serve, except where an off-site parking facility is approved in compliance with Section 20.40.100 (Off -Site Parking). 3. Parking Structures. When adjacent to a residential zoning district, the development of structured parking, including rooftop parking, shall require the approval of a conditional use permit to address potential impacts to adjacent residential uses. 4. Parking on Slopes. Parking shall not be allowed on slopes greater than five percent. This shall not apply to parking spaces located within a parking structure. The Director of Public Works may adjust these standards to accommodate specific site conditions. C. Parking Space and Lot Dimensions. 1. Minimum Parking Space and Drive Aisle Dimensions. Each parking space, drive aisle, and other parking lot features shall comply with the minimum dimension requirements in Tables 3-13 and 3-14 and as illustrated in Figure 3-6. 2. Width of Parking Aisle. The width of parking aisles may be reduced by the Public Works Director in unique situations arising from narrow lots or existing built conditions when traffic safety concerns have been addressed. TABLE 3-12 MINIMUM STANDARD PARKING SPACE SIZE Minimum Standard Space Requirements Width Length 8 ft. 6 in. 17 ft. TABLE 3-13 https://www.codepublishing.com/CA/NewportBeach/ 9/17 12-93 5/15/2019 Chapter 20.40 OFF-STREET PARKING STANDARD VEHICLE SPACE REQUIREMENTS Angle (degrees) Stall Width (1)(3) Stall Depth (2) Stall Length (3) Aisle Width One -Way Two -Way Parallel 8 ft. N/A 22 ft. 14 ft. 24 ft. 30 8 ft. 6 in. 16 ft. 17 ft. 14 ft. N/A 45 8 ft. 6 in. 18 ft. 17 ft. 14 ft. N/A 60 8 ft. 6 in. 19 ft. 17 ft. 18 ft. N/A 90 8 ft. 6 in. 17 ft. 17 ft. 26 ft. 26 ft. (1) When the length of a parking space abuts a wall, or similar obstruction, the required width of the space shall be increased to nine feet. (2) Measured perpendicular to aisle. (3) Structural elements shall not encroach into the required stall, with the exception of a one square foot area at the front corners. 3. Bumper Overhang Areas. A maximum of two and one-half feet of the parking stall depth may be landscaped with low -growing, hearty materials in lieu of paving or an adjacent walkway may be increased, allowing a two and one-half foot bumper overhang while maintaining the required parking dimensions. 4. Compact Parking. Compact parking spaces shall not be allowed. However, where they exist at the time of adoption of this Zoning Code they may remain and shall not be considered a nonconforming condition. Street 30 Degree Angle Parking Street 45 Degree Angle Parking 5' ,�• I} e•bl` f 35'6' �6' \Wheel Sropsa Curbs 1 77 Illlll�lllll��q ���:� 60 Degree Angle Parking 90 Degree Parking Figure 3-6 https://www.codepublishing.com/CA/NewportBeach/ 10/17 12-94 5/15/2019 Chapter 20.40 OFF-STREET PARKING Parking Lot Dimensions D. Required Parking Area Improvements. Off-street parking areas shall have the following improvements: 1. Curbing and Wheel Stops. a. Continuous concrete curbing shall be installed a minimum of five feet from a wall, fence, building, or other structure. Curbs shall be a minimum of four inches high. b. The minimum standard curb radius shall be six feet at all aisle corners. Alternative curb radii may be approved by the Director of Public Works. c. Individual wheel stops may be provided in lieu of continuous curbing when the parking is adjacent to a landscaped area, and the parking area drainage is directed to the landscaped area subject to the approval of the Director of Public Works. Wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space. Wheel stops shall not be used in conjunction with continuous curbing, including adjacent to raised walkways. 2. Drainage. Parking lots shall be designed in compliance with the stormwater quality and quantity standards of the City's best management practices and the City's Standard Specifications and Plans. 3. Landscaping. Landscaping for new surface parking lots with ten (10) or more spaces shall be provided as indicated below. These requirements do not apply to routine maintenance and restriping of existing parking lots. a. Perimeter Parking Lot Landscaping. i. Adjacent to Streets. (A) Parking areas abutting a public street shall be designed to provide a perimeter landscape strip a minimum five feet wide between the street right-of-way and parking area. The Director may grant an exception to this requirement if existing structures, substandard lots, or unique site conditions preclude its implementation. In this case, the maximum feasible planting strip area shall be provided based on site conditions. (B) Landscaping, other than trees, shall be designed and maintained to screen cars from view from the street and shall be maintained at approximately thirty-six (36) inches in height. (C) Screening materials may include a combination of plant materials, earth berms, raised planters, low walls, or other screening devices that meet the intent of this requirement as approved by the Director. (D) Plant materials, walls, or structures within a traffic sight area of a driveway shall not exceed thirty-six (36) inches in height in compliance with Section 20.30.130 (Traffic Safety Visibility Area). ii. Adjacent to Residential Use. (A) Parking areas for nonresidential uses adjoining residential uses shall provide a landscaped buffer yard with a minimum of five feet in width between the parking area and the common property line bordering the residential use. A solid masonry wall and landscaping in compliance with Section 20.30.020(D) (Screening and Buffering Between Different Zoning Districts) shall be provided along the property line. https://www.codepublishing.com/CA/NewportBeach/ 11/17 12-95 5/15/2019 Chapter 20.40 OFF-STREET PARKING (B) Trees shall be provided at a rate of one for each thirty (30) square feet of landscaped area and shall be a minimum twenty-four (24) inch box container at time of planting. b. Interior Parking Lot Landscaping. i. Trees Required. (A) Number and Location. Trees shall be evenly spaced throughout the interior parking area at a rate of one tree for every five parking spaces. Trees shall be located in planters that are bounded on at least two sides by parking area paving. Planters shall have a minimum exterior dimension of five feet. (B) Size. All trees within the parking area shall be a minimum twenty-four (24) inch box container at time of planting. ii. Ends of Aisles. All ends of parking aisles shall have landscaped islands planted with trees, shrubs, and groundcover. iii. Larger Projects. Parking lots with more than one hundred (100) spaces shall provide an appropriate entry feature consisting of a concentration of landscape elements, including specimen trees, flowering plants, enhanced paving, and project identification. 4. Lighting. Parking lots shall be lighted so that there is a minimum illumination over the entire lot of 1.0 footcandle and an average over the entire lot of 2.5 footcandles. Lighting shall comply with the standards in Section 20.30.070 (Outdoor Lighting). 5. Stall Markings, Directional Arrows, and Signs. a. Parking spaces shall be clearly outlined with four -inch -wide lines painted on the surface of the parking facility. Carpool and vanpool spaces shall be clearly identified for exclusive use of carpools and vanpools. b. Parking spaces for the disabled shall be striped and marked so as to be clearly identified in compliance with the applicable Federal, State, and City standards. c. Driveways, circulation aisles, and maneuvering areas shall be clearly marked with directional arrows and lines to ensure the safe and efficient flow of vehicles. d. The Director of Public Works may require the installation of traffic signs in addition to directional arrows to ensure the safe and efficient flow of vehicles in a parking facility. 6. Surfacing. Parking spaces and maneuvering areas shall be paved and permanently maintained with asphalt, concrete, or interlocking paving stones or other City -approved surfaces. E. Enclosed Parking. The following regulations shall apply to enclosed commercial off-street parking: 1. Doors shall remain open during regular business hours; 2. A sign shall be posted on the business frontage that advises patrons of the availability and location of parking spaces; 3. Signs shall be posted on the site containing the following information: a. Doors are to remain open during business hours; and https://www.codepublishing.com/CA/NewportBeach/ 12/17 12-96 5/15/2019 Chapter 20.40 OFF-STREET PARKING b. A number to call for Code Enforcement. 4. The location, size, and color of the signs required above shall be approved by the Department. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts. .................................................................................................................................................................................................................................................................................................................................. Where parking lots for nonresidential uses are allowed in residential zoning districts in compliance with Chapter 20.18 (Residential Zoning Districts), they shall be developed in compliance with the following requirements in addition to other applicable standards provided in this chapter. A. Conditional Use Permit Required. Approval of a conditional use permit shall be required in order to locate a parking lot intended for nonresidential use within a residential zoning district. B. Location of Parking Area. The parking area shall be accessory to, and for use of, one or more abutting nonresidential uses allowed in an abutting commercial zoning district. The Commission may grant a waiver for noncontiguous parking lots, but only under all of the following conditions: 1. The parking lot is designed to be compatible with the neighborhood; 2. There are no residential uses between the parking lot and the commercial zoning district; 3. The location of the parking lot does not fragment the adjacent neighborhood; 4. The parking lot is not detrimental or injurious to property and improvements in the neighborhood; and 5. The parking lot is located within a reasonable walking distance of the use to which it is an accessory. C. Access. Access to parking lots shall be from commercial streets or alleys. An exception may be granted by the Commission if no commercial streets are available for access. D. Passenger Vehicle Parking Only. Parking lots shall be used solely for the parking of passenger vehicles. E. Signs. No signs, other than signs designating entrances, exits, and conditions of use shall be maintained in parking areas. Signs shall not exceed four square feet in area and five feet in height. The number and location shall be approved by the Director before installation. F. Perimeter Wall. The parking lot shall have a solid masonry wall six feet in height along all interior property lines adjacent to residential zoning districts and thirty-six (36) inches in height adjacent to streets and the front setback area of an abutting residential use. G. Development Standards. The parking lot shall be developed in compliance with the development standards of this chapter and the outdoor lighting standards in Section 20.30.070 (Outdoor Lighting). H. No Overnight Parking. Overnight parking shall be prohibited and the parking lot shall be secured after business hours to prevent any use of the facility. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.090 Parking Standards for Residential Uses. .................................................................................................................................................................................................................................................................................................................................. A. Parking Space and Driveway Dimensions. 1. Minimum Interior Dimensions. The minimum interior dimensions for parking spaces in residential zoning districts shall be as provided in Table 3-14. The Director may approve a reduced width for duplex units when two separate single car garages are proposed side by side and the applicant has proposed the maximum width possible. https://www.codepublishing.com/CA/NewportBeach/ 13/17 12-97 5/15/2019 Chapter 20.40 OFF-STREET PARKING TABLE 3-14 MINIMUM INTERIOR DIMENSIONS Lot Width Single Car/Tandem* Two Car 30 feet or less 9'3" x 19'(35')* 17'6" x 19' 30.1-39.99 feet 10'x 19'(35')* 18'6" x 19' 40 feet or more 10' x 20' 20'x 20' * The minimum depth for a two -car tandem space is thirty-five (35) feet. 2. Tandem Parking. Tandem parking for a maximum of two cars in depth shall be allowed in residential districts subject to the minimum interior dimensions provided in Table 3-14. 3. Driveway Width. Driveways visible from a public right-of-way shall not be wider than required to access an adjacent garage as follows: a. One car garage: ten (10) feet wide. b. Two car garage: twenty (20) feet wide. c. Three car garage: twenty-five (25) feet wide. d. Four car garage: thirty-two (32) feet wide. 4. Vertical Clearances. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. B. Access to Parking. 1. Direct Access Required. Each parking space shall be capable of being accessed directly from an adjoining vehicular right-of-way or over an improved hard surfaced driveway, except for approved tandem parking spaces. 2. Clear Access Required. Where access to a required parking space is taken over a driveway, the driveway shall be maintained free and clear at all times except for the parking of currently registered, licensed motor vehicles, and for temporary obstructions that are incidental to the use of the property. Temporary obstructions in the driveway shall be allowed only for a period up to seventy-two (72) hours. C. Location of Parking. 1. Allowed Parking Areas. Parking of vehicles is allowed only in permanent parking areas and on driveways leading to allowed parking areas. Under no circumstances shall landscaped areas or hardscaped areas in front yards, other than driveways, be used for the parking of vehicles. 2. Garages Facing the Street. Garages with doors that face the street that are located within twenty (20) feet of the front property line shall be equipped with automatic roll -up doors. 3. Parking Located in Required Setback Areas. The following requirements shall apply to the parking or storage of motor vehicles, recreational vehicles, watercraft, trailers, and similar items in residential zoning districts: https://www.codepublishing.com/CA/NewportBeach/ 14/17 12-98 5/15/2019 Chapter 20.40 OFF-STREET PARKING a. Front Setback Areas. Parking or storage in required front setback areas shall be prohibited, except on driveways in front of garages that set back a minimum of twenty (20) feet from the front property line. b. Side Setback Areas. Parking or storage in required side setback areas (behind the rear line of the required front setback area) shall be allowed. c. Rear Setback Areas Without Alleys. Parking or storage in required rear setback areas shall be allowed. d. Rear Setback Areas with Alleys. Parking or storage in required rear setback areas shall not be allowed. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.100 Off -Site Parking. .................................................................................................................................................................................................................................................................................................................................. A. Conditional Use Permit Required. Approval of a conditional use permit shall be required for a parking facility or any portion of required parking that is not located on the same site it is intended to serve. B. Findings. In order to approve a conditional use permit for an off-site parking facility the Commission shall make all of the following findings in addition to those required for the approval of a conditional use permit: 1. The parking facility is located within a convenient distance to the use it is intended to serve; 2. On -street parking is not being counted towards meeting parking requirements; 3. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area; and 4. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. C. Parking Agreement. A parking agreement, which guarantees the long-term availability of the parking facility for the use it is intended to serve, shall be recorded with the County Recorder's Office. The agreement shall be in a form approved by the City Attorney and the Director. D. Loss of Off -Site Parking. 1. Notification of City. The owner or operator of a business that uses an approved off-site parking facility to satisfy the parking requirements of this chapter shall immediately notify the Director of any change of ownership or use of the property where the spaces are located, or changes in the use that the spaces are intended to serve, or of any termination or default of the agreement between the parties. 2. Effect of Termination of Agreement. Upon notification that the agreement for the required off-site parking has terminated, the Director shall establish a reasonable time in which one of the following shall occur: a. Substitute parking is provided that is acceptable to the Director; or b. The size or capacity of the use is reduced in proportion to the parking spaces lost. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.110 Adjustments to Off -Street Parking Requirements. .................................................................................................................................................................................................................................................................................................................................. The number of parking spaces required by this chapter may be reduced only in compliance with the following standards and procedures. A. ADA Compliance. The Director may administratively reduce parking requirements due to a loss of parking spaces because of ADA requirements associated with tenant improvements. https://www.codepublishing.com/CA/NewportBeach/ 15/17 12-99 5/15/2019 Chapter 20.40 OFF-STREET PARKING B. Reduction of Required Off -Street Parking. Off-street parking requirements may be reduced with the approval of a conditional use permit in compliance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) as follows: 1. Reduced Parking Demand. Required off-street parking may be reduced with the approval of a conditional use permit in compliance with the following conditions: a. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on -street parking available, greater than normal walk in trade, mixed-use development); and b. A parking management plan shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). 2. Joint Use of Parking Facilities. Required off-street parking may be reduced with the approval of a conditional use permit where two or more nonresidential uses on the same site or immediately adjacent sites have distinct and differing peak parking demands (e.g., a theater and a bank). The review authority may grant a joint use of parking spaces between the uses that results in a reduction in the total number of required parking spaces in compliance with the following conditions: a. The most remote space is located within a convenient distance to the use it is intended to serve; b. The amount of reduction is no greater than the number of spaces required for the least intensive of the uses sharing the parking; c. The probable long-term occupancy of the structures, based on their design, will not generate additional parking demand; d. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that there is no conflict in the peak parking demand for the uses proposing to make joint use of the parking facilities; e. The property owners involved in the joint use of parking facilities shall record a parking agreement approved by the Director and City Attorney. The agreement shall be recorded with the County Recorder, and a copy shall be filed with the Department; and f. A parking management plan shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). C. Parking Management Plan. When a parking management plan to mitigate impacts associated with a reduction in the number of required parking spaces is required by this chapter, the parking management plan may include, but is not limited to, the following when required by the review authority: 1. Restricting land uses to those that have hours or days of operation so that the same parking spaces can be used by two or more uses without conflict; 2. Restricting land uses with high parking demand characteristics; 3. Securing off-site parking in compliance with Section 20.40.100 (Off -Site Parking); 4. Providing parking attendants and valet parking; and 5. Other appropriate mitigation measures. https://www.codepublishing.com/CA/NewportBeach/ 16/17 12-100 5/15/2019 Chapter 20.40 OFF-STREET PARKING D. Required Data. In reaching a decision to allow a reduction of required parking spaces, the review authority shall consider data submitted by the applicant or collected/prepared at the applicant's expense. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.120 Parking Management Districts. Properties within a parking management district, established through the Parking Management (PM) Overlay District, may be exempted from all or part of the off-street parking requirements of this chapter in compliance with the provisions of the adopted parking management district plan. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.130 In -Lieu Parking Fee. The number of parking spaces required by Section 20.40.040 (Off -Street Parking Spaces Required) may be reduced if the review authority authorizes the use of an in -lieu fee to be paid by the applicant towards the development of public parking facilities. The in -lieu fee shall be paid to the Citywide Parking Improvement Trust Fund. The amount of the fee and time of payment shall be established by Council resolution. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) The Newport Beach Municipal Code is current through Ordinance 2019-06, passed March 12, 2019. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. https://www.codepublishing.com/CA/NewportBeach/ 17/17 12-101 APPENDIX C: REFERENCE PARKING DEMAND COUNTS 9/21/2019 AND 9/26/2019 12618-21 Parking Evaluation t" URBAN 12-102 12618 Newport Beach Observational Parking Counts Saturday, September 21 st, 2019 Inventors 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 1 2:00 PM 1 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 1 7:00 PM 1 8:00 PM 1 9:00 PM 1 10:00 PM Total Occupancy12 3 4 3 3 5 3 5 4 3 2 2 2 2 2 Total Percent 25% 33% 25% 25% 42% 25% i 42% 1 33% 1 25% i 17% 17% 17% 17% 17% Inventory 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 1 2:00 PM 1 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 1 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 3 4 3 3 4 3 5 4 3 2 2 2 2 2 0 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 1 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Karma OC Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 Subtotal 12 3 4 3 3 5 3 5 4 3 2 2 2 2 2 Total Occupancy12 3 4 3 3 5 3 5 4 3 2 2 2 2 2 Total Percent 25% 33% 25% 25% 42% 25% i 42% 1 33% 1 25% i 17% 17% 17% 17% 17% Inventory 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 1 2:00 PM 1 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 1 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 7 0 1 2 1 0 1 1 1 0 0 0 0 0 0 Total Percent 0% 14% 29% 14% 0% 14% 14% 14% 0% 0% 0% 0% 0% 0% Inventors 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Twila True Jewelry 0 1 2 1 0 1 1 1 0 0 0 0 0 0 Zone 2 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 3 Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 7 0 1 2 1 0 1 1 1 0 0 0 0 0 0 Total Occupancy 7 0 1 2 1 0 1 1 1 0 0 0 0 0 0 Total Percent 0% 14% 29% 14% 0% 14% 14% 14% 0% 0% 0% 0% 0% 0% Inventors 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 45 13 17 18 i 18 i 21 i 21 1 19 17 i 13 i 13 9 9i 97 Total Percent 29% 38% 40% 40% 47% 47% 42% 38% 29% 29% 20% 20% 20% 16% Inventory 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 4 5 7 5 9 9 6 6 6 6 4 2 2 2 0 Twila True Jewelry 2 5 5 6 5 5 5 5 2 2 2 2 2 2 0 Karma OC 2 2 2 2 2 2 2 2 2 2 2 2 2 2 Zone 3 Ferrari 2 2 2 1 3 3 4 2 1 0 0 0 0 0 0 0 Maserati 3 3 2 2 2 2 2 2 2 2 0 0 0 0 0 Other 0 0 0 2 0 0 0 0 0 1 1 3 3 1 Subtotal 45 13 17 18 18 21 21 19 17 13 13 9 9 9 7 Total Occupancy 45 13 17 18 i 18 i 21 i 21 1 19 17 i 13 i 13 9 9i 97 Total Percent 29% 38% 40% 40% 47% 47% 42% 38% 29% 29% 20% 20% 20% 16% Inventory 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 9 1 2 2 2 1 1 1 1 1 0 0 0 0 0 Total Percent 11 % 22 % 22 % 22 % 11 % 11 % 11 % 11 % 11 % 0 % 0 % 0 % 0 % 0 % Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-103 Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 4 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Ferrari 1 2 2 2 1 1 1 1 1 0 0 0 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 9 1 2 2 2 1 1 1 1 1 0 0 0 0 0 Total Occupancy 9 1 2 2 2 1 1 1 1 1 0 0 0 0 0 Total Percent 11 % 22 % 22 % 22 % 11 % 11 % 11 % 11 % 11 % 0 % 0 % 0 % 0 % 0 % Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-103 12618 Newport Beach Observational Parking Counts Inventory 1 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Percent Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 31 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 5 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Ferrari 0 1 2 0 0 2 2 1 0 0 0 0 1 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 8 0 1 2 0 0 2 2 1 0 0 0 0 1 0 Total Occupancy 8 1 0 1 1 1 2 1 0 1 0 1 2 2 1 1 0 1 0 1 0 1 0 1 1 1 0 Total Percent 1 0% 1 13% 1 25% 1 0% 1 0% 1 25% i 25% i 13% 0% 0% 0% 0% 1 13% 1 0% Inventory 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Percent Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 31 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 6 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 14 15 15 14 13 15 14 15 14 14 14 14 14 14 Subtotal 17 14 15 15 14 13 15 14 15 14 14 14 14 14 14 Total Occupancy 17 14 15 15 14 13 15 14 15 14 14 14 14 14 14 Total Percent 82% 88% 88% 82% 76% 88% 82% 88% 82% 82% 82% 82% 82% 82% Grand Total Occupancy 98 31 40 42 38 40 43 42 39 31 29 25 25 26 23 Grand Total Percent 32% 41% 43% 39% 41% 44% 43% 40% 32% 30% 26% 26% 27% 23% Inventory 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autosport 7 9 10 8 13 12 11 10 9 8 6 4 4 4 Twila True Jewelry 2 6 7 7 5 6 6 6 2 2 2 2 2 2 Karma OC 2 2 2 2 2 2 2 2 2 2 2 2 2 2 Total Ferrari 3 5 6 3 4 6 7 4 2 0 0 0 1 0 Maserati 17 18 17 16 16 17 16 17 16 16 14 14 14 14 Other 0 0 0 2 0 0 0 0 0 1 1 3 3 1 Subtotal 98 31 40 42 38 40 43 42 39 31 29 25 25 26 23 Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-104 12618 Newport Beach Observational Parking Counts Thursday, September 26th, 2019 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 1 2:00 PM 1 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 1 7:00 PM 1 8:00 PM 1 9:00 PM 1 10:00 PM Total Occupancy 12 4 5 5 5 6 6 6 6 6 7 4 4 5 4 Total Percent 33% 42% 42% 42% 50% 50% 50% 50% 50% 58% 33% 33% 42% 33% Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 4 5 5 5 6 6 6 6 6 7 4 4 5 4 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 1 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 3 Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 12 4 5 5 5 6 6 6 6 6 7 4 4 5 4 Total Occupancy 12 4 5 5 5 6 6 6 6 6 7 4 4 5 4 Total Percent 33% 42% 42% 42% 50% 50% 50% 50% 50% 58% 33% 33% 42% 33% Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 7 1 0 1 1 1 1 i 1 1 3 1 2 i 2 1 1 1 0 i 0 i 0 i 0 i 0 Total Percent 1 0% 1 14% 1 14% 1 14% 1 43% 1 29% 1 29% 14% 14% 1 0% 1 0% 1 0% 1 0% 1 0% Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 0 0 0 1 2 1 1 0 0 0 0 0 0 0 Twila True Jewelry 0 1 1 0 1 1 1 1 1 0 0 0 0 0 Zone 2 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 3 Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 7 0 1 1 1 3 2 2 1 1 0 0 0 0 0 Total Occupancy 7 1 0 1 1 1 1 i 1 1 3 1 2 i 2 1 1 1 0 i 0 i 0 i 0 i 0 Total Percent 1 0% 1 14% 1 14% 1 14% 1 43% 1 29% 1 29% 14% 14% 1 0% 1 0% 1 0% 1 0% 1 0% Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 4515 25 27 25 25 22 22 21 21 16 11 10 10 6 Total Percent 313 % 56% 60% 56% 56% 49% 49% 47% 47% 36% 24% 212% 22 % 13 Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 7 11 11 11 11 11 9 9 9 8 5 3 3 1 Twila True Jewelry 2 5 7 6 5 4 4 4 5 1 1 1 1 1 Zone 4 Karma OC 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Zone 3 Ferrari 2 5 5 4 5 3 5 4 3 3 0 0 0 0 Maserati 1 1 1 1 1 1 1 1 1 1 1 1 1 0 Other0 0 0 0 0 0 0 0 0 0 0 1 2 2 1 Subtotal 45 15 25 27 25 25 22 22 21 21 16 11 10 10 6 Total Occupancy 4515 25 27 25 25 22 22 21 21 16 11 10 10 6 Total Percent 313 % 56% 60% 56% 56% 49% 49% 47% 47% 36% 24% 212% 22 % 13 Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy9 0 1 1 1 2 2 1 2 1 0 0 1 0 0 Total Percent 0% 11% 11% 11% 22% 22% 11% 22% 11% 0% 0% 11% 0% 0% Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-105 Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 4 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Ferrari 0 1 1 1 2 2 1 2 1 0 0 1 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 9 0 1 1 1 2 2 1 2 1 0 0 1 0 0 Total Occupancy9 0 1 1 1 2 2 1 2 1 0 0 1 0 0 Total Percent 0% 11% 11% 11% 22% 22% 11% 22% 11% 0% 0% 11% 0% 0% Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-105 12618 Newport Beach Observational Parking Counts Inventory 1 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Percent i i Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 33 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 5 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Ferrari 0 1 2 1 0 0 2 0 2 0 0 0 0 1 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 8 0 1 2 1 0 0 2 0 2 0 0 0 0 1 Total Occupancy 8 0 1 2 1 0 0 2 0 2 1 0 1 0 0 0 1 Total Percent 0% 13% 25% 13% 0% 0% 25% 0% 25% 0% 0% 0% 0% 13% Inventory 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Percent i i Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 33 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 6 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 14 15 16 16 16 15 16 16 16 16 14 15 15 15 Subtotal 17 14 15 16 16 16 15 16 16 16 16 14 15 15 15 Total Occupancy 17 14 15 16 16 16 15 16 16 16 16 14 15 15 15 Total Percent i i 82% 88% 94% 94% 94% 88% 94% 94% 94% 94% 82% 88% 88% 88% Grand Total Occupancy 98 I i 33 48 52 49 52 47 49 46 47 39 29 30 30 26 Grand Total Percent 34% 49% 53% 50% 53% 48% 50% 47% 48% 40% 30% 31% 31% 27% Inventory 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autosport 11 16 16 17 19 18 16 15 15 15 9 7 8 5 Twila True Jewelry 2 6 8 6 6 5 5 5 6 1 1 1 1 1 Karma OC 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Total Ferrari 2 7 8 6 7 5 8 6 6 3 0 1 0 1 Maserati 15 16 17 17 17 16 17 17 17 17 15 16 16 15 Other 0 0 0 0 0 0 0 0 0 0 1 2 2 1 Subtotal 98 33 48 52 49 52 47 49 46 47 39 29 30 30 26 Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-106 PARKING MANAGEMENT PLAN 2510 West Coast Highway This Parking Management Plan relates to the proposal by MSM Global Ventures, LLC to develop a mixed- use project consisting of approximately 11,266 square feet of boutique showroom space and 35 multi- family residential dwelling units at 2510 West Coast Highway. This Parking Management Plan is limited to the boutique showroom component of the Project. PARKING MANAGEMENT PLAN 1. Newport Beach Municipal Code Section 20.40.110 (Adjustments to Off -Street Parking Requirements) allows for a reduction in the required number of parking spaces with approval of a conditional use permit. One of the conditions contemplated by the Municipal Code for allowing such reductions is that parking demand will be less than the required number of spaces. 2. The City's parking requirements for vehicle sales and retail sales do not accurately reflect the high-end boutique showroom use planned for the site, which will operate by appointment only during typical business hours and will not provide onsite mechanical services. 3. Counts observed at similar high-end boutique showrooms indicate the City's parking rates overstate parking demand by 33 spaces. Reference parking demand counts at three similar locations suggest an average parking rate of 1 space per every 1,656 square feet, with a peak parking rate of 1 space for every 876 square feet. With 11,266 square feet of high-end boutique showroom use, there would be a peak parking demand of 13 spaces at the 2510 West Coast Highway showroom. 4. The applicant has agreed to a condition of approval requiring that the high-end boutique showroom operate by appointment only during typical business hours. The applicant has also agreed to a condition of approval that no mechanical services will be provided on-site. CONCLUSION City parking requirements overstate the actual parking demand for the boutique showroom, which will operate by appointment only during typical business hours and will not provide mechanical services. Reference parking demand rates indicate a peak parking rate of 1 space per every 876 square feet of high-end boutique showroom. Based on that rate, there is a peak parking demand of 13 spaces for the proposed showroom. The applicant will commit to conditions of approval requiring the showroom to operate by appointment only and to prohibit mechanical services onsite. With incorporation of those conditions, onsite parking will be sufficient to accommodate projected demand and a conditional use permit is warranted. 12-107 EXHIBIT "D" Urban Crossroads Noise Impact Analysis 12-108 EXHIBIT "D" '6 L40� URBAM CROSSROADS 2510 West Coast Highway Mixed -Use Development NOISE IMPACT ANALYSIS CITY OF NEWPORT BEACH PREPARED BY: Bill Lawson, PE, INCE blawson@urbanxroads.com (949) 336-5979 JULY 28, 2020 12954-09 Noise Study 12-109 12954-09 Noise Study 2510 West Coast Highway Mixed -Use Development O URBAN 12-110 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE OF CONTENTS TABLE OF CONTENTS.........................................................................................................................III APPENDICES.................................................................................................................................... IV LISTOF EXHIBITS............................................................................................................................... V LISTOF TABLES................................................................................................................................. V LIST OF ABBREVIATED TERMS........................................................................................................... VI EXECUTIVESUMMARY.......................................................................................................................1 On -Site Traffic Noise Analysis.................................................................................................................. 1 OperationalNoise Analysis...................................................................................................................... 1 Construction Noise Analysis.................................................................................................................... 2 Construction Vibration Analysis............................................................................................................... 2 Summary of CEQA Significance Findings................................................................................................. 2 1 INTRODUCTION.........................................................................................................................5 1.1 Site Location.................................................................................................................................. 5 1.2 Project Description........................................................................................................................ 5 2 FUNDAMENTALS.......................................................................................................................9 2.1 Range of Noise.............................................................................................................................. 9 2.2 Noise Descriptors........................................................................................................................ 10 2.3 Sound Propagation......................................................................................................................10 2.4 Noise Control..............................................................................................................................11 2.5 Noise Barrier Attenuation...........................................................................................................11 2.6 Land Use Compatibility With Noise............................................................................................11 2.7 Community Response to Noise................................................................................................... 12 2.8 Vibration..................................................................................................................................... 13 3 REGULATORY SETTING.............................................................................................................15 3.1 State of California Noise Requirements......................................................................................15 3.2 State of California Building Code................................................................................................15 3.3 City of Newport Beach General Plan Noise Element..................................................................15 3.4 City of Newport Beach Stationary (Non -Transportation) Noise Standards................................18 3.5 Construction Vibration Standards............................................................................................... 20 4 SIGNIFICANCE CRITERIA...........................................................................................................21 4.1 Airport Noise............................................................................................................................... 21 4.2 Significance Criteria for Construction Noise and Vibration........................................................ 21 4.3 Significance Criteria for Operation.............................................................................................. 21 4.4 Significance Criteria Summary....................................................................................................22 5 EXISTING NOISE LEVEL MEASUREMENTS..................................................................................23 5.1 Measurement Procedure and Criteria........................................................................................23 5.2 Noise Measurement Locations................................................................................................... 23 5.3 Noise Measurement Results.......................................................................................................24 6 METHODS AND PROCEDURES..................................................................................................27 6.1 FHWA Traffic Noise Prediction Model........................................................................................ 27 6.2 On -Site Traffic Noise Prediction Model Inputs........................................................................... 27 7 ON-SITE NOISE IMPACTS FROM TRAFFIC..................................................................................29 12954-09 Noise Study O URBAN 12-111 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDICES APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.26 APPENDIX 3.2: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.28 APPENDIX 5.1: STUDY AREA PHOTOS APPENDIX 5.2: NOISE LEVEL MEASUREMENT WORKSHEETS APPENDIX 7.1: ON-SITE TRAFFIC NOISE LEVEL CALCULATIONS APPENDIX 9.1: OPERATIONAL NOISE LEVEL CALCULATIONS APPENDIX 10.1: CONSTRUCTION NOISE LEVEL CALCULATIONS 12954-09 Noise Study iv O URBAN 12-112 7.1 Exterior Noise Analysis................................................................................................................ 29 7.2 Interior Noise Analysis................................................................................................................ 30 8 SENSITIVE RECEIVER LOCATIONS..............................................................................................31 9 OPERATIONAL NOISE IMPACTS TO NEARBY SENSITIVE RECEIVERS............................................33 9.1 Operational Noise Sources.......................................................................................................... 33 9.2 Reference Operational Noise Levels........................................................................................... 33 9.3 CadnaA Noise Prediction Model................................................................................................. 36 9.4 Project Operational Noise Levels................................................................................................ 37 9.5 Project Operational Noise Level Compliance.............................................................................. 38 9.6 Project Operational Noise Level Increase................................................................................... 39 10 CONSTRUCTION NOISE IMPACTS.............................................................................................41 10.1 Construction Noise Sources........................................................................................................ 41 10.2 Construction Reference Noise Levels......................................................................................... 42 10.3 Construction Noise Analysis........................................................................................................ 44 10.4 Construction Noise Level Compliance........................................................................................45 10.5 Construction Noise Abatement Measures.................................................................................. 46 10.6 Construction Vibration Impacts..................................................................................................47 11 REFERENCES ............................................................................................................................51 12 CERTIFICATION ........................................................................................................................53 APPENDICES APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.26 APPENDIX 3.2: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.28 APPENDIX 5.1: STUDY AREA PHOTOS APPENDIX 5.2: NOISE LEVEL MEASUREMENT WORKSHEETS APPENDIX 7.1: ON-SITE TRAFFIC NOISE LEVEL CALCULATIONS APPENDIX 9.1: OPERATIONAL NOISE LEVEL CALCULATIONS APPENDIX 10.1: CONSTRUCTION NOISE LEVEL CALCULATIONS 12954-09 Noise Study iv O URBAN 12-112 2510 PCH Mixed -Use Development Noise Impact Analysis LIST OF EXHIBITS EXHIBIT 1-A: LOCATION MAP.............................................................................................................6 EXHIBIT 1-B: SITE PLAN......................................................................................................................7 EXHIBIT 2-A: TYPICAL NOISE LEVELS...................................................................................................9 EXHIBIT 2-B: NOISE LEVEL INCREASE PERCEPTION............................................................................13 EXHIBIT 2-C: TYPICAL LEVELS OF GROUND -BORNE VIBRATION..........................................................14 EXHIBIT 3-A: LAND USE NOISE COMPATIBILITY MATRIX....................................................................17 EXHIBIT 5-A: NOISE MEASUREMENT LOCATIONS..............................................................................26 EXHIBIT 8-A: RECEIVER LOCATIONS..................................................................................................32 EXHIBIT 9-A: OPERATIONAL NOISE SOURCE AND RECEIVER LOCATIONS............................................34 EXHIBIT 10-A: CONSTRUCTION ACTIVITY AND RECEIVER LOCATIONS................................................43 LIST OF TABLES TABLE ES -1: SUMMARY OF CEQA SIGNIFICANCE FINDINGS.................................................................3 TABLE 3-1: OPERATIONAL NOISE STANDARDS..................................................................................19 TABLE 3-2: CONSTRUCTION NOISE STANDARDS...............................................................................19 TABLE 3-3 CONSTRUCTION VIBRATION STANDARDS.........................................................................20 TABLE 4-2: SIGNIFICANCE CRITERIA SUMMARY MATRIX....................................................................22 TABLE 5-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS.........................................................25 TABLE 6-1: ON-SITE ROADWAY PARAMETERS..................................................................................28 TABLE 6-2: TIME OF DAY VEHICLE SPLITS..........................................................................................28 TABLE 6-3: DISTRIBUTION OF TRAFFIC FLOW BY VEHICLE TYPE (VEHICLE MIX)...................................28 TABLE 7-1: EXTERIOR TRAFFIC NOISE LEVELS....................................................................................29 TABLE 7-2: INTERIOR NOISE LEVELS(CNEL)........................................................................................30 TABLE 9-1: REFERENCE NOISE LEVEL MEASUREMENTS......................................................................35 TABLE 9-2: VEHICLE MOVEMENTS BY TIME OF DAY...........................................................................36 TABLE 9-3: DAYTIME PROJECT OPERATIONAL NOISE LEVELS..............................................................37 TABLE 9-4: NIGHTTIME PROJECT OPERATIONAL NOISE LEVELS..........................................................38 TABLE 9-5: OPERATIONAL NOISE LEVEL COMPLIANCE.......................................................................38 TABLE 9-6: PROJECT DAYTIME NOISE LEVEL INCREASES....................................................................39 TABLE 9-7: PROJECT NIGHTTIME NOISE LEVEL INCREASES.................................................................40 TABLE 10-1: CONSTRUCTION REFERENCE NOISE LEVELS....................................................................42 TABLE 10-2: CONSTRUCTION ACTIVITY NOISE LEVEL SUMMARY.......................................................45 TABLE 10-3: CONSTRUCTION EQUIPMENT NOISE LEVEL COMPLIANCE...............................................45 TABLE 10-4: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT......................................47 TABLE 10-5: CONSTRUCTION EQUIPMENT VIBRATION LEVELS..........................................................49 12954-09 Noise Study Lam► URBAN V 12-113 2510 PCH Mixed -Use Development Noise Impact Analysis LIST OF ABBREVIATED TERMS (1) Reference ADT Average Daily Traffic ANSI American National Standards Institute Calveno California Vehicle Noise CEQA California Environmental Quality Act CNEL Community Noise Equivalent Level dBA A -weighted decibels FHWA Federal Highway Administration FTA Federal Transit Administration INCE Institute of Noise Control Engineering Leq Equivalent continuous (average) sound level Lmax Maximum level measured over the time interval Lmin Minimum level measured over the time interval mph Miles per hour PPV Peak Particle Velocity Project 2510 PCH Mixed -Use Development REMEL Reference Energy Mean Emission Level RMS Root -mean -square VdB Vibration Decibels 12954-09 Noise Study Vi O URBAN 12-114 2510 PCH Mixed -Use Development Noise Impact Analysis EXECUTIVE SUMMARY Urban Crossroads, Inc. has prepared this noise study to determine the noise exposure and the necessary noise mitigation measures for the proposed 2510 PCH Mixed -Use Development ("Project"). The Project site is in the mariner's mile near the intersection of West Coast Highway and Tustin Avenue in the City of Newport Beach. The Project is proposed to consist of a mix of residential, boutique auto showroom, and office use. This study has been prepared consistent with applicable City of Newport Beach noise standards, and significance criteria based on guidance provided by Appendix G of the California Environmental Quality Act (CEQA) Guidelines. (1) ON-SITE TRAFFIC NOISE ANALYSIS The primary source of traffic noise affecting the Project site is anticipated to be from West Coast Highway and Tustin Avenue. The Project will also experience some background traffic noise impacts from nearby drive aisles and parking lots, however, due to the low traffic volumes, distance and intervening structures these are not anticipated to make a significant contribution to the exterior noise levels at the Project site. The analysis shows that the future on-site exterior traffic noise levels are expected to approach 71.8 dBA CNEL at the first -floor auto showroom and 63.5 dBA CNEL at the rooftop deck with the planned 6 -foot high glass screen wall facing West Coast Highway. A review of the Project elevations show that the second residential dwelling units are largely blocked from West Coast Highway by the boutique auto showroom. However, the third -floor residential dwelling units will be exposed to the traffic noise from West Coast Highway. The analysis shows that the future on-site exterior traffic noise levels for the noise sensitive residential dwelling units are expected to approach 64.0 dBA CNEL at third floor building facade, which satisfies the 65 dBA CNEL exterior noise compatibility criteria of the City of Newport Beach General Plan Noise Element for residential mixed use. Therefore, future exterior traffic noise impacts will be less than significant. OPERATIONAL NOISE ANALYSIS Using reference noise levels to represent the expected noise sources from the 2510 PCH Mixed - Use Development site, this analysis estimates the Project -related stationary -source noise levels at nearby sensitive receiver locations. The normal activities associated with the proposed 2510 PCH Mixed -Use Development are anticipated to include air conditioning units, trash enclosure, roof deck activities and vehicle movements. The closest sensitive receptor to the project site is an existing outdoor play area for the nearby Bright Horizons daycare facility located approximately 23 feet east of the site. The operational noise analysis shows that the Project - related stationary -source noise levels will not exceed the City's exterior noise level standards of 55 dBA Leq during the daytime hours and 50 dBA Leq during the nighttime hours at any nearby receiver locations, including the outdoor play area located 23 feet from the site. Further, this analysis demonstrates that the Project will contribute a less than significant long- term unmitigated operational noise level impact to the existing ambient noise environment at 12954-09 Noise Study `V1 URBAN 1 CRQSSROAPS 12-115 2510 PCH Mixed -Use Development Noise Impact Analysis the noise -sensitive receiver locations. Therefore, the operational noise level impacts associated with the proposed Project activities, such as the air conditioning units, trash enclosure, roof deck activities and vehicle movements, are considered less than significant. CONSTRUCTION NOISE ANALYSIS According to the City of Newport Beach Municipal Code Section 10.28.040, construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) Since the City of Newport Beach General Plan and Municipal Code do not identify a specific construction noise level threshold, a threshold of 85 dBA Leq based on the National Institute for Occupational Safety and Health (NIOSH) is used to analyze construction noise impacts. With the planned 8 to 16 -foot high temporary noise barrier during the demolition, site preparation, and grading stage of construction, the Project - related construction noise levels at nearby receiver locations, would range from 52.0 to 73.7 dBA Leq. Therefore, sensitive receptors will not be exposed to construction noise levels exceeding 85 dBA Leq. Therefore, based on the results of this analysis, all nearby sensitive receiver locations will experience less than significant impacts due to Project construction noise levels. These less than significant findings are consistent with the 2006 General Plan Environmental Impact Report (EIR) (3) CONSTRUCTION VIBRATION ANALYSIS Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used, distance to the affected structures and soil type. It is expected that ground -borne vibration from Project construction activities would cause only intermittent, localized intrusion. The City does not have an established threshold for vibration; therefore, the Federal Transit Administration's ("FTA") Residential -Daytime vibration threshold of 78 VdB is used in this report to determine whether vibration would impact nearby sensitive receptors. The highest vibration levels of 75.6 VdB at the nearest residential sensitive receptor would be less than the FTA's guideline threshold of 78 VdB and as such, would result in less than significant impacts. Further, the vibration levels at the closest sensitive receivers are unlikely to be sustained during the entire construction period but will occur rather only during the times that heavy construction equipment is operating adjacent to the Project site perimeter. SUMMARY OF CEQA SIGNIFICANCE FINDINGS The results of this 2510 PCH Mixed -Use Development Noise Impact Analysis are summarized below based on the significance criteria in Section 4 of this report and consistent with Appendix G of the California Environmental Quality Act (CEQA) Guidelines. (1). Table ES -1 shows the findings of significance for each potential noise and/or vibration impact under CEQA. 12954-09 Noise Study `v1 URBAN 2 CRQSSROAPS 12-116 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE ES -1: SUMMARY OF CEQA SIGNIFICANCE FINDINGS Analysis ReportSection Significance Findings On -Site Traffic Less Than Significant Noise Levels Operational Noise Levels 9 Less Than Significant Construction Less Than Significant Noise Levels 10 Construction Less Than Significant Vibration Levels 12954-09 Noise Study [v1 URBAN 12-117 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 12954-09 Noise Study [v1 URBAN 12-118 2510 PCH Mixed -Use Development Noise Impact Analysis 1 INTRODUCTION This noise analysis has been completed to determine the noise impacts associated with the development of the proposed 2510 PCH Mixed -Use Development ("Project"). This noise study briefly describes the proposed Project, provides information regarding noise fundamentals, describes the local regulatory setting, provides the study methods and procedures for an analysis of the potential Project -related long-term operational noise and short-term construction noise and vibration impacts. 1.1 SITE LOCATION The Project site is in the mariner's mile near the intersection of West Coast Highway and Tustin Avenue in the City of Newport Beach, as shown on Exhibit 1-A. 1.2 PROJECT DESCRIPTION The Project is proposed to consist of a mix of residential, boutique auto showroom, and office use as shown on Exhibit 1-B. The Project will be developed on three levels as described below: Level 1: Boutique auto showroom with 8,741 square feet of use with 750 square feet of office use, 291 square feet of stair egress and an additional 1,484 square feet of mezzanine office use. Level 2: Multi -family residential with 18 dwelling units. Level 3: Multi -family residential with 17 dwellings units. The combined mixed-use project will provide a total of 35 multi -family residential dwelling units with 11,266 gross square feet of non-residential uses (boutique auto showroom, and office use). 12954-09 Noise Study `v1 URBAN 5 CRQSSRQAPS 12-119 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 1-A: LOCATION MAP Fr us l r ,LN45 P � ACJ � \z � ��@ <'� �� r J r ✓ ,. LEGEND: E! Site Boundary 12954-09 Noise Study 6 Sources: Esri, HERE, Gormin, Intermap, increment P Corp., GESCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Koduster NL, Ordnance survey, Esrifopon, METI, Esri China (Hang Kong), (c) OpenstreetMap contributors, and the GIS [�1 URBAN 12-120 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 1-B: SITE PLAN 12954-09 Noise Study 7 L"k URBAN 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 12954-09 Noise Study [v1 URBAN 12-122 2510 PCH Mixed -Use Development Noise Impact Analysis 2 FUNDAMENTALS Noise is simply defined as "unwanted sound." Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm or when it has adverse effects on health. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). A - weighted decibels (dBA) approximate the subjective response of the human ear to broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear. Exhibit 2-A presents a summary of the typical noise levels and their subjective loudness and effects that are described in more detail below. EXHIBIT 2-A: TYPICAL NOISE LEVELS COMMON OUTDOOR COMMON INDOOR A - WEIGHTED SUBJECTIVE EFFECTS OF ACTIVITIES AcrlvrrrEs SOUND LEVEL dBA LOUDNESS NOISE THRESHOLD OF PAIN 140 INTOLERABLE OR DEAFENING HEARIN NEAR JET ENGINE 130 120 JET FLY -OVER AT 300m (1000 ft) ROCK BAND 110 LOUD AUTO HORN 100 GAS LAWN MOWER AT 1m (3 ft) 40 VERY NOISY DIESEL TRUCK AT 15m (50 ft), FOOD BLENDER AT 1m (3 ft) 80 at 80 km/hr (50 mph) NOISY URBAN AREA, DAYTIME VACUUM CLEANER AT 3m (10 ft) 70 SPEECH LOUD INTERFERENCE HEAVY TRAFFIC AT 90m (300 ft) NORMAL SPEECH AT 1m (3 ft) 60 QUIET URBAN DAYTIME LARGE BUSINESS OFFICE 50 MODERATE SLEEP DISTURBANCE QUIET URBAN NIGHTTIME THEATER, LARGE CONFERENCE 40 ROOM (BACKGROUND) QUIET SUBURBAN NIGHTTIME LIBRARY 30 FAINT BEDROOM AT NIGHT, CONCERT QUIET RURAL NIGHTTIME HALL (BACKGROUND) 20 BROADCAST/RECORDING 10 NO EFFECT STUDIO VERY FAINT LOWEST THRESHOLD OF HUMAN LOWEST THRESHOLD OF HUMAN 0 HEARING HEARING 2.1 RANGE OF NOISE Since the range of intensities that the human ear can detect is so large, the scale frequently used to measure intensity is a scale based on multiples of 10, the logarithmic scale. The scale for measuring intensity is the decibel scale. Each interval of 10 decibels indicates a sound energy ten times greater than before, which is perceived by the human ear as being roughly twice as loud. (4) The most common sounds vary between 40 dBA (very quiet) to 100 dBA (very loud). Normal conversation at three feet is roughly at 60 dBA, while loud jet engine noises equate to 110 dBA at approximately 100 feet, which can cause serious discomfort. (5) Another important aspect of noise is the duration of the sound and the way it is described and distributed in time. 12954-09 Noise Study `v1 URBAN 9 CRQSSROAPS 12-123 2510 PCH Mixed -Use Development Noise Impact Analysis 2.2 NOISE DESCRIPTORS Environmental noise descriptors are generally based on averages, rather than instantaneous, noise levels. The most used figure is the equivalent level (Leq). Equivalent sound levels are not measured directly but are calculated from sound pressure levels typically measured in A - weighted decibels (dBA). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period and is commonly used to describe the "average" noise levels within the environment. Peak hour or average noise levels, while useful, do not completely describe a given noise environment. Noise levels lower than peak hour may be disturbing if they occur during times when quiet is most desirable, namely evening and nighttime (sleeping) hours. To account for this, the Community Noise Equivalent Level (CNEL), representing a composite 24-hour noise level is utilized. The CNEL is the weighted average of the intensity of a sound, with corrections for time of day, and averaged over 24 hours. The time of day corrections require the addition of 5 decibels to dBA Leq sound levels in the evening from 7:00 p.m. to 10:00 p.m., and the addition of 10 decibels to dBA Leq sound levels at night between 10:00 p.m. and 7:00 a.m. These additions are made to account for the noise sensitive time periods during the evening and night hours when sound appears louder. CNEL does not represent the actual sound level heard at any time, but rather represents the total sound exposure. The City of Newport Beach relies on the 24-hour CNEL level to assess land use compatibility with transportation related noise sources. 2.3 SOUND PROPAGATION When sound propagates over a distance, it changes in level and frequency content. The way noise reduces with distance depends on the following factors. 2.3.1 GEOMETRIC SPREADING Sound from a localized source (i.e., a stationary point source) propagates uniformly outward in a spherical pattern. The sound level attenuates (or decreases) at a rate of 6 dB for each doubling of distance from a point source. Highways consist of several localized noise sources on a defined path and hence can be treated as a line source, which approximates the effect of several point sources. Noise from a line source propagates outward in a cylindrical pattern, often referred to as cylindrical spreading. Sound levels attenuate at a rate of 3 dB for each doubling of distance from a line source. (4) 2.3.2 GROUND ABSORPTION The propagation path of noise from a highway to a receiver is usually very close to the ground. Noise attenuation from ground absorption and reflective wave canceling adds to the attenuation associated with geometric spreading. Traditionally, the excess attenuation has also been expressed in terms of attenuation per doubling of distance. This approximation is usually sufficiently accurate for distances of less than 200 ft. For acoustically hard sites (i.e., sites with a reflective surface between the source and the receiver, such as a parking lot or body of water), no excess ground attenuation is assumed. For acoustically absorptive or soft sites (i.e., those 12954-09 Noise Study `vP URBAN 10 CRQSSRQAPS 12-124 2510 PCH Mixed -Use Development Noise Impact Analysis sites with an absorptive ground surface between the source and the receiver such as soft dirt, grass, or scattered bushes and trees), an excess ground attenuation value of 1.5 dB per doubling of distance is normally assumed. When added to the cylindrical spreading, the excess ground attenuation results in an overall drop-off rate of 4.5 dB per doubling of distance from a line source. (6) 2.3.3 ATMOSPHERIC EFFECTS Receivers located downwind from a source can be exposed to increased noise levels relative to calm conditions, whereas locations upwind can have lowered noise levels. Sound levels can be increased at large distances (e.g., more than 500 feet) due to atmospheric temperature inversion (i.e., increasing temperature with elevation). Other factors such as air temperature, humidity, and turbulence can also have significant effects. (4) 2.3.4 SHIELDING A large object or barrier in the path between a noise source and a receiver can substantially attenuate noise levels at the receiver. The amount of attenuation provided by shielding depends on the size of the object and the frequency content of the noise source. Shielding by trees and other such vegetation typically only has an "out of sight, out of mind" effect. That is, the perception of noise impact tends to decrease when vegetation blocks the line -of -sight to nearby residents. However, for vegetation to provide a substantial, or even noticeable, noise reduction, the vegetation area must be at least 15 feet in height, 100 feet wide and dense enough to completely obstruct the line -of sight between the source and the receiver. This size of vegetation may provide up to 5 dBA of noise reduction. The FHWA does not consider the planting of vegetation to be a noise abatement measure. (6) 2.4 NOISE CONTROL Noise control is the process of obtaining an acceptable noise environment for an observation point or receiver by controlling the noise source, transmission path, receiver, or all three. This concept is known as the source -path -receiver concept. In general, noise control measures can be applied to these three elements. 2.5 NOISE BARRIER ATTENUATION Effective noise barriers can reduce noise levels by up to 10 to 15 dBA, cutting the loudness of traffic noise in half. A noise barrier is most effective when placed close to the noise source or receiver. Noise barriers, however, do have limitations. For a noise barrier to work, it must be high enough and long enough to block the path of the noise source. (6) 2.6 LAND USE COMPATIBILITY WITH NOISE Some land uses are more tolerant of noise than others. For example, schools, hospitals, churches, and residences are more sensitive to noise intrusion than are commercial or industrial developments and related activities. As ambient noise levels affect the perceived amenity or 12954-09 Noise Study `VC URBAN 11 CRQSSRQAPS 12-125 2510 PCH Mixed -Use Development Noise Impact Analysis livability of a development, so too can the mismanagement of noise impacts impair the economic health and growth potential of a community by reducing the area's desirability as a place to live, shop and work. For this reason, land use compatibility with the noise environment is an important consideration in the planning and design process. The FHWA encourages State and Local government to regulate land development in such a way that noise -sensitive land uses are either prohibited from being located adjacent to a highway, or that the developments are planned, designed, and constructed in such a way that noise impacts to sensitive land uses are minimized. (7) 2.7 COMMUNITY RESPONSE TO NOISE Community responses to noise may range from registering a complaint by telephone or letter, to initiating court action, depending upon everyone's susceptibility to noise and personal attitudes about noise. Several factors are related to the level of community annoyance including: • Fear associated with noise producing activities; • Socio-economic status and educational level; • Perception that those affected are being unfairly treated; • Attitudes regarding the usefulness of the noise -producing activity; • Belief that the noise source can be controlled. Approximately ten percent of the population has a very low tolerance for noise and will object to any noise not of their making. Consequently, even in the quietest environment, some complaints will occur. Twenty-five percent of the population will not complain even in very severe noise environments. Thus, a variety of reactions can be expected from people exposed to any given noise environment. (8) Surveys have shown that about ten percent of the people exposed to traffic noise of 60 dBA will report being highly annoyed with the noise, and each increase of one dBA is associated with approximately two percent more people being highly annoyed. When traffic noise exceeds 60 dBA or aircraft noise exceeds 55 dBA, people may begin to complain. (8) Despite this variability in behavior on an individual level, the population can be expected to exhibit the following responses to changes in noise levels as shown on Exhibit 2-B. A change of 3 dBA are considered barely perceptible, and changes of 5 dBA are considered readily perceptible. (6) 12954-09 Noise Study `v1 URBAN 1' CRQSSRQAPS 12-126 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 2-B: NOISE LEVEL INCREASE PERCEPTION Twice as Loud Readily Perceptible Barely Perceptible Just Perceptible 0 1 2 3 4 5 6 7 8 9 10 Noise Level Increase (dBA) 2.8 VIBRATION Per the Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment (9), vibration is the periodic oscillation of a medium or object. The rumbling sound caused by the vibration of room surfaces is called structure -borne noise. Sources of ground -borne vibrations include natural phenomena (e.g., earthquakes, volcanic eruptions, sea waves, landslides) or human -made causes (e.g., explosions, machinery, traffic, trains, construction equipment). Vibration sources may be continuous, such as factory machinery, or transient, such as explosions. As is the case with airborne sound, ground -borne vibrations may be described by amplitude and frequency. There are several different methods that are used to quantify vibration. The peak particle velocity (PPV) is defined as the maximum instantaneous peak of the vibration signal. The PPV is most frequently used to describe vibration impacts to buildings but is not always suitable for evaluating human response (annoyance) because it takes some time for the human body to respond to vibration signals. Instead, the human body responds to average vibration amplitude often described as the root mean square (RMS). The RMS amplitude is defined as the average of the squared amplitude of the signal and is most frequently used to describe the effect of vibration on the human body. Decibel notation (VdB) is commonly used to measure RMS. Decibel notation (VdB) serves to reduce the range of numbers used to describe human response to vibration. Typically, ground -borne vibration generated by man-made activities attenuates rapidly with distance from the source of the vibration. Sensitive receivers for vibration include structures (especially older masonry structures), people (especially residents, the elderly, and sick), and vibration -sensitive equipment and/or activities. The background vibration -velocity level in residential areas is generally 50 VdB. Ground -borne vibration is normally perceptible to humans at approximately 65 VdB. For most people, a vibration -velocity level of 75 VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels. Typical outdoor sources of perceptible ground -borne vibration are construction equipment, steel -wheeled trains, and traffic on rough roads. If a roadway is smooth, the ground -borne vibration is rarely perceptible. The range of interest is from approximately 50 VdB, which is the typical background vibration -velocity level, to 100 VdB, which is the general threshold where minor damage can occur in fragile buildings. Exhibit 2-C illustrates common vibration sources and the human and structural response to ground -borne vibration. 12954-09 Noise Study `v1 URBAN 13 CRQSSRQAPS 12-127 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 2-C: TYPICAL LEVELS OF GROUND -BORNE VIBRATION Velocity Typical Sources Human/Structural Response Level" (50 ft from source) Threshold, minor cosmetic damage fragile buildings Difficulty with tasks such as reading a VDT screen Residential annoyance, infrequent events (e -g. commuter rail) Residential annoyance, frequent events (e.g. rapid transit) Limit for vibration sensitive equipment. Approx. threshold for human perception of vibration -- Blasting from construction projects Bulldozers and Other heavy tracked 90 I+ construction equipment - Gomrnuter rail, upper range 80 Rapid transit, upper range Commuter rail, typical Bus or truck over bump 70 Rapid transit. typical KC 361 Bus or truck, typical '4-- Typical background vibration ' RMS Vibration Velocity Level in VUB relative to i0-6 incheslsecond Source: Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment. 12954-09 Noise Study 14 Ldv► URBAN 12-128 2510 PCH Mixed -Use Development Noise Impact Analysis 3 REGULATORY SETTING To limit population exposure to physically and/or psychologically damaging as well as intrusive noise levels, the federal government, the State of California, various City governments, and most municipalities in the state have established standards and ordinances to control noise. In most areas, automobile and truck traffic is the major source of environmental noise. Traffic activity generally produces an average sound level that remains constant with time. Air and rail traffic, and commercial and industrial activities are also major sources of noise in some areas. Federal, state, and local agencies regulate different aspects of environmental noise. Federal and state agencies generally set noise standards for mobile sources such as aircraft and motor vehicles, while regulation of stationary sources is generally left to by local agencies. 3.1 STATE OF CALIFORNIA NOISE REQUIREMENTS The State of California regulates freeway noise, sets standards for sound transmission, provides occupational noise control criteria, identifies noise standards, and provides guidance for local land use compatibility. State law requires that each County and City adopt a General Plan that includes a Noise Element which is to be prepared per guidelines adopted by the Governor's Office of Planning and Research (OPR). (10) The purpose of the Noise Element is to limit the exposure of the community to excessive noise levels. In addition, the California Environmental Quality Act (CEQA) requires that all known environmental effects of a project be analyzed, including environmental noise impacts. 3.2 STATE OF CALIFORNIA BUILDING CODE The State of California's noise insulation standards are codified in the California Code of Regulations, Title 24, Building Standards Administrative Code, Part 2, and the California Building Code. These noise standards are applied to new construction in California for the purpose of controlling interior noise levels resulting from exterior noise sources. The regulations specifythat acoustical studies must be prepared when noise -sensitive structures, such as residential buildings, schools, or hospitals, are developed near major transportation noise sources, and where such noise sources create an exterior noise level of 60 dBA CNEL or higher. Acoustical studies that accompany building plans for noise -sensitive land uses must demonstrate that the structure has been designed to limit interior noise in habitable rooms to acceptable noise levels. For new residential buildings, schools, and hospitals, the acceptable interior noise limit for new construction is 45 dBA CNEL. 3.3 CITY OF NEWPORT BEACH GENERAL PLAN NOISE ELEMENT The City of Newport Beach has adopted a Noise Element of the General Plan to control noise in the planning process in order to maintain compatible land use with environmental noise levels and to ensure that Newport Beach residents will be protected from excessive noise intrusion. (11) 12954-09 Noise Study `v1 URBAN 15 CRQSSROAPS 12-129 2510 PCH Mixed -Use Development Noise Impact Analysis 3.3.1 NOISE POLICIES To protect City of Newport Beach residents from excessive noise, the Noise Element contains the following policies related to the Project: N 1.1 Noise Compatibility of New Development: Require that all proposed projects are compatible with the noise environment through use of Table N2 and enforce the interior and exterior noise standards shown in Table N3. N1.6 Mixed -Use Developments: Encourage new mixed-use developments to site loading areas, parking lots, driveways, trash enclosures, mechanical equipment, and other noise sources away from the residential portion of the development. N 1.8 Significant Noise Impacts: Require the employment of noise mitigation measures for existing sensitive uses when a significant noise impact is identified. A significant noise impact occurs when there is an increase in the ambient CNEL produced by new development impacting existing sensitive uses. The CNEL increase is shown in the table below. CNEL (dBA) dBA increase 55 3 60 2 65 1 70 1 Over 75 Any increase is considered significant N 2.1 New Development: Require that proposed noise -sensitive uses in areas of 60 d8A and greater, as determined the analyses stipulated by Policy N1.1, demonstrate that they meet interior and exterior noise levels. N 2.2 Design of Sensitive Land Uses: Require the use of walls, berms, interior noise insulation, double paned windows, or other noise mitigation measures, as appropriate, in the design of new residential or other new noise sensitive land uses that are adjacent to major roads. Application of the Noise Standards in Table N3 shall govern this requirement. N 4.1 Stationary Noise Sources: Enforce interior and exterior noise standards outlined in Table N3, and in the City's Municipal Code to ensure that sensitive noise receptors are not exposed to excessive noise levels from stationary noise sources, such as heating, ventilation, and air conditioning equipment. N 4.3 New Commercial Developments: Require that new commercial developments abutting residentially designated properties be designed to minimize noise impacts generated by loading areas, parking lots, trash enclosures, mechanical equipment, and any other noise generating features specific to the development to the extent feasible. N 4.6 Maintenance or Construction Activities: Enforce the Noise Ordinance noise limits and limits on hours of maintenance or construction activity in or adjacent to residential areas, including noise that results from in-home hobby or work-related activities. N 5.1 Limiting Hours of Activity: Enforce the limits on hours of construction activity. 12954-09 Noise Study 16 [v1 URBAN 12-130 2510 PCH Mixed -Use Development Noise Impact Analysis 3.3.2 LAND USE COMPATIBILITY The noise criteria identified in the City of Newport Beach Noise Element (Table N2) are guidelines to evaluate the land use compatibility of transportation related noise. The compatibility criteria, shown on Exhibit 3-A, provides the City with a planning tool to gauge the compatibility of land uses relative to existing and future exterior noise levels and prevent noise/land use conflicts. The Land Use Noise Compatibility Matrix in the City of Newport Beach General Plan provides guidelines to evaluate the acceptability of transportation -related noise level impacts. EXHIBIT 3-A: LAND USE NOISE COMPATIBILITY MATRIX Table- Noise Compatibility Land Use Categories Community Norse Equivalent Level (CNEQ o Ln IoI LD I o Ln Q n n n v n o Ln o �n - n Ln •o I Categories uses Residential Single Family, Two Family, Multiple Family A A B C C D- D Mixed A ._.A „C, C . i,_..G...... . Residential f Use A Residential Mobile Home A A B C C D ..,a.....................:-_.._._._._._.__.._._.__._._._._.._._._.._._._._.._._._.._._._._.._._._.._.__._.._._._........... ..... ai I Hotel, Motel, Transient Lodging A A B BC C D Regional' District Commercial""_.._._._.._.._._._.._._._.._.._._._.._._._._.._._._.._._._._.._._._.._._._._.._._._.._.__._.._._......._ Regional, Village Commercial Retail, Bank, Restaurant, Movie Theatre A A A A B B C District, Special Commercial Industrial Office Building, Research and Development, A A A B B C ❑ Institutional : Professional Offices, City Office Building ------------------------------------------------ --.._.�...... Commercial Recreational (Amphitheatre, Concert Hall Auditorium, Meeting Hall I B I B I C I C I D D D Institutional Civic Center CommercialChildren's Amusement Park, Miniature Golf Course: A A A B B D D Recreation Go-cart Track, Equestrian Center, Sports Club Commercial Automobile Service Station, Auto Dealership, General Special A i A i A A i B i B B Industrial, Institutional Manufacturing, Warehousing, Wholesale, Utilities Institutional Hospital, Church -Library Schools Classroom A A B C C D D Open Space Parks A A A B C D D ----------------------------------------------- Open Space Golf Course, Cemeteries, Nature Centers Wildlife A A A A B C C I Reserves, Wildlife Habitat Agriculture Agriculture A A A A A A A SOURCE Newport Beach, 2006 Zone A_ Clearly Compatible—Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction without any special noise insulation requirements. Zane B: Normally Compatible --i construction or development should be undertaken only after detailed analysis of the noise reduction requirements and are made and needed noise insulation features in the design are determined- Conventional construction, with closed windows and fresh air supply systems or air conditioning, will normally suffice. Zone C_ Normally Incompadble-New construction or development should generally be discouraged- If new construction or development does proceed, a detailed analysis of noise reduction requirements must be made and needed noise insulation features included in the design. Zone D: Clearly Ircampahl construction or development should generally not be undertaken - 12954 -09 Noise Study 17 OURBAN 12-131 2510 PCH Mixed -Use Development Noise Impact Analysis The Project's residential (mixed use), are considered clearly compatible with exterior noise levels below 65 dBA CNEL. A review of the existing ambient noise level measurements included in Section 5 of this report shows that the Project site is clearly compatible for residential mixed-use. For the planned non-residential auto showroom and office uses, exterior noise levels up to 65 dBA CNEL are considered by the City to be clearly compatible and exterior noise levels approaching 75 dBA CNEL are considered by the City to be normally compatible. For normally compatible uses, new construction or development should be undertaken only after detailed analysis of the noise reduction requirements are made and needed noise insulation feature in the design are determined. Conventional construction, with closed windows and fresh air supply systems or air conditioning, will normally suffice. 3.4 CITY OF NEWPORT BEACH STATIONARY NON -TRANSPORTATION) NOISE STANDARDS In addition to the noise/land use compatibility guidelines contained in the General Plan Noise Element, the City of Newport Beach has adopted Community Noise Control policies and standards as part of its Municipal Code in order to limit unnecessary, excessive and annoying noise in the City. To analyze noise impacts originating from a designated fixed location or private property such as the 2510 PCH Mixed -Use Development Project, stationary -source noise such as the expected air conditioning units, trash enclosure, roof deck activities and vehicle movements and noise from construction activities are typically evaluated against standards established under the City's Municipal Code. 3.4.1 OPERATIONAL NOISE STANDARDS The City of Newport Beach Municipal Code, Chapter 10.26 Community Noise Control, establishes the permissible exterior noise levels that may intrude into a neighboring property. According to Section 10.26.025(A) exterior noise levels at single-family residential land uses (Noise Zone 1) shall not exceed 55 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 50 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). (12) For commercial uses, exterior noise levels shall not exceed 65 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 60 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). According to Section 10.26.025(C), in the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. While the Section 10.26.025(C) of City of Newport Beach Municipal Code permits the use of the existing ambient noise level to describe the base exterior noise level standards, this analysis relies on the more conservative and restrictive standards in Section 10.26.025(A). The City of Newport Beach Municipal Code, Chapter10.26 Community Noise Control exterior noise level standards are shown on Table 3-1 and are included in Appendix 3.1. 12954-09 Noise Study `V1 URBAN 18 CRQSSRQAPS 12-132 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 3-1: OPERATIONAL NOISE STANDARDS Source: City of Newport Beach Municipal Code, Section 10.26.025 (Appendix 3.1). 2 Base exterior noise level standards. If the ambient level exceeds allowable exterior Leq noise level, the ambient shall be the standard per Section 10.26.025 (C) of the City of Newport Beach Municipal Code. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 3.4.2 CONSTRUCTION NOISE STANDARDS The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) TABLE 3-2: CONSTRUCTION NOISE STANDARDS City Land me Base Exterior Noise City Use Pelriod Level Standards no activity on Sundays or national holidays (dBA Leq )2 Residential Daytime 55 Nighttime 50 Newport (Noise Zone 1) Commercial Daytime 65 Beach' Nighttime 1 60 (Noise Zone 11) Source: City of Newport Beach Municipal Code, Section 10.26.025 (Appendix 3.1). 2 Base exterior noise level standards. If the ambient level exceeds allowable exterior Leq noise level, the ambient shall be the standard per Section 10.26.025 (C) of the City of Newport Beach Municipal Code. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 3.4.2 CONSTRUCTION NOISE STANDARDS The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) TABLE 3-2: CONSTRUCTION NOISE STANDARDS City Permitted Hours of Construction Activity 7:00 a.m. to 6:30 p.m. Mondays to Fridays; Newport Beach' 8:00 a.m. to 6:00 p.m. on Saturdays; no activity on Sundays or national holidays 1 Source: City of Newport Beach Municipal Code, Section 10.28.040 (Appendix 3.1). 3.4.3 OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION CONSTRUCTION NOISE STANDARDS The National Institute for Occupational Safety and Health (NIOSH) provides noise standards to evaluate required hearing protection for employees that may be exposed to high noise levels. However, the standards are a useful metric for analyzing the significance of construction noise and are therefore used in this report to determine whether construction impacts would impact nearby sensitive receptors. NIOSH identifies 85 dBA Leq as an acceptable noise exposure level over an 8 -hour period. (13) Since the NIOSH construction -related noise level represents the energy average of the noise source over a given time period, they are expressed as Leq noise levels. 12954-09 Noise Study `v1 URBAN 1" CRQSSRQAPS 12-133 2510 PCH Mixed -Use Development Noise Impact Analysis 3.5 CONSTRUCTION VIBRATION STANDARDS Construction activity can result in varying degrees of ground -borne vibration, depending on the equipment and methods used, distance to the affected structures and soil type. (9) Construction vibration is generally associated with pile driving and rock blasting. Other construction equipment such as air compressors, light trucks, hydraulic loaders, etc., generates little or no ground vibration. (9) Occasionally large bulldozers and loaded trucks can cause perceptible vibration levels at close proximity. The City of Newport Beach has not identified or adopted vibration standards. However, the 2006 General Plan Environmental Impact Report (EIR) (3) identified a limit of 72 VdB for frequent events (more than 70 vibrations events per day) at residential uses and buildings where people normally sleep. (9) For infrequent events with fewer than 70 vibration events per day, the vibration limit is 80 VdB. These limits were derived from the FTA guidelines (9) for determining the relative significance of potential Project vibration impacts due to on-site construction activities as shown on Table 3-3. TABLE 3-3 CONSTRUCTION VIBRATION STANDARDS Vibration Criteria Vibration Decibels (VdB) at 25 feet' 2006 Glo EIR - Human Annoyance (Residential)' 72 FTA - Human Annoyance (Residential Daytime)2 78 FTA - Human Annoyance (Residential Nighttime)' 72 FTA - Human Annoyance (Office)2 84 'City of Newport Beach General Plan EIR I Federal Transit Administration, Transit Noise and Vibration Impact Assessment, September 2018. It should be noted that the EIR conservatively identified a residential -nighttime threshold of 72 VdB for all circumstances of vibrational energy; including for construction activities which would almost never be expected to occur during the nighttime period (10pm to 7am). The FTA has established vibration criteria of 72 VbB for Residential -Nighttime land use, when no construction activities would be allowed per City of Newport Beach Code Section 10.28.040. The FTA criteria for Residential -Daytime land use is 78 VdB, which would be more applicable to the daytime construction activities. Based on the FTA interpretation for Residential -Daytime use, at 78 VdB Vibration is barely felt. 12954-09 Noise Study `V1 URBAN 20 CRQSSRQAPS 12-134 2510 PCH Mixed -Use Development Noise Impact Analysis 4 SIGNIFICANCE CRITERIA The following significance criteria are based on currently adopted guidance provided by Appendix G of the California Environmental Quality Act (CEQA) Guidelines. (1) For the purposes of this report, impacts would be potentially significant if the Project results in or causes: A. Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? B. Generation of excessive ground -borne vibration or ground -borne noise levels? C. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? While the City of Newport Beach General Plan Guidelines provide direction on noise compatibility and establish noise standards by land use type that are sufficient to assess the significance of noise impacts, they do not define the levels at which increases are considered substantial for use under Guideline A. CEQA Appendix G Guideline C applies to nearby public and private airports, if any, and the Project's land use compatibility. 4.1 AIRPORT NOISE The Project site is located roughly 4 miles southeast of John Wayne Airport, outside the airport impact zone and noise contour boundaries. Therefore, the Project site is not located within two miles of a public airport or the vicinity of a private airstrip, and as such, no impact related to the exposure of people residing or working in the Project area to excessive airport related noise levels is anticipated. 4.2 SIGNIFICANCE CRITERIA FOR CONSTRUCTION NOISE AND VIBRATION The Project's construction noise and vibration impacts are significant if: • If Project -related construction activities create noise levels which exceed 85 dBA Leq at nearby sensitive receiver locations (NIOSH, Criteria for Recommended Standard: Occupational Noise Exposure). • If short-term Project generated construction vibration levels exceed the FTA's vibration threshold of 78 VdB at residential daytime use. (9) 4.3 SIGNIFICANCE CRITERIA FOR OPERATION The Project's operational noise impacts are significant if: • If Project -related operational (stationary -source) noise levels exceed the exterior noise level standards at the land uses identified in Table 3-1 (City of Newport Beach Municipal Code, Section 10.26.025); ), or exceed the City's exterior noise level standards in Table 3-1 at the nearby daycare use; 12954-09 Noise Study `V1 URBAN 21 CRQSSROAPS 12-135 2510 PCH Mixed -Use Development Noise Impact Analysis • If the existing ambient noise levels at the noise -sensitive receivers near the Project site: o are less than 55 dBA CNEL and the Project creates a barely perceptible 3 dBA CNEL or greater Project -related noise level increase; or o range from 55 to 60 dBA CNEL and the Project creates a 2 dBA CNEL or greater Project - related noise level increase; or o range from 60 to 75 dBA CNEL and the Project creates a 1 dBA CNEL or greater Project - related noise level increase; or o already exceed 75 dBA CNEL, and the Project create any noise level increase. 4.4 SIGNIFICANCE CRITERIA SUMMARY Noise impacts shall be considered significant if any of the following occur as a direct result of the proposed development. Table 4-2 shows the significance criteria summary matrix. TABLE 4-2: SIGNIFICANCE CRITERIA SUMMARY MATRIX Analysis Receiving Land Use Conditions) Significance Criteria Daytime Nighttime On -Site Traffic Noisel Residential Exterior Noise Compatibility Criteria 65 dBA CNEL Interior Noise Level Standard 45 dBA CNEL Multiple' Exterior Noise Level Standards See Table 3-1. Operational Noise Noise- Sensitive If ambient is < 55 dBA CNEL >_ 3 dBA CNEL Project Increase If ambient is 55 - 60 dBA CNEL >_ 2 dBA CNEL Project Increase If ambient is 60 - 75 dBA CNEL >_ 1 dBA CNEL Project Increase If ambient is > 75 dBA CNEL Any Project Increase Al 14 Noise Level Threshold 85 dBA 6, n/a Construction+_ Residential5 Vibration Level Threshold 78 VdB n/a 1 City of Newport Beach General Plan Noise Element Land Use Noise Compatibility Matrix (Table N2). Z City of Newport Beach Municipal Code, Section 10.26.025 (Appendix 3.1). 3 City of Newport Beach General Plan Policy N 1.8 n NIOSH, Criteria for Recommended Standard: Occupational Noise Exposure and Federal Transit Administration, Transit Noise and Vibration Impact Assessment. Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment, September 2018 "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m.; "n/a" = No nighttime construction activity is permitted, so no nighttime construction noise level limits are identified; "VdB" = Vibration Decibels 12954-09 Noise Study 22 [v1 URBAN 12-136 2510 PCH Mixed -Use Development Noise Impact Analysis 5 EXISTING NOISE LEVEL MEASUREMENTS To assess the existing noise level environment, five 24-hour noise level measurements were taken at sensitive receiver locations in the Project study area on Wednesday, October 2, 2019. The receiver locations were selected to describe and document the existing noise environment within the Project study area. Exhibit 5-A provides the boundaries of the Project study area and the noise level measurement locations. Appendix 5.1 includes study area photos. 5.1 MEASUREMENT PROCEDURE AND CRITERIA To describe the existing noise environment, the hourly noise levels were measured during typical weekday conditions over a 24-hour period. By collecting individual hourly noise level measurements, it is possible to describe the daytime and nighttime hourly noise levels and calculate the 24-hour CNEL. The long-term noise readings were recorded using Piccolo Type 2 integrating sound level meter and dataloggers. The Piccolo sound level meters were calibrated using a Larson -Davis calibrator, Model CAL 150. All noise meters were programmed in "slow" mode to record noise levels in "A" weighted form. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4-2014/IEC 61672-1:2013. (14) 5.2 NOISE MEASUREMENT LOCATIONS The long-term noise level measurements were positioned as close to the nearest sensitive receiver locations as possible to assess the existing ambient hourly noise levels surrounding the Project site. Both Caltrans and the FTA recognize that it is not reasonable to collect noise level measurements that can fully represent every part of a private yard, patio, deck, or balcony normally used for human activity when estimating impacts for new development projects. This is demonstrated in the Caltrans general site location guidelines which indicate that, sites must be free of noise contamination by sources other than sources of interest. Avoid sites located near sources such as barking dogs, lawnmowers, pool pumps, and air conditioners unless it is the express intent of the analyst to measure these sources. (4) Further, FTA guidance states, that it is not necessary nor recommended that existing noise exposure be determined by measuring at every noise -sensitive location in the project area. Rather, the recommended approach is to characterize the noise environment for clusters of sites based on measurements or estimates at representative locations in the community. (9) Based on recommendations of Caltrans and the FTA, it is not necessary to collect measurements at each individual building or residence, because each receiver measurement represents a group of buildings that share acoustical equivalence. (9) In other words, the area represented by the receiver shares similar shielding, terrain, and geometric relationship to the reference noise source. Receivers represent a location of noise sensitive areas and are used to estimate the future noise level impacts. Collecting reference ambient noise level measurements at the nearby sensitive receiver locations allows for a comparison of the before and after Project noise levels 12954-09 Noise Study `V1 URBAN 23 CRQSSRQAPS 12-137 2510 PCH Mixed -Use Development Noise Impact Analysis and is necessary to assess potential noise impacts due to the Project's contribution to the ambient noise levels. 5.3 NOISE MEASUREMENT RESULTS The noise measurements presented below focus on the average or equivalent sound levels (Leq). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period. Table 5-1 identifies the hourly daytime (7:00 a.m. to 10:00 p.m.) and nighttime (10:00 p.m. to 7:00 a.m.) noise levels at each noise level measurement location. Appendix 5.2 provides a summary of the existing hourly ambient noise levels described below: • Location L1 represents the noise levels south of 204 Tustin Ave near the side yard of the single- family home. The noise level measurements collected show an overall 24-hour exterior noise level of 63.5 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 59.9 dBA Leq with an average nighttime noise level of 56.0 dBA Leq. • Location L2 represents the noise levels near the parking meters in the parking lot adjacent to 124 Tustin Avenue. The noise level measurements collected show an overall 24-hour exterior noise level of 59.2 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 57.3 dBA Leq with an average nighttime noise level of 50.6 dBA Leq. • Location L3 represents the noise levels in the parking lot South of Newport Theatre Arts Center. The 24-hour CNEL indicates that the overall exterior noise level is 55.4 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 53.6 dBA Leq with an average nighttime noise level of 46.8 dBA Leq. • Location L4 represents the noise levels in parking lot north of 2400 West Coast Highway and west of Avon Lot 2. The noise level measurements collected show an overall 24-hour exterior noise level of 62.4 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 59.3 dBA Leq with an average nighttime noise level of 54.6 dBA Leq. • Location L5 represents the noise levels in the courtyard of 124 Tustin Avenue. The noise level measurements collected show an overall 24-hour exterior noise level of 54.6 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 52.0 dBA Leq with an average nighttime noise level of 46.6 dBA Leq. Table 5-1 provides the (energy average) noise levels used to describe the daytime and nighttime ambient conditions. These daytime and nighttime energy average noise levels represent the average of all hourly noise levels observed during these time periods expressed as a single number. Appendix 5.2 provides summary worksheets of the noise levels for each hour as well as the minimum, maximum, L1, L2, Ls, L8, L25, Lso, L9o, L95, and L99 percentile noise levels observed during the daytime and nighttime periods. The background ambient noise levels in the Project study area are dominated by the transportation -related noise associated with West Coast Highway. The 24-hour existing noise level measurements shown on Table 5-1 present the existing ambient noise conditions. 12954-09 Noise Study `VP URBAN 24 CRQSSROAPS 12-138 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 5-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS 1 See Exhibit 5-A for the noise level measurement locations. 2 The long-term 24-hour measurement printouts are included in Appendix 5.2. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12954-09 Noise Study 25 [v1 URBAN 12-139 Energy Average Noise Level Location' Description (dBA Leq)2 CNEL Daytime Nighttime Located south of 204 Tustin Avenue near L1 the side yard of the single-family home. 59.9 56.0 63.5 Located near the parking meters in the L2 parking lot adjacent to 124 Tustin 57.3 50.6 59.2 Avenue. Located in the parking lot South of L3 53.6 46.8 55.4 Newport Theatre Arts Center. Located in parking lot north of 2400 West L4 59.3 54.6 62.4 Coast Highway and west of Avon Lot 2 Located in courtyard of 124 Tustin L5 52.0 46.6 54.6 Avenue. 1 See Exhibit 5-A for the noise level measurement locations. 2 The long-term 24-hour measurement printouts are included in Appendix 5.2. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12954-09 Noise Study 25 [v1 URBAN 12-139 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 5-A: NOISE MEASUREMENT LOCATIONS w S A s o' . z v:, �P A LEGEND: Site Boundary ® Measurement Locations 12954-09 Noise Study 1� A A A, [�1 URBAN 26 12-140 2510 PCH Mixed -Use Development Noise Impact Analysis 6 METHODS AND PROCEDURES The following section outlines the methods and procedures used to model and analyze the future traffic noise environment. 6.1 FHWA TRAFFIC NOISE PREDICTION MODEL The expected roadway noise level increases from vehicular traffic were calculated by Urban Crossroads, Inc. using a computer program that replicates the Federal Highway Administration (FHWA) Traffic Noise Prediction Model- FHWA-RD-77-108. (15) This is consistent with the approach used for the City of Newport Beach General Plan Update EIR. (3) The FHWA Model arrives at a predicted noise level through a series of adjustments to the Reference Energy Mean Emission Level (REMEL). In California the national REMELs are substituted with the California Vehicle Noise (Calveno) Emission Levels. (16) Adjustments are then made to the REMEL to account for: the roadway classification (e.g., collector, secondary, major or arterial), the roadway active width (i.e., the distance between the center of the outermost travel lanes on each side of the roadway), the total average daily traffic (ADT), the travel speed, the percentages of automobiles, medium trucks, and heavy trucks in the traffic volume, the roadway grade, the angle of view (e.g., whether the roadway view is blocked), the site conditions ("hard" or "soft" relates to the absorption of the ground, pavement, or landscaping), and the percentage of total ADT which flows each hour throughout a 24-hour period. Research conducted by Caltrans has shown that the use of soft site conditions is appropriate for the application of the FHWA traffic noise prediction model used in this analysis. (17) 6.2 ON-SITE TRAFFIC NOISE PREDICTION MODEL INPUTS The on-site roadway parameters including the average daily traffic (ADT) volumes used for this study are presented on Table 6-1. Based on the City of Newport Beach General Plan Circulation Element, West Coast Highway is classified as a Major Road. (18) To predict the future on-site noise environment at the Project site, parameters including the number of lanes and the future buildout average daily traffic volumes were obtained from the City of Newport Beach General Plan Update Environmental Impact Report, Figure 4.13-8. For the purposes of this analysis, soft site conditions were used to analyze the on-site traffic noise impacts for the Project study area. Soft site conditions account for the sound propagation loss over natural surfaces such as normal earth and ground vegetation. Research by Caltrans has shown that the use of soft site conditions is appropriate for the application of the FHWA traffic noise prediction model used in this analysis. (17) 12954-09 Noise Study `11 URBAN 27 CROSSROADS 12-141 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 6-1: ON-SITE ROADWAY PARAMETERS Roadway Lanes Classification) Average Daily Speed Site Autos 77.50% 12.90% Traffic Volume Z (mph )3 Conditions W. Coast Hwy. 5 Major 51,000 40 Soft Tustin Ave. 2 Collector 3,000 25 Soft ' City of Newport Beach General Plan Figure CEI Master Plan of Streets and Highways 2 City of Newport Beach General Plan Update EIR Figure 4.13-8 General Plan Buildout with Project ADT. 3 Posted speed limit. The site plan is used to identify the relationship between the roadway centerline elevation, the pad elevation and the centerline distance to any intervening noise barriers, and the building fagade. The exterior noise level receiver locations were placed five feet above the finished floor elevation for each floor. Table 6-2 presents the time of day vehicle splits and Table 6-3 presents the traffic flow distributions (vehicle mix) used for this analysis. The vehicle mix provides the hourly distribution percentages of automobile, medium trucks, and heavy trucks for input into the FHWA noise prediction model. TABLE 6-2: TIME OF DAY VEHICLE SPLITS Vehicle Type Time of Day Splits' Total of Time of Day Splits Daytime Evening Nighttime Autos 77.50% 12.90% 9.60% 100.00% Medium Trucks 84.80% 4.90% 10.30% 100.00% Heavy Trucks 86.50% 2.70% 10.80% 100.00% ' Source: Typical Southern California vehicle mix. "Daytime" = 7:00 a.m. to 7:00 p.m.; "Evening" = 7:00 p.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. TABLE 6-3: DISTRIBUTION OF TRAFFIC FLOW BY VEHICLE TYPE (VEHICLE MIX) Classification Total % Traffic Flow Total Autos Medium Trucks Heavy Trucks All Roadways' 97.42% 1.84% 0.74% 100.00% 1 Source: Typical Southern California vehicle mix. 12954-09 Noise Study 28 [v1 URBAN 12-142 2510 PCH Mixed -Use Development Noise Impact Analysis 7 ON-SITE NOISE IMPACTS FROM TRAFFIC An on-site exterior noise impact analysis has been completed to determine the traffic noise exposure and to identify potential necessary noise abatement measures for the proposed 2510 PCH Mixed -Use Development Project. The primary source of traffic noise affecting the Project site is anticipated to be from West Coast Highway and Tustin Avenue. The Project will also experience some background traffic noise impacts from nearby drive aisles and parking lots, however, due to the low traffic volumes, distance and intervening structures these are not anticipated to make a significant contribution to the exterior noise levels at the Project site. 7.1 EXTERIOR NOISE ANALYSIS The analysis shows that the future on-site exterior traffic noise levels are expected to approach 71.8 dBA CNEL at the first -floor auto showroom. This is below the City of Newport Beach's 75 dBA CNEL normally compatible exterior land use compatibility criteria non-residential uses. The that the future on-site exterior traffic noise levels are expected to approach 63.5 dBA CNEL with the planned 6 -foot high glass screen wall at the rooftop deck fagade facing West Coast Highway. This is below the City of Newport Beach's 65 dBA CNEL normally compatible exterior land use compatibility criteria for mixed use. A review of the Project elevations show that the second residential dwelling units are largely blocked boutique auto showroom. However, the third -floor residential dwelling units will be exposed to the traffic noise from West Coast Highway. As shown on Table 8-1 the residential dwelling units are expected to experience an exterior noise level of 64.0 dBA CNEL at the third - floor building fagade. This satisfies the City of Newport Beach's 65 dBA CNEL clearly compatible exterior land use compatibility criteria for residential use. Therefore, future exterior traffic noise impacts will be less than significant. Appendix 7.1 includes the on-site traffic noise level calculations. TABLE 7-1: EXTERIOR TRAFFIC NOISE LEVELS ' As shown on the Project site plan (Exhibit 1-B) 2 Combined future exterior noise levels at the building facade. Calculations are included in Appendix 7-1. 3 City of Newport Beach Land Use Noise Compatibility Thresholds Table N2 (Exhibit 3-A). 12954-09 Noise Study `V1 URBAN 2" CRQSSRQAPS 12-143 Combined Exterior Noise Level Land Use' Roadways Level at Facade Exterior Noise Level Threshold Noise Level Threshold Exceeded? (dBA CNEL) (dBA CNEL)Z (dBA CNEL)3 W. Coast Hwy. 1st 71.8 Auto Showroom 71.8 75 No Tustin Ave. 50.9 Floor W. Coast Hwy. 2nd 61.3 Rooftop Deck 63.5 65 No Tustin Ave. 59.5 Floor W. Coast Hwy. 3rd 64.0 Residential 64.2 65 No Tustin Ave. 50.1 Floor ' As shown on the Project site plan (Exhibit 1-B) 2 Combined future exterior noise levels at the building facade. Calculations are included in Appendix 7-1. 3 City of Newport Beach Land Use Noise Compatibility Thresholds Table N2 (Exhibit 3-A). 12954-09 Noise Study `V1 URBAN 2" CRQSSRQAPS 12-143 2510 PCH Mixed -Use Development Noise Impact Analysis 7.2 INTERIOR NOISE ANALYSIS To ensure that the interior noise levels comply with the City of Newport Beach 45 dBA CNEL interior noise level standards, future noise levels were calculated at the building fagades. While the City maintains interior noise standards for noise sensitive residential land uses, the City does not prescribe specific interior noise requirements for non-residential land uses such as the planned auto showroom and office uses. Table 7-2 shows that the future exterior noise levels at the third -floor residential building fagade are estimated at 64.0 dBA CNEL. Table 7-2 shows that the estimated interior noise levels using typical building construction and standard windows will provide an interior noise level reduction of 25 dBA. With the standard windows, units facing West Coast Highway will experience interior levels of 39.0 dBA CNEL. This satisfies the City of Newport Beach 45 dBA CNEL interior noise level standards and is less than significant. TABLE 7-2: INTERIOR NOISE LEVELS (CNEL) Exterior noise level at the facade with a windows closed condition requiring a means of mechanical ventilation (e.g. air conditioning). z Noise reduction required to satisfy the 45 dBA CNEL interior noise standard for residential uses. s Typical building construction interior noise reduction with the standard windows . "NR" = Noise Reduction 12954-09 Noise Study 30 [v1 URBAN 12-144 Noise Required Typical Interior Building Threshold Floor Level Interior Interior Noise Threshold (Facade) Exceeded? at Fa5adel NR NRI Level Residential 3 64.0 19.0 25.0 39.0 45 No Exterior noise level at the facade with a windows closed condition requiring a means of mechanical ventilation (e.g. air conditioning). z Noise reduction required to satisfy the 45 dBA CNEL interior noise standard for residential uses. s Typical building construction interior noise reduction with the standard windows . "NR" = Noise Reduction 12954-09 Noise Study 30 [v1 URBAN 12-144 2510 PCH Mixed -Use Development Noise Impact Analysis 8 SENSITIVE RECEIVER LOCATIONS To assess the potential for long-term operational and short-term construction noise impacts, the following sensitive receiver locations as shown on Exhibit 9-A were identified as representative locations for analysis. Sensitive receivers are generally defined as locations where people reside or where the presence of unwanted sound could otherwise adversely affect the use of the land. Noise -sensitive land uses are generally considered to include schools, hospitals, single-family dwellings, mobile home parks, churches, libraries, and recreation areas. Moderately noise - sensitive land uses typically include multi -family dwellings, hotels, motels, dormitories, out- patient clinics, cemeteries, golf courses, country clubs, athletic/tennis clubs, and equestrian clubs. Land uses that are considered relatively insensitive to noise include business, commercial, and professional developments. Land uses that are typically not affected by noise include: industrial, manufacturing, utilities, agriculture, undeveloped land, parking lots, warehousing, liquid and solid waste facilities, salvage yards, and transit terminals. The closest sensitive receivers to the Project site are described below. Other sensitive land uses in the Project study area that are located at greater distances than those identified in this noise study will experience lower noise levels than those presented in this report due to the additional attenuation from distance and the shielding of intervening structures. R1: Located approximately 83 feet northwest of the Project site, R1 represents an existing single-family residential home located at 204 Tustin Avenue. A 24-hour noise level measurement was taken near this location, L1, to describe the existing ambient noise environment. R2: Location R2 represents the location 60 feet north of the Site roughly 47 feet above the pad elevation of the Project at 124 Tustin Avenue. A 24-hour noise level measurement was taken near this location, L2, to describe the existing ambient noise environment. R3: Located approximately 197 feet north of the Project site, R3 represents the Newport Theatre Arts Center. A 24-hour noise level measurement was taken near this location, L3, to describe the existing ambient noise environment. R4: Location R4 represents the existing outdoor play area for the adjacent Bright Horizons daycare facility 2500 West Coast Highway located approximately 23 feet east of the Project site boundary. Because Bright Horizons daycare facility was inaccessible, a 24- hour noise level measurement was taken near this location, L4 in a location that represents a similar existing ambient noise environment, to describe the existing ambient noise environment at R4. R5: Located approximately 55 feet west of the Project site, R5 represents the existing commercial retail uses that share a common courtyard area at 124 Tustin Avenue. A 24- hour noise level measurement was taken near this location, L5, to describe the existing ambient noise environment. 12954-09 Noise Study 31 [v1 URBAN 12-145 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT S-A: RECEIVER LOCATIONS _4111r%, AbildNO LEGEND: Site Boundary Receiver Locations — Distance from receiver to Project site boundary (in feet) 12954-09 Noise Study 32 17 'A [v1 URBAN 12-146 2510 PCH Mixed -Use Development Noise Impact Analysis 9 OPERATIONAL NOISE IMPACTS TO NEARBY SENSITIVE RECEIVERS This section analyzes the potential stationary -source operational noise impacts at the nearby receiver locations, identified in Section 8, resulting from the operation of the proposed 2510 PCH Mixed -Use Development Project. Exhibit 9-A identifies the representative receiver locations and noise source locations used to assess the operational noise levels. Appendix 9.1 includes the detailed calculations for the Project operational noise levels presented in this section. 9.1 OPERATIONAL NOISE SOURCES This noise analysis describes the noise level impacts associated with the expected typical operational activities related to residential mixed use at the Project site. The on-site Project - related operational noise sources are expected to include: air conditioning units, trash enclosure, roof deck activities and vehicle movements. 9.2 REFERENCE OPERATIONAL NOISE LEVELS To estimate the Project operational noise impacts, reference noise level measurements were collected from similar types of activities to represent the noise levels expected with the development of the proposed Project. This section provides a detailed description of the reference noise level measurements shown on Table 9-1 used to estimate the Project operational noise impacts. It is important to note that the following projected noise levels assume the worst- case noise environment with the air conditioning units, trash enclosure, roof deck activities and vehicle movements. 9.2.1 MEASUREMENT PROCEDURES The reference noise level measurements presented in this section were collected using a combination of Type 1 and Type 2 sound level meters. Each sound level meter was programmed in "slow" mode to record noise levels in "A" weighted form and calibrated prior to each measurement. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4- 2014/IEC 61672-1:2013. (14) 12954-09 Noise Study `V1 URBAN 33 CRQSSRQAPS 12-147 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 9-A: OPERATIONAL NOISE SOURCE AND RECEIVER LOCATIONS �� i•r �0 s`:Y e s G Y'r F i a ;% . lALS 1 r` LEGEND: L-� Site Boundary Air Conditioning Unit \\\ Roof Deck Activity Receiver Locations ♦ Trash Enclosure Activity (7' Movements —0 Distance from receiver to Project site boundary (in feet) 12954-09 Noise Study `1► URBAN 34 cRossRo.wos 12-148 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 9-1: REFERENCE NOISE LEVEL MEASUREMENTS ' Reference Daikin submittal data sheet for 6 -Ton VRV-IV Heat Recovery Unit REYQ272TTJU. 'As measured by Urban Crossroads, Inc. at a commercial and office park trash enclosure in the City of Costa Mesa. 'As measured by Urban Crossroads, Inc. in the outdoor patio area of Louie's by the Bay. ° Estimated Reference Energy Mean Emission Levels (Autos at 15 mph) from the Caltrans Technical Noise Supplement of the Traffic Noise Analysis Protocol (9/2013 p. 4-18). 5Anticipated duration (minutes within the hour) of noise activity during typical hourly conditions expected at the Project site. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. e Vehicle Movements are calculated based on the number of events by time of day (See Table 9-2). 9.2.2 REFERENCE AIR CONDITIONING UNITS To assess the noise levels created by the air conditioning units at the Project site, reference noise levels were obtained from product data from the Daikin submittal data sheet for 6 -Ton VRV-IV Heat Recovery Unit REYQ272TTJU. To reference air conditioning unit describes the expected noise source levels associated with the eight air conditioning units located on the northwest corner of the Project site and the two roof -top units located above the auto showroom. At a uniform reference distance of 50 feet, the reference noise level for each air conditioning unit is 47.3 dBA Leq. It is expected that during typical operating conditions the air conditioning units will operate continuously during the daytime and nighttime hours. It is important to note that the following projected noise levels assume the worst-case noise environment with all air conditioning units operating simultaneously. These air conditioning units will likely cycle on and off throughout the day. 9.2.3 TRASH ENCLOSURE ACTIVITY To describe the noise levels associated with a trash enclosure, Urban Crossroads collected a reference noise level measurement on May 3rd, 2018 at an existing commercial and office park trash enclosure within a parking lot on the northeast corner of Baker Street and Red Hill Avenue. The measured reference noise level at the uniform 50 -foot reference distance is 57.3 dBA Leq for the trash enclosure activity. The trash enclosure activity noise levels include two metal gates opening and closing, metal scraping against concrete floor sounds, dumpster movement on metal wheels, trash dropping into the metal dumpster, and background parking lot vehicle movements. Noise associated with trash enclosure activities is expected to occur for 10 minutes per hour during the daytime hours and 5 minutes per hour during the nighttime hours. 12954-09 Noise Study `v1 URBAN 35 CRQSSROAPS 12-149 Noise Min./Hours Reference Noise Ref. Source Level (dBA Leq) Noise Source Distance Day Night @ Ref. @ 50 (Feet) Height (Feet) Dist. Feet Air Conditioning Units' 5' 4' 60 60 67.3 47.3 Trash Enclosure Activity' 5' 5' 10 5 77.3 57.3 Roof Deck Activity3 10' 5' 60 0 75.2 61.2 Vehicle MovementS4 50' 3' -6 6 53.0 53.0 ' Reference Daikin submittal data sheet for 6 -Ton VRV-IV Heat Recovery Unit REYQ272TTJU. 'As measured by Urban Crossroads, Inc. at a commercial and office park trash enclosure in the City of Costa Mesa. 'As measured by Urban Crossroads, Inc. in the outdoor patio area of Louie's by the Bay. ° Estimated Reference Energy Mean Emission Levels (Autos at 15 mph) from the Caltrans Technical Noise Supplement of the Traffic Noise Analysis Protocol (9/2013 p. 4-18). 5Anticipated duration (minutes within the hour) of noise activity during typical hourly conditions expected at the Project site. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. e Vehicle Movements are calculated based on the number of events by time of day (See Table 9-2). 9.2.2 REFERENCE AIR CONDITIONING UNITS To assess the noise levels created by the air conditioning units at the Project site, reference noise levels were obtained from product data from the Daikin submittal data sheet for 6 -Ton VRV-IV Heat Recovery Unit REYQ272TTJU. To reference air conditioning unit describes the expected noise source levels associated with the eight air conditioning units located on the northwest corner of the Project site and the two roof -top units located above the auto showroom. At a uniform reference distance of 50 feet, the reference noise level for each air conditioning unit is 47.3 dBA Leq. It is expected that during typical operating conditions the air conditioning units will operate continuously during the daytime and nighttime hours. It is important to note that the following projected noise levels assume the worst-case noise environment with all air conditioning units operating simultaneously. These air conditioning units will likely cycle on and off throughout the day. 9.2.3 TRASH ENCLOSURE ACTIVITY To describe the noise levels associated with a trash enclosure, Urban Crossroads collected a reference noise level measurement on May 3rd, 2018 at an existing commercial and office park trash enclosure within a parking lot on the northeast corner of Baker Street and Red Hill Avenue. The measured reference noise level at the uniform 50 -foot reference distance is 57.3 dBA Leq for the trash enclosure activity. The trash enclosure activity noise levels include two metal gates opening and closing, metal scraping against concrete floor sounds, dumpster movement on metal wheels, trash dropping into the metal dumpster, and background parking lot vehicle movements. Noise associated with trash enclosure activities is expected to occur for 10 minutes per hour during the daytime hours and 5 minutes per hour during the nighttime hours. 12954-09 Noise Study `v1 URBAN 35 CRQSSROAPS 12-149 2510 PCH Mixed -Use Development Noise Impact Analysis 9.2.4 ROOF DECK ACTIVITY To determine the noise levels associated with the roof deck activities, Urban Crossroads collected reference noise level measurements in the outdoor patio area at Louie's by the Bay. This restaurant located at 2801 West Coast Highway provides a large outdoor patio and dining area. While the restaurant provided background recorded music over the loudspeaker system, the primary source of noise was from the guest conversations and dining activity. At approximately 10 feet from the noise source, the reference dining activity noise levels were measured at 75.2 dBA Leq. Roof deck activities are limited to the daytime hours from 7:00 a.m. to 10:00 p.m. with no planned nighttime activity. 9.2.5 VEHICLE MOVEMENTS Based on the reference energy mean emission levels published in the Caltrans Technical Noise Supplement of the Traffic Noise Analysis Protocol (4 pp. 4-18), autos travelling at speeds of 15 miles per hour produce a reference noise level of 53.0 dBA Leq at 50 feet. According to the 2510 W. Coast Hwy Mixed Use Development preliminary trip generation estimates, the Project is expected to generate a total of approximately 294 trip -ends per day. Using the time of day vehicle splits for autos from Table 6-2, it is possible to calculate the vehicle movement noise source activity based on the number of events by time of day as shown on Table 9-2. TABLE 9-2: VEHICLE MOVEMENTS BY TIME OF DAY Location' Vehicle Trips' Time of Day Vehicle Splits3 Vehicle Movements4 Day Evening Night Day Evening Night All Driveways 294 77.50% 12.90% 9.60% 228 38 28 1 Driveway locations as shown on Exhibit 9-A. Z Total Project vehicle trips based on 2510 W. Coast Hwy Mixed Use Development preliminary trip generation estimates. 3 Time of day vehicle splits for autos as shown on Table 6-2. n Calculated time of day entry vehicle movements. 9.3 CADNAA NOISE PREDICTION MODEL To fully describe the exterior operational noise levels from the Project, Urban Crossroads, Inc. developed a noise prediction model using the CadnaA (Computer Aided Noise Abatement) computer program. CadnaA can analyze multiple types of noise sources using the spatially accurate Project site plan, georeferenced Nearmap aerial imagery, topography, buildings, and barriers in its calculations to predict outdoor noise levels. Using the ISO 9613 protocol, CadnaA will calculate the distance from each noise source to the noise receiver locations, using the ground absorption, distance, and barrier/building attenuation inputs to provide a summary of noise level at each receiver and the partial noise level contributions by noise source. Consistent with the ISO 9613 protocol, the CadnaA noise prediction model relies on the reference sound power level (PWL) to describe individual noise sources. While sound pressure levels (e.g. Leq) quantify in decibels the intensity of given sound 12954-09 Noise Study `v1 URBAN 36 CRQSSRQAPS 12-150 2510 PCH Mixed -Use Development Noise Impact Analysis sources at a reference distance, sound power levels (PWL) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source and diminish because of intervening obstacles and barriers, air absorption, wind, and other factors. Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment. The operational noise level calculations provided in this noise study account for the distance attenuation provided due to geometric spreading, when sound from a localized stationary source (i.e., a point source) propagates uniformly outward in a spherical pattern. Hard site conditions are used in the operational noise analysis which result in noise levels that attenuate (or decrease) at a rate of 6 dBA for each doubling of distance from a point source. A default ground attenuation factor of 0.0 was used in the CadnaA noise analysis to account for hard site conditions. Appendix 9.1 includes the detailed noise model used to estimate the Project operational noise levels presented in this section. 9.4 PROJECT OPERATIONAL NOISE LEVELS Using the reference noise levels to represent the proposed Project operations that include air conditioning units, trash enclosure, roof deck activities and vehicle movements, Urban Crossroads, Inc. calculated the operational source noise levels that are expected to be generated at the Project site and the Project -related noise level increases that would be experienced at each of the sensitive receiver locations. Tables 9-3 shows the Project operational noise levels during the daytime hours of 7:00 a.m. to 10:00 p.m. The daytime hourly noise levels at the off-site receiver locations are expected to range from 38.7 to 50.2 dBA Leq. TABLE 9-3: DAYTIME PROJECT OPERATIONAL NOISE LEVELS Noise Sources Operational Noise Levels by Receiver Location (dBA Leq) R1 R2 R3 R4 R5 Air Conditioning Units 48.7 35.6 29.5 25.8 31.0 Trash Enclosure Activity 21.4 40.9 35.2 34.8 15.4 Roof Deck Activity 44.4 44.4 44.2 35.9 41.8 Vehicle Movements 35.0 30.2 16.6 17.8 7.3 Total (All Noise Sources) 50.2 46.5 44.9 38.7 42.2 1 See Exhibit 9-A for the noise source locations. CadnaA noise model calculations are included in Appendix 9.1. Table 9-4 shows the Project operational noise levels during the nighttime hours of 10:00 p.m. to 7:00 a.m. The nighttime hourly noise levels at the off-site receiver locations are expected to range from 28.3 to 46.0 dBA Leq. The differences between the daytime and nighttime noise levels is largely related to the duration of noise activity (Table 9-1). 12954-09 Noise Study `V1 URBAN 37 CRQSSRQAPS 12-151 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 9-4: NIGHTTIME PROJECT OPERATIONAL NOISE LEVELS Noise Sources Operational Noise Levels by Receiver Location (dBA Leq) R1 R2 R3 R4 R5 Air Conditioning Units 46.0 32.8 26.8 23.1 28.2 Trash Enclosure Activity 17.4 36.9 31.2 30.8 11.5 Roof Deck Activity 0.0 0.0 0.0 0.0 0.0 Vehicle Movements 25.9 21.1 7.5 8.7 0.0 Total (All Noise Sources) 46.0 38.3 32.5 31.5 28.3 1 See Exhibit 9-A for the noise source locations. CadnaA noise model calculations are included in Appendix 9.1. 9.5 PROJECT OPERATIONAL NOISE LEVEL COMPLIANCE To demonstrate compliance with local noise regulations, the Project -only operational noise levels are evaluated against the City of Newport Beach exterior noise level standards at nearby noise - sensitive receiver locations. For the noise -sensitive residential land use, the City of Newport Beach has established exterior noise level standards of 55 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 50 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). (12) In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect he maximum ambient noise level (Section 10.26.025(C)). While the Section 10.26.025(C) of City of Newport Beach Municipal Code permits the use of the existing ambient noise level to describe the base exterior noise level standards, this analysis relies on the more conservative and restrictive standards outlined in Section 10.26.025(A). Table 9-5 shows that the operational noise levels associated with 2510 PCH Mixed - Use Development Project will satisfy the City of Newport Beach exterior noise level standards at all nearby receiver locations. Therefore, the operational noise impacts are considered less than significant at the nearby noise -sensitive receiver locations. TABLE 9-5: OPERATIONAL NOISE LEVEL COMPLIANCE Receiver Locations Project Operational Noise Levels (dBA Leq)2 Noise Level Standards (dBA Leq)3 Noise Level Standards Exceeded? Daytime Nighttime Daytime Nighttime Daytime Nighttime R1 50.2 46.0 55 50 No No R2 46.5 38.3 55 50 No No R3 44.9 32.5 55 50 No No R4 38.7 31.5 55 50 No No R5 42.2 28.3 55 50 No No See Exhibit 9-A for the noise source and receiver locations. z Proposed Project operational noise levels as shown on Tables 9-3 and 9-4. 3 Base exterior noise level standards as shown on Table 3-1. If the ambient level exceeds allowable exterior Leq noise level, the ambient shall be the standard per Section 10.26.025 (C) of the City of Newport Beach Municipal Code. ° Do the estimated Project operational noise source activities exceed the noise level standards? "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12954-09 Noise Study `V1 URBAN 38 CRQSSRQAPS 12-152 2510 PCH Mixed -Use Development Noise Impact Analysis 9.6 PROJECT OPERATIONAL NOISE LEVEL INCREASE To describe the Project operational noise level increase, the Project operational noise levels are combined with the existing ambient noise levels measurements for nearby receiver locations potentially impacted by Project operational noise sources. Since the units used to measure noise, decibels (dB), are logarithmic units, the Project -operational and existing ambient noise levels cannot be combined using standard arithmetic equations. (4) Instead, they must be logarithmically added using the following base equation: SPLTotal = 1010g1o[10SPL1/10 + 10SPL2/10 + 10SPLn/10] Where "SPL1," "SPL2," etc. are equal to the sound pressure levels being combined, or in this case, the Project -operational and existing ambient noise levels. The difference between the combined Project and ambient noise levels describe the Project noise level increase to the existing ambient noise environment. Noise levels that would be experienced at receiver locations when Project - source noise is added to the daytime and nighttime ambient conditions are presented on Tables 9-6 and 9-7, respectively. As indicated on Tables 9-6 and 9-7, the Project will generate a daytime operational noise level increase of up to 0.5 dBA Leq and a nighttime operational noise level increase of up to 0.4 dBA Leq at the nearby receiver locations. Since the Project -related operational noise level contributions will satisfy the operational noise level increase significance criteria presented in Table 4-2, the increases at the sensitive receiver locations will be less than significant. TABLE 9-6: PROJECT DAYTIME NOISE LEVEL INCREASES See Exhibit 9-A for the sensitive receiver locations. z Total Project daytime operational noise levels as shown on Table 9-3. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed daytime ambient noise levels as shown on Table 5-1. 5 Represents the combined ambient conditions plus the Project daytime operational activities. 6 The noise level increase expected with the addition of the proposed Project daytime operational activities. Significance Criteria as defined in Section 4. 12954-09 Noise Study 39 [v1 URBAN 12-153 Total Project Reference Combined Receiver Operational Measurement Ambient Project and Project, Threshold Threshold Location 1 Locations Increase a Exceeded? Noise Level2 Noise Levels Ambients R1 50.2 L1 59.9 60.3 0.4 2.0 No R2 46.5 L2 57.3 57.6 0.3 2.0 No R3 44.9 L3 53.6 54.1 0.5 3.0 No R4 38.7 L4 59.3 59.3 0.0 2.0 No R5 42.2 L5 52.0 52.4 0.4 3.0 No See Exhibit 9-A for the sensitive receiver locations. z Total Project daytime operational noise levels as shown on Table 9-3. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed daytime ambient noise levels as shown on Table 5-1. 5 Represents the combined ambient conditions plus the Project daytime operational activities. 6 The noise level increase expected with the addition of the proposed Project daytime operational activities. Significance Criteria as defined in Section 4. 12954-09 Noise Study 39 [v1 URBAN 12-153 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 9-7: PROJECT NIGHTTIME NOISE LEVEL INCREASES 1 See Exhibit 9-A for the sensitive receiver locations. z Total Project nighttime operational noise levels as shown on Table 9-4. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed nighttime ambient noise levels as shown on Table 5-1. s Represents the combined ambient conditions plus the Project nighttime operational activities. 6 The noise level increase expected with the addition of the proposed Project nighttime operational activities. Significance Criteria as defined in Section 4. 12954-09 Noise Study 40 L"k URBAN 12-154 Total Project Reference Combined Receiver Operational Measurement Ambient Project and Project� Threshold Threshold Location 1 Location a Increase 6 Exceeded? Noise Level' Noise Levels Ambients R1 46.0 L1 56.0 56.4 0.4 2.0 No R2 38.3 L2 50.6 50.9 0.3 3.0 No R3 32.5 L3 46.8 47.0 0.2 3.0 No R4 31.5 L4 54.6 54.6 0.0 3.0 No R5 28.3 L5 46.6 46.7 0.1 3.0 No 1 See Exhibit 9-A for the sensitive receiver locations. z Total Project nighttime operational noise levels as shown on Table 9-4. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed nighttime ambient noise levels as shown on Table 5-1. s Represents the combined ambient conditions plus the Project nighttime operational activities. 6 The noise level increase expected with the addition of the proposed Project nighttime operational activities. Significance Criteria as defined in Section 4. 12954-09 Noise Study 40 L"k URBAN 12-154 2510 PCH Mixed -Use Development Noise Impact Analysis 10 CONSTRUCTION NOISE IMPACTS Construction noise represents the combination of several types of equipment, the location of the equipment, and the duration of the noise -generating activities through different stages of construction. Each stage of construction involves the use of different types of construction equipment with unique noise characteristics operating at the varying distances within the construction activity area. This section analyzes potential impacts resulting from the short-term construction activities associated with the development of the Project. Exhibit 10-A shows the construction activity boundaries in relation to the nearby sensitive receiver locations. To minimize the short-term construction activities, the Project will provide a temporary 8 to 16 -foot high noise barrier during the demolition, site preparation, and grading stage of construction as shown on Exhibit 10-A. 10.1 CONSTRUCTION NOISE SOURCES Noise generated by the Project construction source equipment will include a combination of trucks, power tools, concrete mixers, and portable generators that when combined can reach high levels. The number and mix of construction equipment is expected to occur in the following stages: • Demolition • Site Preparation • Grading • Building Construction • Paving • Architectural Coating This construction noise analysis was prepared using reference noise level measurements taken by Urban Crossroads, Inc. to describe the typical construction activity noise levels for each stage of Project construction. The construction reference noise level measurements represent a list of typical construction activity noise levels. Noise levels generated by heavy construction equipment can range from approximately 68 dBA to more than 80 dBA when measured at 50 feet. However, these noise levels diminish with distance from the construction site at a rate of 6 dBA per doubling of distance. For example, a noise level of 80 dBA measured at 50 feet from the noise source to the receiver would be reduced to 74 dBA at 100 feet from the source to the receiver, and would be further reduced to 68 dBA at 200 feet from the source to the receiver. At distances of less than 50 feet the noise levels will increase at a rate of 6 dBA per halving of distance. 12954-09 Noise Study `v1 URBAN 41 CRQSSRQAPS 12-155 2510 PCH Mixed -Use Development Noise Impact Analysis 10.2 CONSTRUCTION REFERENCE NOISE LEVELS To describe the Project construction noise levels, measurements were collected for similar activities at several construction sites. Table 10-1 provides a summary of the construction reference noise level measurements for each stage of construction. Since the reference noise levels were collected at varying distances, all construction noise level measurements presented on Table 10-1 have been adjusted to describe a uniform reference distance of 50 feet. TABLE 10-1: CONSTRUCTION REFERENCE NOISE LEVELS Construction Stage Reference Construction Activity' Reference Noise Level @ 50 Feet (d BA Leq) Highest Reference Noise Level (dBA Leq) Demolition Demolition Activity 67.9 71.9 Backhoe 64.2 Water Truck Pass -By & Backup Alarm 71.9 Site Preparation Scraper, Water Truck, & Dozer Activity 75.3 75.3 Backhoe 64.2 Water Truck Pass -By & Backup Alarm 71.9 Grading Rough Grading Activities 73.5 73.5 Water Truck Pass -By & Backup Alarm 71.9 Construction Vehicle Maintenance Activities 67.5 Building Construction Foundation Trenching 68.2 71.6 Framing 62.3 Concrete Mixer Backup Alarms & Air Brakes 71.6 Paving Concrete Mixer Truck Movements 71.2 71.2 Concrete Paver Activities 65.6 Concrete Mixer Pour & Paving Activities 65.9 Architectural Coating Air Compressors 65.2 65.2 Generator 64.9 Crane 62.3 1 Reference construction noise level measurements taken by Urban Crossroads, Inc. 12954-09 Noise Study 42 [v1 URBAN 12-156 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 10-A: CONSTRUCTION ACTIVITY AND RECEIVER LOCATIONS -11, OV sr iem 49 a y Planned temporary noise AEA' barrier for the demolition, �- �` ! site preparation and grading stages of construction. All construction activity will be limited to the hours of � ?' 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity CO. ` allowed on Sundays or national holidays (City of Ty�L Newport Beach Municipal Code Section 10.28.040) v LEGEND: Receiver Locations = 8 -Foot High Temporary Noise Barrier ® Construction Activity Z 16 -Foot High Temporary Noise Barrier —* Distance from receiver to Project site boundary (in feet) 12954-09 Noise Study 43 L"4 uRBAN 12-157 2510 PCH Mixed -Use Development Noise Impact Analysis 10.3 CONSTRUCTION NOISE ANALYSIS Using the reference construction equipment noise levels, calculations of the Project construction noise level impacts at the nearby sensitive receiver locations were completed. To assess the worst-case construction noise levels, the Project construction noise analysis relies on the highest noise level impacts when the equipment with the highest reference noise level is operating at the closest point from the edge of primary construction activity (Project site boundary) to each receiver location. Table 10-2 presents the highest reference short-term construction noise levels with the planned temporary 8 to 16 -foot high screen wall for the demolition, site preparation, and grading stage of construction. The reference construction noise levels used in the analysis include multiple pieces of equipment (scraper, water truck and dozer) operating at once. The highest reference noise level during the Site Preparation stage of construction is used in the construction noise analysis is represented by a Site Preparation activity of 75.3 dBA Leq at 50 feet. The highest reference noise source used in the Project construction noise analysis represents multiple pieces of construction equipment operating simultaneously to conservatively estimate Project construction noise levels. At distances of less than 50 feet the noise levels will increase at a rate of 6 dBA per halving of distance. The temporary noise barrier will be erected between the construction zone and adjacent sensitive receivers as shown on Exhibit 10-A. It will have a minimum height of 8 to 16 feet and be free of gaps and holes and will achieve a Sound Transmission Class (STC) of 35 or greater. The barrier will either be (a) a %-inch-thick plywood wall OR (b) a hanging blanket/curtain with a surface density of at least 2 pounds per square foot. For either configuration, the construction side of the barrier will have an exterior lining of sound absorption material with a Noise Reduction Coefficient (NRC) rating of at least 0.7. Using the highest reference noise level of 75.3 dBA Leq, Table 10-2 provides a summary of the construction noise levels at the nearby noise -sensitive receiver locations. The construction noise levels associated with the proposed Project are expected to create temporarily high noise levels at the nearby receiver locations. To assess the worst-case construction noise levels, this analysis shows the highest noise impacts when the equipment with the highest reference noise level is operating at the closest point from the edge of primary construction activity to each receiver location. Appendix 10.1 includes the detailed calculations for the Project construction noise levels presented in this section. 12954-09 Noise Study 44 [v1 URBAN 12-158 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 10-2: CONSTRUCTION ACTIVITY NOISE LEVEL SUMMARY 1 Noise receiver locations are shown on Exhibit 10-A. 'To minimize the short-term construction activities, the Project will provide a temporary 8 to 16 -foot high noise barrier during the demolition, site preparation, and grading stage of construction. 3 Construction noise level calculations based on distance from the project site boundaries (construction activity area) to nearby receiver locations. CadnaA construction noise model inputs are included in Appendix 10.1. 10.4 CONSTRUCTION NOISE LEVEL COMPLIANCE The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) To evaluate whether the Project will generate potentially significant short-term noise levels at off-site sensitive receiver locations a construction -related the NIOSH noise level threshold of 85 dBA Leq is used to determine whether construction noise will impact nearby sensitive receiver locations. Table 10-3 shows the highest construction noise levels at the potentially impacted receiver locations are estimated to range from 52.0 to 73.7 dBA Leq and will satisfy the NIOSH 85 dBA Leq significance threshold during temporary Project construction activities. The noise impact due to Project construction noise levels is considered a less than significant impact at all nearby sensitive receiver locations. TABLE 10-3: CONSTRUCTION EQUIPMENT NOISE LEVEL COMPLIANCE Receiver Locations Construction Noise Levels (dBA Leq)' Receiver Locations Demolition Site Preparation Grading Building Construction Paving Architectural Coating Highest Levels' R1 57.4 60.8 59.0 57.1 56.7 50.7 60.8 R2 63.4 66.8 65.0 63.1 62.7 56.7 66.8 R3 58.0 61.4 59.6 57.7 57.3 51.3 61.4 R4 70.3 73.7 71.9 70.0 69.6 63.6 73.7 R5 48.6 52.0 50.2 48.3 47.9 41.9 52.0 1 Noise receiver locations are shown on Exhibit 10-A. 'To minimize the short-term construction activities, the Project will provide a temporary 8 to 16 -foot high noise barrier during the demolition, site preparation, and grading stage of construction. 3 Construction noise level calculations based on distance from the project site boundaries (construction activity area) to nearby receiver locations. CadnaA construction noise model inputs are included in Appendix 10.1. 10.4 CONSTRUCTION NOISE LEVEL COMPLIANCE The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) To evaluate whether the Project will generate potentially significant short-term noise levels at off-site sensitive receiver locations a construction -related the NIOSH noise level threshold of 85 dBA Leq is used to determine whether construction noise will impact nearby sensitive receiver locations. Table 10-3 shows the highest construction noise levels at the potentially impacted receiver locations are estimated to range from 52.0 to 73.7 dBA Leq and will satisfy the NIOSH 85 dBA Leq significance threshold during temporary Project construction activities. The noise impact due to Project construction noise levels is considered a less than significant impact at all nearby sensitive receiver locations. TABLE 10-3: CONSTRUCTION EQUIPMENT NOISE LEVEL COMPLIANCE Receiver Locations Land Use Construction Noise Levels (dBA Leq) Highest Levels' Threshold' Threshold Exceeded?' R1- (204 Tustin Ave.) Residential 60.8 85 No R2 - (124 Tustin Ave.) Residential 66.8 85 No R3 - (Newport Theatre Arts) Park 61.4 85 No R4 - (2400 W. Coast Hwy.) Mixed -Use 73.7 85 No R5 -(Courtyard) Mixed -Use 52.0 85 No Noise receiver locations are shown on Exhibit 10-A. z City of Newport Beach Interactive Map (Zoning) 3 Estimated construction noise levels during peak operating conditions, as shown on Table 10-2. ° Construction noise level threshold as shown on Table 4-2. s Do the estimated Project construction noise levels exceed the construction noise level threshold? 12954-09 Noise Study 45 [v1 URBAN 12-159 2510 PCH Mixed -Use Development Noise Impact Analysis These less than significant findings are consistent with the 2006 General Plan Environmental Impact Report (EIR) (3): Construction activities would be an ongoing occurrence in the City and, in particular cases, could occur in close proximity to noise -sensitive uses. Although the proposed General Plan Update limits construction activities to specific days of the week and hours of the day, construction equipment generates high noise levels, as shown in Table 4.9-9 and may not always be reducible to the levels specified in the City Noise Ordinance. Section 10.26.035 of the Municipal Code (Exemptions), exempts "noise sources associated with construction, repair, remodeling, demolition, or grading of any real property." Section 10.26.035 also states that construction noise should fall under the provisions of Section 10.28 of the Code (Loud and Unreasonable Noise). Thus, construction noise is not subject to the noise standards in the Municipal Code, but only during limited hours of the day and days of the week. In sum, existing and future construction noise levels at individual construction sites may not substantially differ, but previously unexposed areas could experience new sources of construction noise. Both existing and future noise would be exempt from the City code and when construction noise occurs, impacts would be considered less than significant. 10.5 CONSTRUCTION NOISE ABATEMENT MEASURES Recognizing the potential for Project related short-term construction noise level increases at nearby noise sensitive uses, the following measures are incorporated as design features of the Project. These measures would reduce construction noise in excess of the construction noise estimates shown in Table 10-3. • At least 30 days prior to commencement of demolition or any other construction activities, notification will be given to all residents or businesses within 500 feet of the project site regarding the planned construction activities. The notification will include a brief description of the project, the activities that would occur, and the duration and hours when construction would occur. The notification will also include the telephone number of the construction contractor's authorized representative to respond in the event of a vibration or noise complaint. • Prior to the beginning of construction activities, a sign will be posted at the entrance to the job site, clearly visible to the public, that contains a contact name and telephone number of the construction contractor's authorized representative to respond in the event of a vibration or noise complaint. If the authorized representative receives a complaint, he/she will investigate, take appropriate corrective action, and report the action to the City of Newport Beach's Community Development Director. • All construction -related trips (including worker commuting, material deliveries, and debris/soil hauling) will be routed to minimize pass-bys or residential areas around the project site. • All heavy construction equipment used on the proposed project will be maintained in good operating condition, with all internal combustion, engine -driven equipment fitted with intake and exhaust muffles, air intake silencers, and engine shrouds no less effective than as originally equipped by the manufacturer. • Electrically powered equipment instead of pneumatic or internal combustion powered equipment will be used to the extent possible. 12954-09 Noise Study `V1 URBAN 46 CRQSSRQAPS 12-160 2510 PCH Mixed -Use Development Noise Impact Analysis • All stationary noise -generating equipment will be located as far away as possible from neighboring property lines, with attention paid to the residential complex (currently under construction) to the north of the project site. • All internal combustion engine idling both on the site and at nearby queuing areas will be limited to no more than five minutes for any given vehicle or machine. Signs will be posted at the job site and along queueing lanes to reinforce the prohibition of unnecessary engine idling. • The use of noise producing signals, including horns, whistles, alarms, and bells will be for safety warning purposes only. Smart back-up alarms, which automatically adjust the alarm level based on the background noise level or switch off back-up alarms and replace with human spotters, will be used. 10.6 CONSTRUCTION VIBRATION IMPACTS Construction has the potential to result in varying degrees of temporary ground vibration, depending on the specific construction activities and equipment used. Ground vibration levels associated with various types of construction equipment are summarized on Table 10-4. Based on the representative vibration levels presented for various construction equipment types, it is possible to estimate the human response (annoyance) using the following vibration assessment methods defined by the FTA. To describe the human response (annoyance) associated with vibration impacts the FTA provides the following equation: LVdB(D) = LVdB(25 ft) — 30log(D/25). TABLE 10-4: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT Equipment Vibration Decibels (VdB) at 25 feet' Small bulldozer 58 Jackhammer 79 Loaded Trucks 86 Large bulldozer 87 Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment It is expected that ground -borne vibration from Project construction activities would cause only intermittent, localized intrusion. The proposed Project's construction activities most likely to cause vibration impacts are: • Heavy Construction Equipment: Although all heavy mobile construction equipment has the potential of causing at least some perceptible vibration while operating close to buildings, the vibration is usually short-term and is not of sufficient magnitude to cause building damage. • Trucks: Trucks hauling building materials to construction sites can be sources of vibration intrusion if the haul routes pass through residential neighborhoods on streets with bumps or potholes. Repairing the bumps and potholes generally eliminates the problem. Ground -borne vibration levels resulting from construction activities occurring within the Project site were estimated by data published by the Federal Transit Administration (FTA). Using the vibration source level of construction equipment provided on Table 10-4 and the construction vibration assessment methodology published by the FTA, it is possible to estimate the Project 12954-09 Noise Study `V1 URBAN 47 CRQSSROAPS 12-161 2510 PCH Mixed -Use Development Noise Impact Analysis vibration impacts. Table 10-5 shows the highest construction vibration levels are estimated to range from 71.4 to 75.6 VdB at residential uses and buildings where people normally sleep will satisfy the 78 VdB Residential -Daytime vibration thresholds. Therefore, temporary construction related vibration impacts will be less than significant. Moreover, the impacts at the site of the closest sensitive receivers are unlikely to be sustained during the entire construction period but will occur rather only during the times that heavy construction equipment is operating adjacent to the Project site perimeter. 12954-09 Noise Study 48 [v1 URBAN 12-162 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 10-5: CONSTRUCTION EQUIPMENT VIBRATION LEVELS 1 Noise receiver locations are shown on Exhibit 10-A. 2 Based on the Vibration Source Levels of Construction Equipment included on Table 10-4. 3 Federal Transit Administration, Transit Noise and Vibration Impact Assessment. ° Does the vibration level exceed the FTA acceptable vibration level for the given land use? 12954-09 Noise Study 49 U%1 URBAN 12-163 Receiver Vibration Levels (VdB)z Distance to Highest Receiver Land Construction Threshold Threshold Location' Use Activity Small Jack- Loaded Large Vibration Vd6 3 ) Exceeded?4 (Feet) Bulldozer hammer Trucks Bulldozer Levels( R1 Residential 83' 42.4 63.4 70.4 71.4 71.4 78 No R2 Residential 60' 46.6 67.6 74.6 75.6 75.6 78 No 1 Noise receiver locations are shown on Exhibit 10-A. 2 Based on the Vibration Source Levels of Construction Equipment included on Table 10-4. 3 Federal Transit Administration, Transit Noise and Vibration Impact Assessment. ° Does the vibration level exceed the FTA acceptable vibration level for the given land use? 12954-09 Noise Study 49 U%1 URBAN 12-163 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 50 [v1 URBAN 12-164 2510 PCH Mixed -Use Development Noise Impact Analysis 11 REFERENCES 1. State of California. California Environmental Quality Act, Appendix G & Amendments and Additions to the State CEQA Guidelines. 2019. 2. City of Newport Beach. Municipal Code, Chapter 10.28 Loud and Unreasonable Noise. 3. -. Draft Environmental Impact Report General Plan 2006 Update. April 2006. 4. California Department of Transportation Environmental Program. Technical Noise Supplement - A Technical Supplement to the Traffic Noise Analysis Protocol. Sacramento, CA: s.n., September 2013. 5. Environmental Protection Agency Office of Noise Abatement and Control. Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety. March 1974. EPA/ONAC 550/9/74-004. 6. U.S. Department of Transportation, Federal Highway Administration, Office of Environment and Planning, Noise and Air Quality Branch. Highway Traffic Noise Analysis and Abatement Policy and Guidance. June, 1995. 7. U.S. Department of Transportation, Federal Highway Administration. Highway Traffic Noise in the United States, Problem and Response. April 2000. p. 3. 8. U.S. Environmental Protection Agency Office of Noise Abatement and Control. Noise Effects Handbook -A Desk Reference to Health and Welfare Effects of Noise. October 1979 (revised July 1981). EPA 550/9/82/106. 9. U.S. Department of Transportation, Federal Transit Administration. Transit Noise and Vibration Impact Assessment. September 2018. 10. Office of Planning and Research. State of California General Plan Guidelines. 2018. 11. City of Newport Beach. General Plan Noise Element. November, 2006. 12. -. Municipal Code, Chapter 10.26 Community Noise Control. 13. National Institute for Occupational Safety and Health. Criteria for Recommended Standard: Occupational Noise Exposure. June 1998. 14. American National Standards Institute (ANSI). Specification for Sound Level Meters ANSI 51.4- 201411EC 61672-1:2013. 15. U.S. Department of Transportation, Federal Highway Administration. FHWA Highway Traffic Noise Prediction Model. December 1978. FHWA-RD-77-108. 16. California Department of Transportation Environmental Program, Office of Environmental Engineering. Use of California Vehicle Noise Reference Energy Mean Emission Levels (Calveno REMELs) in FHWA Highway Traffic Noise Prediction. September 1995. TAN 95-03. 17. California Department of Transportation. Traffic Noise Attenuation as a Function of Ground and Vegetation Final Report. June 1995. FHWA/CA/TL-95/23. 18. City of Newport Beach. General Plan Circulation Element Figure CE1 Master Plan of Streets and Highways. September 2006. 12954-09 Noise Study `V1 URBAN 51 CRQSSROAPS 12-165 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 52 [v1 URBAN 12-166 2510 PCH Mixed -Use Development Noise Impact Analysis 12 CERTIFICATION The contents of this noise study report represent an accurate depiction of the noise environment and impacts associated with the proposed 2510 PCH Mixed -Use Development Project. The information contained in this noise study report is based on the best available data at the time of preparation. If you have any questions, please contact me directly at (949) 336-5979. Bill Lawson, P.E., INCE Principal URBAN CROSSROADS, INC. 260 E. Baker Street, Suite 200 Costa Mesa, CA 92626 (949) 336-5979 blawson@urbanxroads.com EDUCATION QRpf ES51% IR- LU �pVJARD� q� F .Q`s iso 2c� a a No. TR 2537 TRAFFIC ��P ��OF CAUf�� Master of Science in Civil and Environmental Engineering California Polytechnic State University, San Luis Obispo • December, 1993 Bachelor of Science in City and Regional Planning California Polytechnic State University, San Luis Obispo • June, 1992 PROFESSIONAL REGISTRATIONS PE — Registered Professional Traffic Engineer — TR 2537 • January, 2009 AICP — American Institute of Certified Planners — 013011 • June, 1997—January 1, 2012 PTP — Professional Transportation Planner • May, 2007 — May, 2013 INCE — Institute of Noise Control Engineering • March, 2004 PROFESSIONAL AFFILIATIONS ASA— Acoustical Society of America ITE — Institute of Transportation Engineers PROFESSIONAL CERTIFICATIONS Certified Acoustical Consultant — City of Orange • February, 2011 FHWA-NHI-142051 Highway Traffic Noise Certificate of Training • February, 2013 12954-09 Noise Study 53 [v1 URBAN 12-167 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 54 [v1 URBAN 12-168 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.26 12954-09 Noise Study 55 O URBAN 12-169 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 56 O URBAN 12-170 Chapter 10.26 COMMUNITY NOISE CONTROL Sections: 10.26.005 Declaration of Policy. 10.26.010 Definitions. 10.26.015 Decibel Measurement Criteria. 10.26.020 Designated Noise Zones. 10.26.025 Exterior Noise Standards. 10.26.030 Interior Noise Standards. 10.26.035 Exemptions. 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions—Special Provisions. 10.26.045 Heating, Venting and Air Conditioning—Special Provisions. 10.26.050 Sound -Amplifying Equipment. 10.26.055 Noise Level Measurement. 10.26.065 Proposed Developments. 10.26.070 Prima Facie Violation. 10.26.075 Violations. 10.26.080 Violations—Additional Remedies—Injunctions. 10.26.085 City Manager Waiver. 10.26.090 Noise Abatement Programs. 10.26.095 Manner of Enforcement. 10.26.100 Severability. 10.26.005 Declaration of Policy. .................................................................................................................................................................................................................................................................................................................................. A. In order to control unnecessary, excessive and annoying noise in the City of Newport Beach, it is declared to be the policy of the City to prohibit such noise generated from or by all sources as specified in this chapter. B. It is determined that certain noise levels are detrimental to the public health, welfare and safety and contrary to public interest, therefore, the City Council of the City of Newport Beach does ordain and declare that creating, maintaining, causing or allowing to be created, caused or maintained, any noise in a manner prohibited by, or not in conformity with, the provisions of this chapter, is a public nuisance and may be punished as a public nuisance. The ordinance codified in this chapter is effective thirty (30) days from adoption, however, all fixed noise sources existing at the date of adoption shall have ninety (90) days from the date of adoption to achieve compliance with this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.010 Definitions. .................................................................................................................................................................................................................................................................................................................................. The following words, phrases and terms as used in this chapter shall have the meanings as indicated here: "Agricultural property" means a parcel of real property which is undeveloped for any use other than agricultural purposes. "Ambient noise level" means the all-encompassing noise level associated with a given environment, being a composite of sounds from all sources, excluding the alleged offensive noise, at the location and approximate time at which a comparison with the alleged offensive noise is to be made. "A -weighted sound level" means the total sound level meter with a reference pressure of twenty (20) micropascals using the A -weighted network (scale) at slow response. The unit of measurement shall be defined as DBA. 57 12-171 "Code Enforcement Officer" means the Code Enforcement Officer of the City or his duly authorized deputy. "Commercial property" means a parcel of real property which is used as either in part or in whole for commercial purposes. "Cumulative period" means an additive period of time composed of individual time segments which may be continuous or interrupted. "Decibel (Db)" means a unit which denotes the ratio between two quantities which are proportional to power: the number of decibels corresponding to the ratio of two amounts of power is ten times the logarithm to the base ten of this ratio. "Dwelling unit" means any area within a structure on any parcel which: 1. Contains separate or independent living facilities for one or more persons, with an area or equipment for sleeping, sanitation and food preparation, and which has independent exterior access to ground level; or 2. Is being utilized for residential purposes by one or more persons separately or independently from occupants of other areas within the structure. "Emergency machinery, vehicle, work or alarm" means any machinery, vehicle, work or alarm used, employed, performed or operated in an effort to protect, provide or restore safety conditions in the community or for the citizenry, or work by private or public utilities when restoring utility service. "Equivalent, noise, level, leq." means the sound level corresponding to a steady state noise level over a given measurement period with the same amount of acoustic energy as the actual time varying noise level. Also known as the energy average noise level during the measurement period. The measurement period shall be fifteen (15) minutes under the terms of this chapter. "Fixed noise source" means a stationary device which creates sounds while fixed or motionless including but not limited to residential, agricultural, industrial and commercial machinery and equipment, pumps, fans, compressors, air conditioners and refrigeration equipment. "Grading" means any excavating of filling of earth material or any combination thereof conducted at a site to prepare said site for construction or other improvements thereon. "Health care institution" means any hospital, convalescent home or other similar facility excluding residential. "Hertz (HZ)" means the unit which describes the frequency of a function periodic in time which is the reciprocal of the period. "Impulsive noise" means a noise of short duration usually less than one second and of high intensity, with an abrupt onset and rapid decay. "Industrial property" means a parcel of real property which is used either in part or in whole for manufacturing purposes. "Intruding noise level" means the total sound level, in decibels, created, caused, maintained or originating from an alleged offensive source at a specified location while the alleged offensive source is in operation. "Licensed" means the issuance of a formal license or permit by the appropriate jurisdictional authority, or where no permits or licenses are issued, the sanctioning of the activity by the jurisdiction as noted in public record. "Major roadway" means any street, avenue, boulevard or highway used for motor vehicle traffic which is owned or controlled by a public government entity. 58 12-172 "Mobile noise source" means any noise source other than a fixed noise source. "Person" means any individual, firm, partnership, association, corporation, company or organization of any kind, including public agencies. "Residential property" means a parcel of real property which is used either in part or in whole for residential purposes, other than transient uses such as hotels and motels, and residential care facilities. Residential property includes the residential portion of mixed use properties. "Simple tone noise" means a noise characterized by a predominant frequency or frequencies so that other frequencies cannot be readily distinguished. If measured, simple tone noise shall exist if the one-third octave band sound pressure levels in the band with the tone exceeds the arithmetic average of the sound pressure levels of the two continuous one-third octave bands as follows: five Db for frequencies of five hundred (500) Hertz (Hz) and above or, by fifteen (15) Db for frequencies less than or equal to one hundred twenty-three (123) Hz. "Sound level meter" means an instrument meeting American National Standard Institute's Standard S1.4-1971 or most recent revision thereof for Type 2 sound level meters or an instrument and the associated recording and analyzing equipment which will provide equivalent data. "Sound pressure level" of a sound, in decibels, means twenty (20) times the logarithm to the base ten of the ratio of the pressure of the sound to a reference pressure which shall be explicitly stated. "Vibration" means any movement of the earth, ground or other similar surface created by a temporal and spatial oscillation device or equipment located upon, affixed in conjunction with that surface. (Ord. 95-38 § 11 (part), 1995) 10.26.015 Decibel Measurement Criteria. .................................................................................................................................................................................................................................................................................................................................. Any decibel measurement made pursuant to the provisions of this chapter shall be based on a reference sound pressure of twenty (20) micropascals as measured with a sound level meter using the A -weighted network (scale) at slow response. (Ord. 95-38 § 11 (part), 1995) 10.26.020 Designated Noise Zones. .................................................................................................................................................................................................................................................................................................................................. The properties hereinafter described assigned to the following noise zones: Noise Zone I — All single-, two- and multiple -family residential properties; Noise Zone II — All commercial properties; Noise Zone III — The residential portion of mixed-use properties; Noise Zone IV — All manufacturing or industrial properties. The actual use of the property shall be the determining factor in establishing whether a property is in Noise Zone I, 11, III or IV provided that the actual use is a legal use in the City of Newport Beach. (Ord. 95-38 § 11 (part), 1995) 10.26.025 Exterior Noise Standards. .................................................................................................................................................................................................................................................................................................................................. A. The following noise standards, unless otherwise specifically indicated, shall apply to all property with a designated noise zone: 59 12-173 ALLOWABLE EXTERIOR NOISE LEVEL (Equivalent Noise If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.030 Interior Noise Standards. .................................................................................................................................................................................................................................................................................................................................. A. The following noise standard, unless otherwise specifically indicated, shall apply to all residential property within all noise zones: NOISE TYPE OF LAND ZONE USE I Residential III Residential portions of mixed-use properties ALLOWABLE INTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7a.m.to10p.m 45 DBA 45 DBA 10 p.m. to 7 a.m. 40 DBA 40 DBA 60 12-174 Level, Leq) NOISE TYPE OF LAND ZONE USE 7 a.m. to 10 p.m. 10 p.m. to 7 a.m. I Single-, two -or 55 DBA 50 DBA multiple -family residential II Commercial 65 DBA 60 DBA III Residential 60 DBA 50 DBA portions of mixed-use properties IV Industrial or 70 DBA 70 DBA manufacturing If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.030 Interior Noise Standards. .................................................................................................................................................................................................................................................................................................................................. A. The following noise standard, unless otherwise specifically indicated, shall apply to all residential property within all noise zones: NOISE TYPE OF LAND ZONE USE I Residential III Residential portions of mixed-use properties ALLOWABLE INTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7a.m.to10p.m 45 DBA 45 DBA 10 p.m. to 7 a.m. 40 DBA 40 DBA 60 12-174 If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It shall be unlawful for any person at any location within the incorporated area of the City to create any noise or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such a person which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the noise standard applicable to said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on a boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 2, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.035 Exemptions. .................................................................................................................................................................................................................................................................................................................................. The following activities shall be exempted from the provisions of this chapter: A. Any activity conducted on public property, or on private properly with the consent of the owner, by any public entity, or its officers, employees, representatives, agents, subcontractors, permittees, licensees, or lessees, which are consistent with, and in furtherance of, the governmental functions or services the public entity has authorized, or responsible, to perform, activities which are exempt from the provisions of this chapter include, without limitation, sporting and recreational activities which are sponsored or co-sponsored by the City of Newport Beach or the Newport Mesa Unified School District; B. Occasional outdoor gatherings, public dances, show, sporting and entertainment events, provided said events are conducted pursuant to a permit or license issued by the appropriate jurisdiction relative to the staging of said events; C. Any mechanical device, apparatus or equipment used, related to or connected with emergency machinery, vehicle, work or warning alarm or bell, provided the sounding of any bell or alarm on any building or motor vehicle shall terminate its operation within forty-five (45) minutes in any hour of its being activated; D. Noise sources associated with construction, repair, remodeling, demolition or grading of any real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; E. Noise sources associated with construction, repair, remodeling, demolition or grading of public rights-of-way or during authorized seismic surveys; F. All mechanical devices, apparatus or equipment associated with agriculture operations provided that: 1. Operations do not take place between eight p.m. and seven a.m. on weekdays, including Saturday, or at any time Sunday or a federal holiday, or 2. Such operations and equipment are utilized for the protection or salvage of agricultural crops during periods of potential or actual frost damage or other adverse weather conditions, or 3. Such operations and equipment are associated with agricultural pest control through pesticide application, provided the application is made in accordance with permits issued by or regulations enforced 61 12-175 by the California Department of Agriculture; G. Noise sources associated with the maintenance of real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; H. Any activity to the extent regulation thereof has been preempted by state or federal law. NOTE: Preemption may include motor vehicle, aircraft in flight, and railroad noise regulations; I. Any noise sources associated with people and/or music associated with a party at a residential property. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapters 10.28 and 10.58 of this title; J. Any noise sources associated with barking dogs or other intermittent noises made by animals on any properly within the City of Newport Beach. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapter 7.20 of this Code; K. Any noise sources associated with the operation of a permanently installed heating, venting and air conditioning (HVAC) equipment on a residential property permitted under the provisions of Section 10.26.045(B) and (C); L. Any noise sources specifically identified and mitigated under the provisions of a use permit, modification permit, development agreement or planned community district development plan adopted prior to the date of adoption of this chapter. (Ord. 95-53 § 3, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions —Special Provisions. .................................................................................................................................................................................................................................................................................................................................. It is unlawful for any person to create any noise which causes the noise level at any school, day care center, hospital or similar health care institution, church, library or museum while the same is in use, to exceed the noise standards specified in Section 10.26.025 prescribed for the assigned Noise Zone I (residential uses). (Ord. 95-38 § 11 (part), 1995) 10.26.045 Heating, Venting and Air Conditioning—Special Provisions. A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or adjacent to residential areas shall be issued only where installations can be shown by computation, based on the sound rating of the proposed equipment, not to exceed an A -weighted sound pressure level of fifty (50) DBA or not to exceed an A -weighted sound pressure level of fifty-five (55) dBA and be installed with a timing device that will deactivate the equipment during the hours of ten p.m. to seven a.m. The method of computation used shall be that specified in "Standard Application of Sound Rated Outdoor Unitary Equipment," Standard 275, Air conditioning and Refrigeration Institute, 1984 or latest revision thereof. B. Existing HVAC Equipment. 1. HVAC equipment legally installed prior to April 22, 1981, shall be permitted to operate with an exterior noise limit of sixty-five (65) dBA until January 1, 1998. 2. HVAC equipment legally installed prior to April 22, 1981, shall be exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter until January 1, 1998. 3. HVAC equipment legally installed after April 22, 1981, and prior to the date of adoption of this chapter shall not exceed a maximum exterior noise limit of fifty-five (55) dBA during the ninety -day compliance period set forth in Section 10.26.005. 62 12-176 C. In the event that HVAC equipment cannot meet the requirements set forth in this chapter, then the exterior noise limit for such equipment may be raised to sixty-five (65) dBA and exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter, provided that the applicant obtains the written consent of all the owners of the affected properties. (Ord. 95-38 § 11 (part), 1995) 10.26.050 Sound -Amplifying Equipment. ......................................................................................................................................... Loudspeakers, sound amplifiers, public address systems or similar devices used to amplify sounds shall be subject to the provisions of Chapter 10.32 of this title. Such sound -amplifying equipment shall not be construed to include electronic devices, including but not limited to, radios, tape players, tape recorders, compact disc players, electric keyboards, music synthesizers, record players or televisions, which are designed and operated for personal use, or used entirely within a building and are not designed or used to convey the human voice, music or any other sound to an audience outside such building, or which are used in vehicles and heard only by occupants of the vehicle in which installed, which shall be subject to the provisions of Chapter 10.28 of this title. (Ord. 95-38 § 11 (part), 1995) 10.26.055 Noise Level Measurement. ............................................................................................................................ A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard. This location may be the closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman activity areas such as trash container storage areas, planter beds, above or contacting a property line fence, or other areas not normally used as part of the yard, patio, deck or balcony. The location selected for measuring exterior noise levels in a nonresidential area shall be at the closest point to the noise source. The measurement microphone height shall be five feet above finish elevation or, in the case of a deck or balcony, the measurement microphone height shall be five feet above the finished floor level. B. The location selected for measuring interior noise levels shall be made within the affected residential unit. The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position. (Ord. 95-38 § 11 (part), 1995) 10.26.065 Proposed Developments. ........................................................................................................................ Each department whose duty it is to review and approve new projects or changes to existing projects that result or may result in the creation of noise shall consult with the Code Enforcement Officer prior to any such approval. If at any time the Code Enforcement Officer has reason to believe that a standard, regulation, action, proposed standard, regulation or action of any department respecting noise does not conform to the provisions as specified in this chapter, the Code Enforcement Officer may request such department to consult with him on the advisability of revising such standard or regulation to obtain uniformity. (Ord. 95-38 § 11 (part), 1995) 10.26.070 Prima Facie Violation. Any noise exceeding the noise level standard as specified in Section 10.26.025 and 10.26.030 of this chapter, shall be deemed to be prima facie evidence of a violation of the provisions of this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.075 Violations. ........................................................................... Any persons violating any of the provisions of this chapter shall be deemed guilty of an infraction. (Ord. 95-38 § 11 (part), 1995) 63 12-177 10.26.080 Violations—Additional Remedies—Injunctions. A. As an additional remedy, the operation or maintenance of any device, instrument, vehicle or machinery in violation of any provisions of this chapter which operation or maintenance causes or creates sound levels exceeding the allowable standards as specified in this chapter shall be deemed and is declared to be a public nuisance and may be subject to abatement summarily by a restraining order or injunction issued by a court of competent jurisdiction. B. Any violation of this chapter is declared to be a public nuisance and may be abated in accordance with law. The expense of this chapter is declared to be public nuisance and may be by resolution of the City Council declared to be a lien against the property on which such nuisance is maintained, and such lien shall be made a personal obligation of the property owner. (Ord. 95-38 § 11 (part), 1995) 10.26.085 City Manager Waiver. The City Manager is authorized to grant a temporary waiver to the provisions of this chapter for a period of time not to exceed thirty (30) days if such temporary waiver would be in the public interest and there is no feasible and prudent alternative to the activity, or the method of conducting the activity, for which the temporary waiver is sought. (Ord. 95-38 § 11 (part), 1995) 10.26.090 Noise Abatement Programs. A. In circumstances which adopted community -wide noise standards and policies prove impractical in controlling noise generated from a specific source, the City Council may establish a noise abatement program which recognizes the characteristics of the noise source and affected property and which incorporates specialized mitigation measures. B. Noise abatement programs shall set forth in detail the approved terms, conditions and requirements for achieving maximum compliance with noise standards and policies. Said terms, conditions and requirements may include, but shall not be limited to, limitations, restrictions, or prohibitions on operating hours, location of operations, and the types of equipment. (Ord. 95-38 § 11 (part), 1995) 10.26.095 Manner of Enforcement. .................................................................................................................................................................................................................................................................................................................................. A. The City Code Enforcement Officer is directed to enforce the provisions of this chapter and may issue citations for any violation of the provisions of this chapter or violations of this chapter may be prosecuted or enforced in the same manner as other infractions pursuant to this Code; provided, however, that in the event of an initial violation of the provisions of this chapter, a written notice may be given to the alleged violator which specifies the time by which the condition shall be corrected. B. No person shall interfere with, oppose or resist any authorized person charged with the enforcement of this chapter while such person is engaged in the performance of his/her duty. C. In the event the alleged violator cannot be located in order to serve any notice, the notice shall be deemed to be given upon mailing such notice by registered or certified mail to the alleged violator at his last known address or at the place where the violation occurred in which event the specified time period for abating the violation or applying for a variance shall commence at the date of the day following the mailing of such notice. (Ord. 95-38 § 11 (part), 1995) 10.26.100 Severability. .................................................................................................................................................................................................................................................................................................................................. If any provision, clause, sentence, or paragraph of this chapter, or the application thereof to any person or circumstance shall be held invalid, such invalidity shall not affect the other provisions of this chapter which can be 64 12-178 given effect without the invalid provisions or application and, to this end, the provisions of this chapter are hereby declared to be severable. (Ord. 95-38 § 11 (part), 1995) The Newport Beach Municipal Code is current through Ordinance 2019-14, passed September 10, 2019. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. 65 12-179 12954-07 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 66 O URBAN 12-180 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 3.2: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.28 12954-09 Noise Study 67 O URBAN 12-181 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 68 O URBAN 12-182 Chapter 10.28 LOUD AND UNREASONABLE NOISE* Sections: 10.28.005 Policy. 10.28.007 Loud and Unreasonable Noise is Prohibited. 10.28.010 Loud and Unreasonable Noise. 10.28.020 Loud and Raucous Noise from Sound -Making or Amplifying Devices Prohibited. 10.28.040 Construction Activity—Noise Regulations. 10.28.045 Real Property Maintenance—Noise Regulations. 10.28.050 Exceptions. Sound -amplifying equipment—See Chapter 10.32. Prior history: 1949 Code § 4208; Ords. 1191, 1802, 87-11, 87-17 and 93-7. 10.28.005 Policy. .................................................................................................. It is found and declared as follows: A. The making, allowing, creation or maintenance of loud and unreasonable, unnecessary, or unusual noises which are prolonged, unusual, annoying, disturbing and/or unreasonable in their time, place and use are a detriment to public health, comfort, convenience, safety, general welfare and the peace and quiet of the City and its inhabitants. B. The necessity in the public interest for the provisions and prohibitions contained and enacted is to declare as a matter of legislative determination and public policy, and it is further declared that the provisions and prohibitions contained and enacted are in pursuance of and for the purpose of securing and promoting the public health, comfort, convenience, safety, general welfare and property and the peace and quiet of the City and its inhabitants. (Ord. 2001-4 § 1, 2001) 10.28.007 Loud and Unreasonable Noise is Prohibited. ............................................................................................................................................................................................................................................................................................................................... It is unlawful for any person or property owner to make, continue, cause or allow to be made any loud, unreasonable, unusual, penetrating or boisterous noise, disturbance or commotion which annoys, disturbs, injures or endangers the comfort, repose, health, peace and quiet within the limits of the City, and the acts and things listed in this chapter, among others, are declared to be loud, disturbing, injurious and unreasonable noises in violation of this Chapter, but shall not be deemed to be exclusive. (Ord. 2001-4 § 2, 2001) 10.28.010 Loud and Unreasonable Noise. It is unlawful for any person or property owner to willfully make, allow, continue or cause to be made, allowed, or continued, any loud and unreasonable, unnecessary, or disturbing noise, including, but not limited to, yelling, shouting, hooting, whistling, singing, playing music, or playing a musical instrument, which disturbs the peace, comfort, quiet or repose of any area or which causes discomfort or annoyance to any reasonable person of normal sensitivities in the area, after a peace or code enforcement officer has first requested that the person or property owner cease and desist from making or continuing, or causing to make or continue, such loud, unreasonable, unnecessary, excessive or disturbing noise. The factors, standards, and conditions which should be considered in determining whether a violation of the provisions of this section has been committed, include, but are not limited to, the following: A. The level of the noise; 69 12-183 B. Whether the nature of the noise is usual or unusual; C. Whether the origin of the noise is natural or unnatural; D. The level and intensity of the background (ambient) noise, if any; E. The proximity of the noise to residential or commercial sleeping areas; F. The nature and zoning of the area within which the noise emanates; G. The density of inhabitation of the area within which the noise emanates; H. The time of day and night the noise occurs; I. The duration of the noise; J. Whether the noise is constant, or recurrent or intermittent; and K. Whether the noise is produced by a commercial or noncommercial activity; L. If the noise is produced by a commercial activity, whether the use is lawful under the provisions of Title 20 of this Code and whether the noise is one that could reasonably be expected from the commercial activity. M. Penalties. Any person who violates any provision of this section is guilty of a misdemeanor, unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010 of this Code. (Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) 10.28.020 Loud and Raucous Noise from Sound -Making or Amplifying Devices Prohibited. .................................................................................................................................................................................................................................................................................................................................. A. It is unlawful for any person to cause, allow or permit the emission or transmission of any loud or raucous noise from any sound -making or sound -amplifying device in his possession or under his control: 1. Upon any private property; or 2. Upon any public street, alley, sidewalk or thoroughfare; or 3. In or upon any public park, beach or other public place or property. B. The words "loud and raucous noise," as used herein, shall mean any sound or any recording thereof when amplified or increased by any electrical, mechanical or other device to such volume, intensity or carrying power as to unreasonably interfere with the peace and quiet of other persons within or upon any one or more of such places or areas, or as to unreasonably annoy, disturb, impair or endanger the comfort, repose, health, or safety of other persons within or upon any one or more such places or areas. C. The word "unreasonably," as used herein, shall include, but not be limited to, consideration of the hour, place, nature and circumstances of the emission or transmission of any such loud and raucous noise. D. Penalties. Any person who violates any provision of this section is guilty of a misdemeanor unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010 of this Code. (Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) 10.28.040 Construction Activity—Noise Regulations. .................................................................................................................................................................................................................................................................................................................................. A. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner which produces loud 70 12-184 noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, unless authorized to do so in accordance with subsection (B) of this section. B. The provisions of subsection (A) of this section shall not apply to the following: 1. Work performed on any weekday, which is not a federal holiday, between the hours of 7:00 a.m. and 6:30 p.m. 2. Work performed on a Saturday, in any area of the City that is not designated as a high-density area, between the hours of 8:00 a.m. and 6:00 p.m. 3. Emergency work performed pursuant to written authorization of the Community Development Director, or his or her designee. 4. Maintenance, repair or improvement of any public work or facility by public employees, by any person or persons acting pursuant to a public works contract, or by any person or persons performing such work or pursuant to the direction of, or on behalf of, any public agency; provided, however, this exception shall not apply to the City of Newport Beach, or its employees, contractors or agents, unless: a. The City Manager or department director determines that the maintenance, repair or improvement is immediately necessary to maintain public services; b. The maintenance, repair or improvement is of a nature that cannot feasibly be conducted during normal business hours; or c. The City Council has approved project specifications, contract provisions, or an environmental document that specifically authorizes construction during hours of the day which would otherwise be prohibited pursuant to this section. C. No landowner, construction company owner, contractor, subcontractor, or employer shall permit or allow any person or persons working under their direction and control to operate any tool, equipment or machine in violation of the provisions of this section. D. Any person who violates any provision of this section is guilty of a misdemeanor unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010, or any successor section, of this Code. E. Designated High -Density Area. The term "designated high-density area" shall mean any shaded area on the following map. See Exhibit A*. The geographical boundaries of a homeowners' association, as defined in subsection (F) of this section, shall be excluded from the definition of a "designated high-density area" if the City Council adopts a resolution pursuant to subsection (F) of this section. F. A homeowners' association located within a designated high-density area may exclude the geographical boundaries of the homeowners' association from the definition of a designated high-density area if: 1. The board of directors of the homeowners' association votes to approve a resolution or letter declaring its desire to exempt its geographical boundaries from the definition of a designated high-density area; 2. The board of directors submits the approved resolution or letter to the City Clerk for consideration by the City Council; and 3. The City Council adopts a resolution finding that exempting the geographical boundaries of the homeowners' association from the definition of a designated high-density area will not negatively affect surrounding property owners. 71 12-185 For the purpose of this subsection, a "homeowners' association" means an organization consisting of at least thirty (30) voting members whose properties connect in a contiguous manner and whose operation is governed by a board of directors. (Ord. 2019-11 §§ 1, 2, 2019; Ord. 2019-9 § 1, 2019: Ord. 2013-11 § 35, 2013; Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) "Exhibit A is on file in the City Clerk's office. 10.28.045 Real Property Maintenance—Noise Regulations. A. Weekdays and Saturdays. No person shall, while engaged in maintenance of real property, operate any tool, equipment or machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, except between the hours of seven a.m. and six -thirty p.m., Monday through Friday, nor on any Saturday, except between the hours of eight a.m. and six p.m. B. Sundays and Holidays. No person shall, while engaged in maintenance of real property, operate any tool, equipment or machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any federal holiday. C. No landowner, gardener, property maintenance service, contractor, subcontractor or employer shall permit or allow any person or persons working under their direction and control to operate any tool, equipment or machine in violation of the provisions of this section. D. After January 1, 1996, mechanical blowers, as defined in Section 6.04.055, shall not be operated at a noise level that exceeds an A -weighted sound pressure level of seventy (70) dBA, as measured at a distance of fifty (50) feet. After January 1, 1999, such equipment shall not be operated at a noise level that exceeds an A - weighted sound pressure level of sixty-five (65) dBA, as measured from a distance of fifty (50) feet. E. Exceptions. The provisions of this section shall not apply to the following: 1. Emergency property maintenance authorized by the Community Development Director, or his or her designee; 2. The maintenance, repair or improvement of any public work or facility by public employees, by any person or persons acting pursuant to a public works contract, or by any person or persons performing such work or pursuant to the direction of, or on behalf of, any public agency; provided, however, this exception shall not apply to the City of Newport Beach, or its employees, contractors or agents, unless: a. The City Manager or department director determines that the maintenance, repair or improvement is immediately necessary to maintain public service, b. The maintenance, repair or improvement is of a nature that cannot feasibly be conducted during normal business hours, c. The City Council has approved project specifications, contract provisions, or an environmental document that specifically authorizes construction during hours of the day which would otherwise be prohibited pursuant to this section; 3. Greens maintenance on golf courses conducted between the hours of six a.m. and eight p.m. and all other types of golf course maintenance between the hours of seven a.m. and eight p.m., provided no maintenance activity commences before six a.m. F. Penalties. Any person who violates any provision of this section is guilty of a misdemeanor unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010 of this Code. (Ord. 2019-9 § 2, 2019; Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part),2 995) 12-186 10.28.050 Exceptions. .................................................................................................................................................................................................................................................................................................................................. The provisions of Sections 10.28.040 and 10.28.045 shall not be construed to prohibit such work at different hours by or under the direction of any other public agency in cases of necessity or emergency. (Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) The Newport Beach Municipal Code is current through Ordinance 2019-14, passed September 10, 2019. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. 73 12-187 12954-07 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 74 O URBAN 12-188 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 5.1: STUDY AREA PHOTOS 75 O URBAN 12-189 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 76 O URBAN 12-190 4 AU-4� ! .jl�d � .7 is �•rft .��s.- - � r �wi`!•. ' � ... � ! r`H4nrtR: �� AYY LE � a, '00JI, �.. r� �w s r xa ` It �■ r ■ a f` tri [ ..�\ Lam- 4�• .+'1� a.." +h'S: J. r-vtz .u: f'':•� ` .7 i��:;�� ,.iR fir. ll ; �.. r� �w s r xa ` It �■ r ■ a f` tri [ JN: 12954 Study Area Photos L5_5 33, 37' 13.110000", 117, 55'20.010000" 80 L5_W 33, 37' 13.340000", 117, 55' 19.770000" 12-194 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 5.2: NOISE LEVEL MEASUREMENT WORKSHEETS 81 O URBAN 12-195 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 82 O URBAN 12-196 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L1- Located south of 204 Tustin Ave near the side yard of the Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development single-family home. Analyst: P. Mara dBA Readings.. 85.0 80.0 75.0 m 70.0 `a 65.0 - 60.0 N 55.0 Iq Lq c M 0 c0 M 3 50.0 N n M 00 n c 45.0 to u+ 00 an 00 00 ()6-N 00 to `^ u+ n ,n = 40.0 a tc `^ `n v 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning ,• ,. 0 48.2 54.5 45.6 53.9 51.3 50.0 47.3 45.9 45.7 0.0 0.0 0.0 48.2 10.0 58.2 1 44.7 51.9 42.0 51.5 49.1 46.5 43.5 42.3 42.0 0.0 0.0 0.0 44.7 10.0 54.7 2 49.3 55.6 45.9 55.1 52.6 51.5 48.4 46.1 45.9 0.0 0.0 0.0 49.3 10.0 59.3 Night 3 45.8 48.3 43.9 48.1 47.4 47.0 45.6 44.3 44.0 0.0 0.0 0.0 45.8 10.0 55.8 4 54.7 66.5 48.5 65.9 61.6 56.4 50.4 48.7 48.6 0.0 0.0 0.0 54.7 10.0 64.7 5 51.0 56.6 48.3 56.4 54.7 52.9 50.2 48.6 48.4 0.0 0.0 0.0 51.0 10.0 61.0 6 64.4 76.0 52.0 75.6 72.4 68.4 55.3 52.8 52.3 0.0 0.0 0.0 64.4 10.0 74.4 7 64.4 76.4 52.1 76.0 72.3 68.0 55.9 52.7 52.2 0.0 0.0 0.0 64.4 0.0 64.4 8 59.1 70.6 50.0 69.7 65.6 61.9 55.0 50.5 50.1 0.0 0.0 0.0 59.1 0.0 59.1 9 63.7 72.0 56.4 71.5 68.8 66.7 61.8 57.4 56.6 0.0 0.0 0.0 63.7 0.0 63.7 10 60.4 68.7 54.8 68.2 65.4 63.4 58.2 55.5 55.0 0.0 0.0 0.0 60.4 0.0 60.4 11 59.4 72.5 51.5 71.0 65.3 61.6 54.9 52.0 51.6 0.0 0.0 0.0 59.4 0.0 59.4 12 57.4 66.9 51.9 66.4 63.1 60.3 54.8 52.3 52.0 0.0 0.0 0.0 57.4 0.0 57.4 Day 13 58.1 67.5 51.7 67.0 63.9 61.6 55.1 52.2 51.9 0.0 0.0 0.0 58.1 0.0 58.1 14 58.5 66.5 52.1 66.0 63.7 62.4 55.5 52.5 52.2 0.0 0.0 0.0 58.5 0.0 58.5 15 58.0 65.3 54.3 64.9 62.5 60.4 56.5 54.7 54.4 0.0 0.0 0.0 58.0 0.0 58.0 16 60.3 69.5 54.4 69.0 66.1 63.7 57.5 54.8 54.5 0.0 0.0 0.0 60.3 0.0 60.3 17 59.8 70.2 53.3 69.6 66.2 62.8 56.5 53.7 53.4 0.0 0.0 0.0 59.8 0.0 59.8 18 59.1 68.8 53.2 68.4 1 65.1 61.9 56.4 53.6 53.3 0.0 1 0.0 0.0 59.1 0.0 59.1 19 58.3 67.8 51.5 67.6 64.9 62.4 54.5 52.1 51.6 0.0 0.0 0.0 58.3 5.0 63.3 Evening 20 54.2 62.3 49.7 61.9 59.1 56.7 52.3 50.1 49.8 0.0 0.0 0.0 54.2 5.0 59.2 21 54.8 62.3 50.5 61.9 59.9 57.9 53.0 50.9 50.6 0.0 0.0 0.0 54.8 5.0 59.8 22 51.2 59.4 47.2 58.8 56.0 54.0 49.4 47.5 47.3 0.0 0.0 0.0 51.2 10.0 61.2 Night 23 1 46.4 1 55.0 1 41.8 54.7 52.3 1 49.9 1 44.0 1 42.1 1 41.9 0.0 0.0 1 0.0 1 46.4 1 10.0 1 56.4 1 1. iM0111111111111 IIIIIIIIIIEZ.. Min 57.4 65.3 50.0 64.9 62.5 60.3 54.8 50.5 50.1 0.0 0.0 0.0 Da Day Max 64.4 76.4 56.4 76.0 72.3 68.0 61.8 57.4 56.6 0.0 0.0 0.0 Energy Average 60.4 Average: 69.0 65.7 62.9 56.5 53.5 53.1 0.0 0.0 0.0 p p 50.0 59.9156.0 Min 54.2 62.3 49.7 61.9 59.1 56.7 52.3 50.1 49.8 0.0 0.0 0.0 Evening Max 58.3 67.8 51.5 67.6 1 64.9 62.4 54.5 52.1 51.6 0.0 1 0.0 0.0 Energy Average 56.2 Average: 63.8 61.3 59.0 53.3 51.0 50.7 0.0 0.0 0.0 Min 44.7 48.3 41.8 48.1 47.4 46.5 43.5 42.1 41.9 0.0 0.0 0.0 Night 1 63.5 Max 64.4 76.0 52.0 75.6 72.4 68.4 55.3 52.8 52.3 0.0 0.0 0.0 Energy Average 56.0 Average: 57.8 55.3 53.0 48.2 46.5 46.2 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L1_N 83 OURBAM 12-197 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L2 - Located near the parking meters in the parking lot Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development adjacent to 124 Tustin Ave. Analyst: P. Mara dBA Readings (unadjusted) 85.0 80.0 75.0 m 70.0 `a 65.0 - 60.0 n 55.0 � N a0 00 ri M 3 50.0 Ln O O lD O � tD 5.0 = 40.0 a a Ln `n Ln Ln ui tD Ln vii %0 Ln Ln Ln Ln 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0. ,. 0 49.0 56.7 40.5 56.5 56.0 55.6 42.4 40.7 40.6 0.0 0.0 0.0 49.0 10.0 59.0 1 42.6 49.5 39.7 49.2 47.1 45.2 41.0 39.9 39.8 0.0 0.0 0.0 42.6 10.0 52.6 2 53.0 60.6 40.7 60.6 60.4 60.3 44.1 41.2 40.8 0.0 0.0 0.0 53.0 10.0 63.0 Night 3 43.4 48.9 41.5 48.6 46.4 44.9 42.7 41.8 41.6 0.0 0.0 0.0 43.4 10.0 53.4 4 47.1 54.6 43.8 54.2 52.0 49.1 45.5 44.1 43.9 0.0 0.0 0.0 47.1 10.0 57.1 5 49.2 56.1 45.6 55.7 53.3 51.5 48.1 45.9 45.7 0.0 0.0 0.0 49.2 10.0 59.2 6 56.3 65.1 49.3 64.6 62.3 60.5 53.1 49.9 49.5 0.0 0.0 0.0 56.3 10.0 66.3 7 59.8 68.6 51.3 68.3 66.8 64.5 55.1 52.0 51.5 0.0 0.0 0.0 59.8 0.0 59.8 8 57.5 71.0 48.7 68.9 62.1 60.1 54.0 49.5 48.9 0.0 0.0 0.0 57.5 0.0 57.5 9 56.1 62.0 51.2 61.5 59.8 58.8 55.2 51.9 51.4 0.0 0.0 0.0 56.1 0.0 56.1 10 64.7 71.7 61.2 71.3 68.9 67.4 63.1 61.6 61.3 0.0 0.0 0.0 64.7 0.0 64.7 11 54.4 59.9 49.2 59.5 58.0 57.1 53.3 49.9 49.4 0.0 0.0 0.0 54.4 0.0 54.4 12 54.6 60.3 50.2 59.8 58.1 56.9 53.8 50.8 50.3 0.0 0.0 0.0 54.6 0.0 54.6 Day 13 55.9 63.6 48.8 63.0 60.9 59.6 53.4 49.6 49.0 0.0 0.0 0.0 55.9 0.0 55.9 14 54.2 60.1 48.0 59.7 58.3 57.4 52.7 48.5 48.1 0.0 0.0 0.0 54.2 0.0 54.2 15 53.5 59.3 49.4 58.6 57.0 56.0 52.6 49.8 49.5 0.0 0.0 0.0 53.5 0.0 53.5 16 56.1 64.6 50.3 64.0 61.8 59.8 53.6 50.9 50.5 0.0 0.0 0.0 56.1 0.0 56.1 17 56.2 63.2 49.6 62.7 61.0 59.8 53.4 50.2 49.7 0.0 0.0 0.0 56.2 0.0 56.2 18 54.5 61.6 49.3 61.2 1 59.0 57.4 53.0 49.9 49.4 0.0 1 0.0 0.0 54.5 0.0 54.5 19 53.4 60.8 48.1 60.5 58.6 56.4 51.7 48.6 48.2 0.0 0.0 0.0 53.4 5.0 58.4 Evening 20 50.8 57.9 45.5 57.4 55.2 53.5 49.5 46.0 45.6 0.0 0.0 0.0 50.8 5.0 55.8 21 54.8 59.5 52.5 59.1 57.3 56.3 54.2 52.9 52.6 0.0 0.0 0.0 54.8 5.0 59.8 22 51.1 56.1 48.0 55.8 54.2 53.0 50.4 48.3 48.1 0.0 0.0 0.0 51.1 10.0 61.1 Night 23 1 44.3 1 51.5 1 39.7 51.1 49.1 1 47.4 1 42.4 1 40.0 1 39.8 0.0 0.0 1 0.0 1 44.3 1 10.0 1 54.3 Min 53.5 59.3 48.0 58.6 57.0 56.0 52.6 48.5 48.1 0.0 0.0 0.0 Da Day 191 Max 64.7 71.7 61.2 71.3 68.9 67.4 63.1 61.6 61.3 0.0 0.0 0.0 Energy Average 57.9 Average: 63.2 61.0 59.6 54.4 51.2 50.7 0.0 0.0 0.0 55.8 57.3 50.6 Evening Min 50.8 57.9 45.5 57.4 55.2 53.5 49.5 46.0 45.6 0.0 0.0 0.0 Max 54.8 60.8 52.5 60.5 58.6 56.4 54.2 52.9 52.6 0.0 0.0 0.0 Energy Average 53.3 Average: 59.0 57.0 55.4 51.8 49.2 48.8 0.0 0.0 0.0 Min 42.6 48.9 39.7 48.6 46.4 44.9 41.0 39.9 39.8 0.0 0.0 0.0 Night 59.2 Max 56.3 65.1 49.3 64.6 62.3 60.5 53.1 49.9 49.5 0.0 0.0 0.0 Energy Average 50.6 Average: 55.1 53.4 52.0 45.5 43.5 43.3 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L2_M 84 OURBAM 12-198 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L3 - Located in the parking lot South of Newport Theatre Arts Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development Center. Analyst: P. Mara dBA Readings (unadjusted) 85.0 80.0 75.0 m `a 70.0 65.0 - 60.0 �p 00 M 55.0 M n O N N ai ri N 3 50.0n Ln N ri O M �•'� ri c 45.0 0 �o = ai ai 'n �n ni u� ori '^ `^ ai v v � v ni Ln Ln 40.0 v a v 1 Ln rn Ln Ln Ln 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0. ,. 0 42.7 46.6 40.0 46.5 45.8 45.2 41.9 40.2 40.0 0.0 0.0 0.0 42.7 10.0 52.7 1 40.5 43.2 38.6 43.2 42.8 42.3 40.0 38.7 38.7 0.0 0.0 0.0 40.5 10.0 50.5 2 46.5 49.3 43.9 49.3 49.0 48.5 46.1 44.2 44.0 0.0 0.0 0.0 46.5 10.0 56.5 Night 3 49.5 55.6 46.3 55.4 54.2 52.7 47.7 46.4 46.3 0.0 0.0 0.0 49.5 10.0 59.5 4 46.1 47.6 44.9 47.6 47.4 47.2 45.9 45.0 44.9 0.0 0.0 0.0 46.1 10.0 56.1 5 47.3 49.8 45.4 49.8 49.5 49.0 46.9 45.6 45.4 0.0 0.0 0.0 47.3 10.0 57.3 6 48.7 50.5 47.3 50.5 50.2 50.0 48.5 47.4 47.3 0.0 0.0 0.0 48.7 10.0 58.7 7 49.0 50.3 47.8 50.2 50.0 49.9 48.9 47.9 47.8 0.0 0.0 0.0 49.0 0.0 49.0 8 49.3 51.0 47.8 51.0 50.7 50.5 49.1 48.0 47.9 0.0 0.0 0.0 49.3 0.0 49.3 9 56.3 57.5 54.9 57.5 57.4 57.3 56.3 55.0 54.9 0.0 0.0 0.0 56.3 0.0 56.3 10 56.4 60.3 51.7 60.3 59.9 59.4 54.8 52.0 51.8 0.0 0.0 0.0 56.4 0.0 56.4 11 54.1 56.4 52.0 56.3 56.0 55.6 53.9 52.2 52.1 0.0 0.0 0.0 54.1 0.0 54.1 12 52.1 53.9 50.7 53.9 53.6 53.4 51.8 50.8 50.7 0.0 0.0 0.0 52.1 0.0 52.1 Day 13 53.3 56.1 50.7 56.0 55.7 55.3 52.9 50.9 50.7 0.0 0.0 0.0 53.3 0.0 53.3 14 56.0 59.1 53.3 59.0 58.6 58.0 55.5 53.5 53.3 0.0 0.0 0.0 56.0 0.0 56.0 15 53.8 58.1 51.6 58.0 57.2 56.2 52.9 51.8 51.7 0.0 0.0 0.0 53.8 0.0 53.8 16 55.3 58.4 52.8 58.3 58.0 57.5 54.8 53.0 52.9 0.0 0.0 0.0 55.3 0.0 55.3 17 53.7 57.1 51.4 57.0 56.6 56.0 53.0 51.5 51.4 0.0 0.0 0.0 53.7 0.0 53.7 18 54.0 56.9 51.7 56.8 1 56.4 55.9 53.5 51.9 51.8 0.0 1 0.0 0.0 54.0 0.0 54.0 19 50.5 52.2 49.3 52.1 51.9 51.6 50.3 49.4 49.3 0.0 0.0 0.0 50.5 5.0 55.5 Evening 20 49.2 51.3 47.5 51.2 50.9 50.6 49.0 47.7 47.6 0.0 0.0 0.0 49.2 5.0 54.2 21 49.1 51.0 47.6 50.9 50.6 50.3 48.9 47.7 47.6 0.0 0.0 0.0 49.1 5.0 54.1 22 48.1 50.4 46.1 50.3 50.0 49.7 47.7 46.3 46.1 0.0 0.0 0.0 48.1 10.0 58.1 Night 23 1 45.2 1 47.8 1 43.0 47.7 47.4 1 46.9 1 44.8 1 43.2 1 43.1 1 0.0 0.0 1 0.0 1 45.2 1 10.0 1 55.2 111 REM.. Min 49.0 50.3 47.8 50.2 50.0 49.9 48.9 47.9 47.8 0.0 0.0 0.0 Da Day Max 56.4 60.3 54.9 60.3 59.9 59.4 56.3 55.0 54.9 0.0 0.0 0.0 Energy Average 54.2 Average: 56.2 55.8 55.4 53.1 51.6 51.4 0.0 0.0 0.0 52.0 53.6 46.8 Evening Min 49.1 51.0 47.5 50.9 50.6 50.3 48.9 47.7 47.6 0.0 0.0 0.0 Max 50.5 52.2 49.3 52.1 51.9 51.6 50.3 49.4 49.3 0.0 0.0 0.0 Energy Average 49.7 Average: 51.4 51.2 50.9 49.4 48.3 48.2 0.0 0.0 0.0 Min 40.5 43.2 38.6 43.2 42.8 42.3 40.0 38.7 38.7 0.0 0.0 0.0 Night I 1 55.4 Max 49.5 55.6 47.3 55.4 54.2 52.7 48.5 47.4 47.3 0.0 0.0 0.0 Energy Average 46.8 Average: 48.9 48.5 47.9 45.5 44.1 44.0 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L3_K 85 OURBAM 12-199 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L4 - Located in parking lot north of 2400 West Coast Hwy and Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development west of Avon Lot 2 Analyst: P. Mara dBA Readings.. 85.0 80.0 75.0 m 70.0 `a 65.0 - 60.0 ,n 55.0 50.0 m LLnn 1D �n �n niYin � o ���0y 45.0 Ln nin Loon Ln tO i° u°1i u00i ;° Ln = 40.0 a `^ Ln 06 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0. ,. 0 47.2 57.3 44.8 53.1 49.4 48.7 46.5 45.4 45.1 0.0 0.0 0.0 47.2 10.0 57.2 1 46.1 54.6 43.5 52.8 48.7 48.0 45.2 44.1 43.8 0.0 0.0 0.0 46.1 10.0 56.1 2 50.4 55.9 45.2 55.2 54.3 53.7 49.1 46.1 45.5 0.0 0.0 0.0 50.4 10.0 60.4 Night 3 47.8 50.9 45.8 50.2 49.4 48.9 47.6 46.5 46.2 0.0 0.0 0.0 47.8 10.0 57.8 4 50.7 54.4 48.7 53.5 52.6 52.0 50.3 49.2 48.9 0.0 0.0 0.0 50.7 10.0 60.7 5 51.4 59.4 48.4 57.5 54.6 52.9 50.5 49.0 48.7 0.0 0.0 0.0 51.4 10.0 61.4 6 62.2 77.4 51.0 72.3 1 68.4 65.9 56.8 51.8 51.4 0.0 1 0.0 0.0 62.2 10.0 72.2 7 60.3 69.4 54.6 67.6 65.4 63.8 58.0 55.4 54.9 0.0 0.0 0.0 60.3 0.0 60.3 8 58.5 69.6 50.6 68.1 64.3 61.3 55.6 51.6 51.0 0.0 0.0 0.0 58.5 0.0 58.5 9 58.5 71.7 51.6 67.9 64.1 60.9 55.7 52.5 52.0 0.0 0.0 0.0 58.5 0.0 58.5 10 63.5 73.3 57.4 71.8 68.8 66.0 61.3 58.9 58.1 0.0 0.0 0.0 63.5 0.0 63.5 11 57.9 69.6 51.0 66.3 63.2 61.1 55.1 52.1 51.5 0.0 0.0 0.0 57.9 0.0 57.9 12 56.9 68.2 51.2 65.7 62.2 59.3 54.6 52.2 51.6 0.0 0.0 0.0 56.9 0.0 56.9 Day 13 58.5 69.2 50.8 67.8 64.7 62.4 54.7 51.8 51.2 0.0 0.0 0.0 58.5 0.0 58.5 14 58.1 68.4 51.0 66.0 63.3 61.6 55.4 51.9 51.4 0.0 0.0 0.0 58.1 0.0 58.1 15 57.4 67.7 52.4 65.7 62.1 59.7 55.4 53.3 52.8 0.0 0.0 0.0 57.4 0.0 57.4 16 61.0 72.6 53.1 71.1 67.5 64.0 57.2 54.1 53.5 0.0 0.0 0.0 61.0 0.0 61.0 17 61.8 75.9 52.6 73.9 68.6 62.8 56.1 53.5 53.0 0.0 0.0 0.0 61.8 0.0 61.8 18 59.2 71.1 52.6 68.2 1 64.9 62.4 56.3 53.4 53.0 0.0 1 0.0 0.0 59.2 0.0 59.2 19 58.7 69.8 51.2 68.9 65.5 62.3 54.6 52.0 51.6 0.0 0.0 0.0 58.7 5.0 63.7 Evening 20 54.1 63.3 49.3 62.2 58.8 56.5 52.4 50.0 49.6 0.0 0.0 0.0 54.1 5.0 59.1 21 56.6 66.6 53.0 64.4 61.0 58.2 55.2 53.6 53.3 0.0 0.0 0.0 56.6 5.0 61.6 22 55.4 70.1 49.7 67.2 59.5 56.7 52.2 50.3 50.0 0.0 0.0 0.0 55.4 10.0 65.4 Night 23 1 48.5 1 52.9 1 46.2 51.9 50.7 1 50.0 1 48.0 1 46.8 1 46.5 0.0 0.0 1 0.0 1 48.5 1 10.0 1 58.5 Min 56.9 67.7 50.6 65.7 62.1 59.3 54.6 51.6 51.0 0.0 0.0 0.0 Da Day Max 63.5 75.9 57.4 73.9 68.8 66.0 61.3 58.9 58.1 0.0 0.0 0.0 Energy Average 59.7 Average: 68.3 64.9 62.1 56.3 53.4 52.8 0.0 0.0 0.0 p 50.1 59.3 54.6 Min 54.1 63.3 49.3 62.2 58.8 56.5 52.4 50.0 49.6 0.0 0.0 0.0 Evening Max 58.7 69.8 53.0 68.9 65.5 62.3 55.2 53.6 53.3 0.0 0.0 0.0 Energy Average 56.9 Average: 65.2 61.8 59.0 54.0 51.9 51.5 0.0 0.0 0.0 Min 46.1 50.9 43.5 50.2 48.7 48.0 45.2 44.1 43.8 0.0 0.0 0.0 Night 62.4 Max 62.2 77.4 51.0 72.3 68.4 65.9 56.8 51.8 51.4 0.0 0.0 0.0 Energy Average 54.6 Average: 57.1 54.2 53.0 49.6 47.7 47.3 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L4_H 86 OURBAM 12-200 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L5 - Located in courtyard of 124 Tustin Ave. Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development Analyst: P. Mara dBA Readings (unadjusted) 85.0 80.0 75.0 m `a 70.0 65.0 - 60.0 55.0 3 50.0 N Ln 00 lC n O C11 00 l0 C11 n N N ao ao n C11 O M 00 0 = i< Ln Ln `^ 4�. Ln Ln Ln a Ch O1 40.0 M Ln45.0 Ln uNi Ln Ln v 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0. ,. 0 39.2 45.2 36.3 44.7 42.9 41.7 38.0 36.6 36.4 0.0 0.0 0.0 39.2 10.0 49.2 1 37.5 42.9 35.6 42.0 40.1 39.2 36.8 35.8 35.7 0.0 0.0 0.0 37.5 10.0 47.5 2 51.4 53.4 49.7 53.3 52.9 52.7 51.1 49.9 49.7 0.0 0.0 0.0 51.4 10.0 61.4 Night 3 41.8 44.3 37.4 44.0 43.4 43.0 42.4 37.7 37.5 0.0 0.0 0.0 41.8 10.0 51.8 4 49.6 56.8 47.5 S6.5 54.2 51.7 48.1 47.6 47.5 0.0 0.0 0.0 49.6 10.0 59.6 5 43.7 50.2 40.8 49.4 47.5 46.0 42.7 41.1 40.9 0.0 0.0 0.0 43.7 10.0 53.7 6 49.3 57.4 43.9 56.8 54.5 52.2 47.4 44.6 44.1 0.0 0.0 0.0 49.3 10.0 59.3 7 51.0 57.8 45.6 57.4 55.6 54.0 49.5 46.3 45.8 0.0 0.0 0.0 51.0 0.0 51.0 8 50.9 57.6 45.4 56.8 54.8 53.7 49.8 46.2 45.6 0.0 0.0 0.0 50.9 0.0 50.9 9 51.8 60.0 46.8 59.0 56.2 54.7 50.4 47.6 47.0 0.0 0.0 0.0 51.8 0.0 51.8 10 55.5 62.1 50.7 61.7 59.6 58.2 54.2 51.5 50.9 0.0 0.0 0.0 55.5 0.0 55.5 11 52.1 59.8 46.8 58.7 56.3 54.9 50.6 47.6 47.0 0.0 0.0 0.0 52.1 0.0 52.1 12 50.6 57.9 46.5 57.0 54.3 52.9 49.6 47.3 46.7 0.0 0.0 0.0 50.6 0.0 50.6 Day 13 51.9 58.1 47.6 57.5 56.1 55.0 50.5 48.2 47.8 0.0 0.0 0.0 51.9 0.0 51.9 14 52.7 58.9 47.4 58.3 57.2 56.3 50.8 48.0 47.6 0.0 0.0 0.0 52.7 0.0 52.7 15 54.7 64.6 49.2 63.0 60.2 58.0 52.3 49.8 49.4 0.0 0.0 0.0 54.7 0.0 54.7 16 54.2 60.9 49.8 60.2 58.5 57.2 52.8 50.5 50.0 0.0 0.0 0.0 54.2 0.0 54.2 17 50.8 56.9 47.4 56.4 54.7 53.3 49.8 47.8 47.5 0.0 0.0 0.0 50.8 0.0 50.8 18 50.8 57.1 47.0 56.5 54.7 53.6 49.6 47.4 47.1 0.0 0.0 0.0 50.8 0.0 50.8 19 49.7 57.5 46.0 56.7 53.9 52.0 48.3 46.4 46.1 0.0 0.0 0.0 49.7 5.0 54.7 Evening 20 46.9 53.9 42.3 53.4 51.4 49.9 45.2 42.8 42.4 0.0 0.0 0.0 46.9 5.0 51.9 21 49.0 54.5 46.4 54.1 52.4 51.0 48.1 46.7 46.5 0.0 0.0 0.0 49.0 5.0 54.0 22 45.3 51.0 42.2 50.6 49.1 47.7 44.2 42.4 42.3 0.0 0.0 0.0 45.3 10.0 55.3 Night 23 1 39.8 1 46.4 1 36.6 46.0 44.0 1 42.3 1 38.4 1 36.9 1 36.7 0.0 0.0 1 0.0 1 39.8 1 10.0 1 49.8 Min 50.6 56.9 45.4 56.4 54.3 52.9 49.5 46.2 45.6 0.0 0.0 0.0 Day Da Max 55.5 64.6 50.7 63.0 60.2 58.2 54.2 51.5 50.9 0.0 0.0 0.0 Energy Average 52.6 Average: 58.6 56.5 55.2 50.8 48.2 47.7 0.0 0.0 0.0 50.7 52.� 46.6 Min 46.9 53.9 42.3 53.4 51.4 49.9 45.2 42.8 42.4 0.0 0.0 0.0 Evening Max 49.7 57.5 46.4 56.7 53.9 52.0 48.3 46.7 46.5 0.0 0.0 0.0 Energy Average 48.7 Average: 54.7 52.5 51.0 47.2 45.3 45.0 0.0 0.0 0.0 37.5 42.9 35.6 42.0 40.1 39.2 36.8 35.8 35.7 0.0 0.0 0.0 NightMin 54.6 Max 51.4 57.4 49.7 56.8 54.5 52.7 51.1 49.9 49.7 0.0 0.0 0.0 Energy Average 46.6 Average: 49.2 47.6 46.3 43.2 41.4 41.2 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L5 L 87 OURBAM 12-201 12954-07 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 88 O URBAN 12-202 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 7.1: ON-SITE TRAFFIC NOISE LEVEL CALCULATIONS 89 O URBAN 12-203 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 90 O URBAN 12-204 -D-77-108 HIGHWAY NOISE PREDICTION•D• -0.66 Scenario: First Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -0.64 Lot No: Auto Showroom Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 81.16 NOISE MODEL INPUTS -0.65 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 51,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Ldn Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 5,100 vehicles 67.5 Heavy Trucks (3+ Axles): 15 70.0 Vehicle Speed: 40 mph 62.9 61.4 55.0 Vehicle Mix 61.9 Near/Far Lane Distance: 60 feet 63.8 VehicleType Day Evening Night Daily Site Data 62.9 63.0 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 71.3 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 62.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 62.0 feet Leq Evening Autos: 0.000 CNEL Barrier Distance to Observer: 0.0 feet 69.2 Medium Trucks: 2.297 61.4 Observer Height (Above Pad): 5.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 61.9 62.1 Heavy Trucks: Lane Equivalent Distance (in feet) 62.3 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 63.0 Autos: 54.489 72.4 Road Grade: 0.0% 62.8 Medium Trucks: 54.326 71.8 Heavy Trucks: 54.342 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -0.66 -1.20 -4.70 0.000 0.000 Medium Trucks: 76.31 -11.60 -0.64 -1.20 -4.88 0.000 0.000 Heavy Trucks: 81.16 -15.56 -0.65 -1.20 -5.32 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 71.1 69.2 67.5 61.4 70.0 70.6 Medium Trucks: 62.9 61.4 55.0 53.5 61.9 62.1 Heavy Trucks: 63.8 62.3 53.3 54.5 62.9 63.0 Vehicle Noise: 72.4 70.6 67.9 62.8 71.3 71.8 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 71.1 69.2 67.5 61.4 70.0 70.6 Medium Trucks: 62.9 61.4 55.0 53.5 61.9 62.1 Heavy Trucks: 63.8 62.3 53.3 54.5 62.9 63.0 Vehicle Noise: 72.4 70.6 67.9 62.8 71.3 71.8 Tuesday, February 4, 2020 91 12-205 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.48 Scenario: First Floor With Wall Project Name: 2510 PCH 0.000 Road Name: Tustin Ave. 71.09 Job Number: 12954 -4.48 Lot No: Auto Showroom Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 77.24 NOISE MODEL INPUTS -4.48 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 3,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Ldn Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 300 vehicles 45.5 Heavy Trucks (3+ Axles): 15 48.0 Vehicle Speed: 25 mph 43.5 42.0 35.7 Vehicle Mix 42.6 Near/Far Lane Distance: 12 feet 45.7 VehicleType Day Evening Night Daily Site Data 44.9 45.0 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 50.5 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 98.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 98.0 feet Leq Evening Autos: 0.000 CNEL Barrier Distance to Observer: 0.0 feet 47.2 Medium Trucks: 2.297 39.4 Observer Height (Above Pad): 5.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 42.6 42.8 Heavy Trucks: Lane Equivalent Distance (in feet) 44.3 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 45.0 Autos: 97.944 51.5 Road Grade: 0.0% 42.0 Medium Trucks: 97.853 50.9 Heavy Trucks: 97.862 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -4.48 -1.20 -4.77 0.000 0.000 Medium Trucks: 71.09 -21.87 -4.48 -1.20 -4.88 0.000 0.000 Heavy Trucks: 77.24 -25.82 -4.48 -1.20 -5.17 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 49.1 47.2 45.5 39.4 48.0 48.6 Medium Trucks: 43.5 42.0 35.7 34.1 42.6 42.8 Heavy Trucks: 45.7 44.3 35.3 36.5 44.9 45.0 Vehicle Noise: 51.5 49.8 46.3 42.0 50.5 50.9 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 49.1 47.2 45.5 39.4 48.0 48.6 Medium Trucks: 43.5 42.0 35.7 34.1 42.6 42.8 Heavy Trucks: 45.7 44.3 35.3 36.5 44.9 45.0 Vehicle Noise: 51.5 49.8 46.3 42.0 50.5 50.9 Tuesday, February 4, 2020 92 12-206 -D-77-108 HIGHWAY NOISE PREDICTION•D• -8.47 Scenario: First Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -11.60 Lot No: Residential Analyst: B. Lawson -4.89 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 81.16 Highway Data -8.47 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 51,000 vehicles 46.7 Autos: 15 Vehicle Noise: Peak Hour Percentage: 10% 60.1 Medium Trucks (2 Axles): 15 63.5 64.0 Peak Hour Volume: 5,100 vehicles Heavy Trucks (3+ Axles): 15 Vehicle Speed: 40 mph Vehicle Mix Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 183.0 feet Noise Source Elevations (in feet) Centerline Dist. to Observer: 183.0 feet Autos: 0.000 Barrier Distance to Observer: 0.0 feet Medium Trucks: 2.297 Observer Height (Above Pad): 5.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 180.593 Road Grade: 0.0% Medium Trucks: 180.544 Heavy Trucks: 180.549 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -8.47 -1.20 -4.83 0.000 0.000 Medium Trucks: 76.31 -11.60 -8.47 -1.20 -4.89 0.000 0.000 Heavy Trucks: 81.16 -15.56 -8.47 -1.20 -5.04 0.000 0.000 unmitigated Noise Levels (witnout Topo and Barrier attenuation) Leq Peak Hour Leq Day VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 63.3 61.4 59.7 53.6 62.2 62.8 Medium Trucks: 55.0 53.5 47.2 45.6 54.1 54.3 Heavy Trucks: 55.9 54.5 45.5 46.7 55.1 55.2 Vehicle Noise: 64.6 62.8 60.1 55.0 63.5 64.0 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Autos: 63.3 61.4 59.7 53.6 Medium Trucks: 55.0 53.5 47.2 45.6 Heavy Trucks: 55.9 54.5 45.5 46.7 Vehicle Noise: 64.6 62.8 60.1 55.0 Tuesday, February 4, 2020 Ldn CNEL 62.2 62.8 54.1 54.3 55.1 55.2 63.5 64.0 93 12-207 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.63 Scenario: First Floor With Wall Project Name: 2510 PCH -4.78 Road Name: Tustin Ave. 0.000 Job Number: 12954 71.09 Lot No: Residential -5.23 Analyst: B. Lawson -4.88 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 77.24 Highway Data -5.23 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 3,000 vehicles 35.8 Autos: 15 Vehicle Noise: Peak Hour Percentage: 10% 45.5 Medium Trucks (2 Axles): 15 49.8 50.2 Peak Hour Volume: 300 vehicles Heavy Trucks (3+ Axles): 15 Vehicle Speed: 25 mph Vehicle Mix Near/Far Lane Distance: 12 feet VehicleType Day Evening Night Daily Site Data Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 110.0 feet Noise Source Elevations (in feet) Centerline Dist. to Observer: 110.0 feet Autos: 0.000 Barrier Distance to Observer: 0.0 feet Medium Trucks: 2.297 Observer Height (Above Pad): 5.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 109.950 Road Grade: 0.0% Medium Trucks: 109.869 Heavy Trucks: 109.877 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -5.24 -1.20 -4.78 0.000 0.000 Medium Trucks: 71.09 -21.87 -5.23 -1.20 -4.88 0.000 0.000 Heavy Trucks: 77.24 -25.82 -5.23 -1.20 -5.14 0.000 0.000 unmitigated Noise Levels (witnout Topo and Barrier attenuation) Leq Peak Hour Leq Day VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.4 46.5 44.7 38.7 47.3 47.9 Medium Trucks: 42.8 41.3 34.9 33.4 41.8 42.1 Heavy Trucks: 45.0 43.6 34.5 35.8 44.1 44.3 Vehicle Noise: 50.8 49.1 45.5 41.2 49.8 50.2 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Autos: 48.4 46.5 44.7 38.7 Medium Trucks: 42.8 41.3 34.9 33.4 Heavy Trucks: 45.0 43.6 34.5 35.8 Vehicle Noise: 50.8 49.1 45.5 41.2 Tuesday, February 4, 2020 Ldn CNEL 47.3 47.9 41.8 42.1 44.1 44.3 49.8 50.2 94 12-208 Scenario: Second Floor With Wall Project Name: 2510 PCH Leq Day Road Name: W. Coast Hwy. Job Number: 12954 VehicleType Lot No: Rooftop Deck Analyst: B. Lawson Barrier Atten SITE SPECIFIC INPUT DATA NOISE MODEL INPUTS Site Conditions (Hard = 10, Soft = 15) 5.64 1.32 Highway Data 2.58 Autos: 15 -16.054 Average Daily Traffic (Adt): 51,000 vehicles Peak Hour Percentage: 10% Medium Trucks (2 Axles): 15 2.32 Peak Hour Volume: 5,100 vehicles Heavy Trucks (3+ Axles): 15 81.16 Vehicle Speed: 40 mph Vehicle Mix -11.600 Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Leq Day Leq Evening Autos: 77.5% 12.9% Medium Trucks: 84.8% 4.9% 9.6% 97.42% 10.3% 1.84% Barrier Height: 6.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 62.0 feet Noise Source Elevations (in feet) Medium Trucks: Centerline Dist. to Observer: 72.0 feet Autos: 0.00 55.8 Barrier Distance to Observer: 10.0 feet Medium Trucks: 2.30 67.0 Observer Height (Above Pad): 27.0 feet Heavy Trucks: 8.01 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Vehicle Noise: 74.6 Road Elevation: 0.0 feet Lane Equivalent Distance (in feet) 73.6 Autos: 40.183 Barrier Elevation: 22.0 feet Road Grade: 0.0% Medium Trucks: 38.061 Heavy Trucks: 32.936 FHWA Noise Model Calculations Leq Peak Hour Leq Day Leq Evening Leq Night Ldn VehicleType REMEL Traffic Flow Distance Finite Road 7 Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 1.32 -1.20 2.58 -13.054 -16.054 Medium Trucks: 76.31 -11.60 1.67 -1.20 2.32 -12.716 -15.716 Heavy Trucks: 81.16 -15.56 2.62 -1.20 1.65 -11.600 -14.600 Unmitigated Noise Levels (without Topo and barrier attenuation) 60.8 61.3 VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 73.1 71.2 69.5 63.4 72.0 72.6 Medium Trucks: 65.2 63.7 57.3 55.8 64.2 64.5 Heavy Trucks: 67.0 65.6 56.6 57.8 66.2 66.3 Vehicle Noise: 74.6 72.8 69.9 65.0 73.6 74.0 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 60.1 58.2 56.4 50.3 59.0 59.6 Medium Trucks: 52.5 51.0 44.6 43.1 51.5 51.7 Heavy Trucks: 55.4 54.0 45.0 46.2 54.6 54.7 Vehicle Noise: 61.9 60.1 57.0 52.3 60.8 61.3 Tuesday, July 28, 2020 95 12-209 Scenario: Second Floor With Wall Project Name: 2510 PCH Leq Day Road Name: W. Coast Hwy. Job Number: 12954 VehicleType Lot No: Rooftop Deck Analyst: B. Lawson Barrier Atten SITE SPECIFIC INPUT DATA NOISE MODEL INPUTS Site Conditions (Hard = 10, Soft = 15) 5.64 -2.93 Highway Data 1.03 Autos: 15 -13.360 Average Daily Traffic (Adt): 51,000 vehicles Peak Hour Percentage: 10% Medium Trucks (2 Axles): 15 0.91 Peak Hour Volume: 5,100 vehicles Heavy Trucks (3+ Axles): 15 81.16 Vehicle Speed: 40 mph Vehicle Mix -9.120 Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Leq Day Leq Evening Autos: 77.5% 12.9% Medium Trucks: 84.8% 4.9% 9.6% 97.42% 10.3% 1.84% Barrier Height: 6.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 98.0 feet Noise Source Elevations (in feet) Medium Trucks: Centerline Dist. to Observer: 108.0 feet Autos: 0.00 51.2 Barrier Distance to Observer: 10.0 feet Medium Trucks: 2.30 61.7 Observer Height (Above Pad): 27.0 feet Heavy Trucks: 8.01 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Vehicle Noise: 70.1 Road Elevation: 0.0 feet Lane Equivalent Distance (in feet) 69.1 Autos: 77.192 Barrier Elevation: 22.0 feet Road Grade: 0.0% Medium Trucks: 76.267 Heavy Trucks: 74.266 FHWA Noise Model Calculations Leq Peak Hour Leq Day Leq Evening Leq Night Ldn VehicleType REMEL Traffic Flow Distance Finite Road 7 Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -2.93 -1.20 1.03 -10.360 -13.360 Medium Trucks: 76.31 -11.60 -2.85 -1.20 0.91 -10.030 -13.030 Heavy Trucks: 81.16 -15.56 -2.68 -1.20 0.64 -9.120 -12.120 Unmitigated Noise Levels (without Topo and barrier attenuation) 59.0 59.5 VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 68.9 67.0 65.2 59.1 67.8 68.4 Medium Trucks: 60.7 59.1 52.8 51.2 59.7 59.9 Heavy Trucks: 61.7 60.3 51.3 52.5 60.9 61.0 Vehicle Noise: 70.1 68.4 65.6 60.5 69.1 69.6 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 58.5 56.6 54.8 48.8 57.4 58.0 Medium Trucks: 50.6 49.1 42.8 41.2 49.7 49.9 Heavy Trucks: 52.6 51.2 42.1 43.4 51.7 51.9 Vehicle Noise: 60.0 58.3 55.3 50.4 59.0 59.5 Tuesday, July 28, 2020 96 12-210 -D-77-108 HIGHWAY NOISE PREDICTION•D• -0.85 Scenario: Second Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -11.60 Lot No: Auto Showroom Analyst: B. Lawson -12.67 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 81.16 Highway Data -0.68 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 51,000 vehicles Evening Autos: 15 71.0 Peak Hour Percentage: 10% Medium Trucks: Medium Trucks (2 Axles): 15 61.2 Peak Hour Volume: 5,100 vehicles 63.7 Heavy Trucks (3+ Axles): 15 53.3 Vehicle Speed: 40 mph 70.4 67.7 Vehicle Mix Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 62.0 feet Noise Source Elevations (in feet) Centerline Dist. to Observer: 62.0 feet Autos: 0.000 Barrier Distance to Observer: 0.0 feet Medium Trucks: 2.297 Observer Height (Above Pad): 14.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 56.036 Road Grade: 0.0% Medium Trucks: 55.506 Heavy Trucks: 54.589 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -0.85 -1.20 -12.17 0.000 0.000 Medium Trucks: 76.31 -11.60 -0.78 -1.20 -12.67 0.000 0.000 Heavy Trucks: 81.16 -15.56 -0.68 -1.20 -13.92 0.000 0.000 v11mu1yaa9v 1wiac L_crcw Iwnnvua ►vNv anu ua111191 aaacnuauvu,/ VehicleType Leq Peak Hour Leq Day Leq Evening Autos: 71.0 69.1 67.3 Medium Trucks: 62.7 61.2 54.9 Heavy Trucks: 63.7 62.3 53.3 Vehicle Noise: 72.2 70.4 67.7 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq DayLeq Evening Autos: 71.0 69.1 67.3 Medium Trucks: 62.7 61.2 54.9 Heavy Trucks: 63.7 62.3 53.3 Vehicle Noise: 72.2 70.4 67.7 Tuesday, February 4, 2020 Leq Night Ldn 61.2 53.3 54.5 62.6 Leq Night Ldn 61.2 53.3 54.5 62.6 CNEL 69.9 70.5 61.8 62.0 62.9 63.0 71.2 71.7 CNEL 69.9 70.5 61.8 62.0 62.9 63.0 71.2 71.7 97 12-211 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.54 Scenario: Second Floor With Wall Project Name: 2510 PCH 0.000 Road Name: Tustin Ave. 71.09 Job Number: 12954 -4.52 Lot No: Auto Showroom Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 77.24 NOISE MODEL INPUTS -4.49 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 3,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 300 vehicles 45.4 Heavy Trucks (3+ Axles): 15 48.0 Vehicle Speed: 25 mph 43.5 42.0 35.6 Vehicle Mix 42.5 Near/Far Lane Distance: 12 feet 45.7 VehicleType Day Evening Night Daily Site Data 44.9 45.0 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 50.5 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 98.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 98.0 feet Leq Evening Autos: 0.000 Ldn CNEL Barrier Distance to Observer: 0.0 feet 47.2 Medium Trucks: 2.297 39.4 Observer Height (Above Pad): 14.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 42.5 42.8 Heavy Trucks: Lane Equivalent Distance (in feet) 44.3 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 45.0 Autos: 98.813 51.5 Road Grade: 0.0% 42.0 Medium Trucks: 98.514 50.9 Heavy Trucks: 98.000 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -4.54 -1.20 -12.72 0.000 0.000 Medium Trucks: 71.09 -21.87 -4.52 -1.20 -13.04 0.000 0.000 Heavy Trucks: 77.24 -25.82 -4.49 -1.20 -13.84 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 49.1 47.2 45.4 39.4 48.0 48.6 Medium Trucks: 43.5 42.0 35.6 34.1 42.5 42.8 Heavy Trucks: 45.7 44.3 35.3 36.5 44.9 45.0 Vehicle Noise: 51.5 49.8 46.2 42.0 50.5 50.9 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 49.1 47.2 45.4 39.4 48.0 48.6 Medium Trucks: 43.5 42.0 35.6 34.1 42.5 42.8 Heavy Trucks: 45.7 44.3 35.3 36.5 44.9 45.0 Vehicle Noise: 51.5 49.8 46.2 42.0 50.5 50.9 Tuesday, February 4, 2020 98 12-212 -D-77-108 HIGHWAY NOISE PREDICTION•D• -8.49 Scenario: Second Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -11.60 Lot No: Residential Analyst: B. Lawson -13.35 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 81.16 Highway Data -8.47 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 51,000 vehicles 46.7 Autos: 15 Vehicle Noise: Peak Hour Percentage: 10% 60.0 Medium Trucks (2 Axles): 15 63.5 64.0 Peak Hour Volume: 5,100 vehicles Heavy Trucks (3+ Axles): 15 Vehicle Speed: 40 mph Vehicle Mix Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 183.0 feet Noise Source Elevations (in feet) Centerline Dist. to Observer: 183.0 feet Autos: 0.000 Barrier Distance to Observer: 0.0 feet Medium Trucks: 2.297 Observer Height (Above Pad): 14.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 181.066 Road Grade: 0.0% Medium Trucks: 180.903 Heavy Trucks: 180.624 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -8.49 -1.20 -13.17 0.000 0.000 Medium Trucks: 76.31 -11.60 -8.48 -1.20 -13.35 0.000 0.000 Heavy Trucks: 81.16 -15.56 -8.47 -1.20 -13.77 0.000 0.000 unmiLludmu Ivuwe Levew (wnnuut I uNu anu earner auenuauunj Leq Peak Hour Leq Day VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 63.3 61.4 59.6 53.6 62.2 62.8 Medium Trucks: 55.0 53.5 47.2 45.6 54.1 54.3 Heavy Trucks: 55.9 54.5 45.5 46.7 55.1 55.2 Vehicle Noise: 64.6 62.8 60.0 54.9 63.5 64.0 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Autos: 63.3 61.4 59.6 Medium Trucks: 55.0 53.5 47.2 Heavy Trucks: 55.9 54.5 45.5 Vehicle Noise: 64.6 62.8 60.0 Tuesday, February 4, 2020 Leq Night Ldn 53.6 45.6 46.7 CNEL 62.2 62.8 54.1 54.3 55.1 55.2 54.9 63.5 64.0 99 12-213 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.63 Scenario: Second Floor With Wall Project Name: 2510 PCH -12.83 Road Name: Tustin Ave. 0.000 Job Number: 12954 71.09 Lot No: Residential -5.27 Analyst: B. Lawson -13.11 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 77.24 Highway Data -5.24 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 3,000 vehicles Heavy Trucks: Autos: 15 43.6 Peak Hour Percentage: 10% 44.1 Medium Trucks (2 Axles): 15 Vehicle Noise: Peak Hour Volume: 300 vehicles 45.5 Heavy Trucks (3+ Axles): 15 49.7 Vehicle Speed: 25 mph Vehicle Mix Leq Peak Hour Near/Far Lane Distance: 12 feet Leq Night VehicleType Day Evening Night Daily Site Data 48.3 46.4 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 42.8 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 110.0 feet 42.0 Noise Source Elevations (in feet) 45.0 Centerline Dist. to Observer: 110.0 feet 35.8 Autos: 0.000 44.3 Barrier Distance to Observer: 0.0 feet 49.0 Medium Trucks: 2.297 41.2 Observer Height (Above Pad): 14.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 110.725 Road Grade: 0.0% Medium Trucks: 110.458 Heavy Trucks: 110.000 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -5.28 -1.20 -12.83 0.000 0.000 Medium Trucks: 71.09 -21.87 -5.27 -1.20 -13.11 0.000 0.000 Heavy Trucks: 77.24 -25.82 -5.24 -1.20 -13.82 0.000 0.000 v11mu1yaa9v 1wiac L_crcw Iwnnvua ►vNv anu ua111191 aaacnuauvu,/ VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.3 46.4 44.7 38.6 47.2 47.8 Medium Trucks: 42.8 41.2 34.9 33.3 41.8 42.0 Heavy Trucks: 45.0 43.6 34.5 35.8 44.1 44.3 Vehicle Noise: 50.7 49.0 45.5 41.2 49.7 50.1 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.3 46.4 44.7 38.6 47.2 47.8 Medium Trucks: 42.8 41.2 34.9 33.3 41.8 42.0 Heavy Trucks: 45.0 43.6 34.5 35.8 44.1 44.3 Vehicle Noise: 50.7 49.0 45.5 41.2 49.7 50.1 Tuesday, February 4, 2020 100 12-214 -D-77-108 HIGHWAY NOISE PREDICTION•D• -8.52 Scenario: Third Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -8.51 Lot No: Residential Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 81.16 NOISE MODEL INPUTS -8.49 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 51,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Ldn Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 5,100 vehicles 59.6 Heavy Trucks (3+ Axles): 15 62.2 Vehicle Speed: 40 mph 55.0 53.5 47.1 Vehicle Mix 54.0 Near/Far Lane Distance: 60 feet 55.9 VehicleType Day Evening Night Daily Site Data 55.1 55.2 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 63.5 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 183.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 183.0 feet Leq Evening Autos: 0.000 CNEL Barrier Distance to Observer: 0.0 feet 61.4 Medium Trucks: 2.297 53.6 Observer Height (Above Pad): 23.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 54.0 54.3 Heavy Trucks: Lane Equivalent Distance (in feet) 54.5 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 55.2 Autos: 181.984 64.5 Road Grade: 0.0% 54.9 Medium Trucks: 181.707 64.0 Heavy Trucks: 181.146 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -8.52 -1.20 -21.09 0.000 0.000 Medium Trucks: 76.31 -11.60 -8.51 -1.20 -21.38 0.000 0.000 Heavy Trucks: 81.16 -15.56 -8.49 -1.20 -22.07 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 63.3 61.4 59.6 53.6 62.2 62.8 Medium Trucks: 55.0 53.5 47.1 45.6 54.0 54.3 Heavy Trucks: 55.9 54.5 45.5 46.7 55.1 55.2 Vehicle Noise: 64.5 62.7 60.0 54.9 63.5 64.0 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 63.3 61.4 59.6 53.6 62.2 62.8 Medium Trucks: 55.0 53.5 47.1 45.6 54.0 54.3 Heavy Trucks: 55.9 54.5 45.5 46.7 55.1 55.2 Vehicle Noise: 64.5 62.7 60.0 54.9 63.5 64.0 Tuesday, February 4, 2020 101 12-215 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.63 Scenario: Third Floor With Wall Project Name: 2510 PCH 0.000 Road Name: Tustin Ave. Medium Trucks: Job Number: 12954 -21.87 Lot No: Residential -1.20 -20.64 Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 77.24 NOISE MODEL INPUTS -5.29 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 3,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Ldn Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 300 vehicles 44.6 Heavy Trucks (3+ Axles): 15 47.1 Vehicle Speed: 25 mph 42.7 41.2 34.8 Vehicle Mix 41.7 Near/Far Lane Distance: 12 feet 44.9 VehicleType Day Evening Night Daily Site Data 44.1 44.2 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 49.7 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 110.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 110.0 feet Leq Evening Autos: 0.000 CNEL Barrier Distance to Observer: 0.0 feet 46.3 Medium Trucks: 2.297 38.5 Observer Height (Above Pad): 23.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 41.7 42.0 Heavy Trucks: Lane Equivalent Distance (in feet) 43.5 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 44.2 Autos: 112.219 50.7 Road Grade: 0.0% 41.1 Medium Trucks: 111.770 50.1 Heavy Trucks: 110.855 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -5.37 -1.20 -20.18 0.000 0.000 Medium Trucks: 71.09 -21.87 -5.34 -1.20 -20.64 0.000 0.000 Heavy Trucks: 77.24 -25.82 -5.29 -1.20 -21.79 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.2 46.3 44.6 38.5 47.1 47.8 Medium Trucks: 42.7 41.2 34.8 33.3 41.7 42.0 Heavy Trucks: 44.9 43.5 34.5 35.7 44.1 44.2 Vehicle Noise: 50.7 49.0 45.4 41.1 49.7 50.1 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.2 46.3 44.6 38.5 47.1 47.8 Medium Trucks: 42.7 41.2 34.8 33.3 41.7 42.0 Heavy Trucks: 44.9 43.5 34.5 35.7 44.1 44.2 Vehicle Noise: 50.7 49.0 45.4 41.1 49.7 50.1 Tuesday, February 4, 2020 102 12-216 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 9.1: OPERATIONAL NOISE LEVEL CALCULATIONS 103 O URBAN 12-217 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 104 O URBAN 12-218 12965 CadnaA Noise Prediction Model: 12954 08.cna Date: 02.06.20 Analyst: B. Lawson Receiver Noise Levels Name M. ID Result. PWL Level Lr Lw/Li Limit. Value Land Use Height Coordinates Night (mph) (ft) LINESOURCE VEHICLEMOVEMENTS 67.9 60.1 58.80.4 Day Night CNEL Day Night Day Auto Noise Type Night X y z y z (dBA) (dBA) (dBA) (dBA) (dBA) (ft) (ft) (ft) (ft) RECEIVERS R1 50.2 46.0 53.1 55.0 50.0 79.0 79.0 5.00 r 6052692.57 2173531.02 27.07 RECEIVERS R2 46.5 38.4 46.8 55.0 50.0 ACO2 79.0 5.00 r 6052823.27 2173513.99 45.60 RECEIVERS R3 44.5 32.6 43.4 55.0 50.0 26.07 POINTSOURCE 5.00 r 6052978.80 2173577.89 76.34 RECEIVERS R4 38.7 31.5 39.5 55.0 50.0 6052709.67 2173441.32 5.00 r 6052777.51 2173302.85 14.00 RECEIVERS RS 42.1 28.3 40.3 55.0 50.0T 0.0 4.00 r 5.00 r 6052646.37 2173456.79 20.54 Point Source(s) Name M. ID Result. PWL Value norm. Day Special Night Number Lw/Li Operating Time KO Height Coordinates Night (mph) (ft) LINESOURCE VEHICLEMOVEMENTS 67.9 60.1 58.80.4 Day Evening Night Type Value norm. Day Special Night 40.00 6052819.76 X y z 6052821.71 (dBA) (dBA) (dBA) dB(A) (min) (min) (min) (dB) (ft) (ft) (ft) (ft) POINTSOURCE AC01 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052714.72 2173447.12 26.07 POINTSOURCE ACO2 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052712.10 2173444.25 26.07 POINTSOURCE AC03 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052709.67 2173441.32 15.32 POINTSOURCE AC04 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052707.29 2173438.69 13.00 POINTSOURCE AC05 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052720.83 2173442.43 POINTSOURCE AC06 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052718.40 2173439.19 POINTSOURCE AC07 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052715.98 2173436.37 POINTSOURCE ACOS 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052714.02 2173433.91 q26.O7 POINTSOURCE AC09 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 g 6052572.62 2173224.40 POINTSOURCE AC10 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 g 6052581.99 2173217.27 POINTSOURCE TRASH01 89.0 89.0 89.0 Lw 89 150.00 0.00 45.00 0.0 5.00 r 6052791.67 2173369.96 Line Source(s) PW L' Lw/Li Operating Time Moving Pt. Src Height Name M. ID Result. PWLgDayEvening Day Evening Night Night Type Value norm. Day Special Night Number Speed (dBA) (dBA) (dBA)A) (dBA) dB(A) (min) (min) (min) Day Evening Night (mph) (ft) LINESOURCE VEHICLEMOVEMENTS 67.9 60.1 58.80.4 39.0 PWL-Pt 68.4 228.0 38.0 28.0 15.0 3 Name Height Day Evening Coordinates Night Type Value Begin End x y z Ground (ft) I (ft) (ft) (ft) (ft) (ft) LINESOURCE 3.00 r 6052771.04 2173380.75 12.00 9.00 40.00 6052819.76 2173435.31 12.00 9.00 6052821.71 2173438.14 12.00 9.00 6052823.16 2173441.26 12.00 9.00 6052824.07 2173444.58 12.00 9.00 6052824.39 2173448.01 12.00 9.00 6052824.13 2173451.44 12.00 9.00 6052823.30 2173454.77 12.00 9.00 6052821.91 2173457.92 12.00 9.00 6052820.00 2173460.78 12.00 9.00 6052817.64 2173463.29 12.00 9.00 6052814.89 2173465.35 12.00 9.00 6052811.831 2173466.92 12.001 9.00 6052808.55 2173467.95 12.00 9.00 6052741.81 2173478.18 12.00 9.00 6052712.101 2173494.75 15.41 12.41 6052631.231 2173539.08 18.54 15.54 Area Source(s) Name M. ID 1111 sult. PWL Result. PWL" Lw/Li Operating Time Day Evening Night DayEvening Night Type Value norm. Day Special Night (dBA) I (dBA) (dBA) (dBA) (dBA) (dBA) 11.19 dB(A) (min) (min) (min) AREASOURCE DECK 95.8 95.8 95.8 72.1 72.11 72.1 Lw 95.5 900.00 0.001 0.00 Name Height Coordinates Begin End x y z Ground (ft) (ft) (ft) (ft) (ft) (ft) AREASOURCE 6052518.27 2173213.00 40.00 11.19 6052591.55 2173297.28 40.00 2.46 6052601.33 2173289.14 40.00 2.46 6052563.26 2173222.77 40.00 9.27 6052547.38 2173195.90 40.00 2.46 Barrier(s) 105 Urban Crossroads, Inc. 12-219 Name M. ID Absorption Z -Ext. Cantilever Height Coordinates Begin x y z Ground left right horz. vert. Begin End x y z Ground 0 35.00 r 6052593.59 2173310.31 37.46 2.46 (ft) (ft) (ft) (ft) (ft) I (ft) (ft) (ft) (ft) BARRIERS HVAC BARRIER 6.001 a 1 6052704.65 2173438.02 6.00 9.00 6052767.04 2173407.01 37.46 4.35 6052755.84 2173394.59 6052714.57 2173449.63 6.00 22.07 6052795.54 2173360.39 37.46 9.00 6052691.11 2173238.65 6052725.97 2173443.20 6.00 35.15 6052614.76 2173305.42 37.46 2.46 6052607.64 2173297.69 6052714.43 2173430.28 6.00 15.13 Buildins(s) Name M. ID RB Residents Absorption Height Coordinates Begin x y z Ground (ft) (ft) (ft) (ft) (ft) BUILDING BUILDING00001 x 0 35.00 r 6052593.59 2173310.31 37.46 2.46 6052704.34 2173438.57 37.46 9.00 6052744.65 2173404.36 37.46 2.46 6052755.23 2173416.78 37.46 6.72 6052767.04 2173407.01 37.46 4.35 6052755.84 2173394.59 37.46 4.88 6052795.54 2173360.39 37.46 9.00 6052691.11 2173238.65 37.46 9.00 6052614.76 2173305.42 37.46 2.46 6052607.64 2173297.69 37.46 2.46 BUILDING BUILDING00003 x 0 21.00 r 6052557.67 2173423.58 29.60 8.60 6052577.21 2173456.89 29.60 16.60 6052652.02 2173414.65 29.60 15.54 6052676.21 2173441.45 29.60 15.54 6052617.59 2173473.83 29.60 17.57 6052605.31 2173455.96 29.60 9.00 6052582.05 2173467.69 29.60 17.38 6052608.29 2173509.18 29.60 19.09 6052711.19 2173450.38 29.60 10.56 6052644.94 2173373.34 29.60 2.46 BUILDING BUILDING00004 x 0 21.00 r 6052459.41 2173246.19 36.54 15.54 6052501.63 2173321.99 36.54 10.86 6052515.30 2173324.20 36.54 8.78 6052533.80 2173311.74 36.54 9.75 6052535.21 2173306.51 36.54 10.89 6052544.05 2173301.28 36.54 11.29 6052548.68 2173307.72 36.54 9.41 6052568.38 2173296.66 36.54 6.61 6052566.77 2173293.64 36.54 9.00 6052572.81 2173289.62 36.54 6.30 6052502.43 2173208.39 36.54 12.36 6052464.84 2173228.90 36.54 10.88 BUILDING BUILDING00005 x 0 29.00 r 6052624.35 2173140.38 38.00 9.00 6052711.73 2173242.37 38.00 9.00 6052737.80 2173218.59 38.00 22.07 6052652.71 2173118.89 38.00 6.10 6052624.64 2173135.22 38.00 6.97 BUILDING BUILDING00006 x 0 30.00 r 6052654.43 2173119.18 35.73 5.73 6052760.14 2173243.80 35.73 14.82 6052776.76 2173228.90 35.73 2.46 6052703.99 2173143.24 35.73 9.70 6052723.76 2173126.34 35.73 10.26 6052707.43 2173108.29 35.73 10.10 6052688.24 2173123.19 35.73 9.88 6052673.34 2173108.86 35.73 2.46 BUILDING BUILDING00007 x 0 30.00 r 6052766.16 2173251.25 46.74 16.74 6052837.21 2173333.47 46.74 22.07 6052840.36 2173331.18 46.74 22.07 6052850.67 2173342.64 46.74 20.78 6052863.85 2173331.18 46.74 9.00 6052783.64 2173237.21 46.74 2.46 BUILDING BUILDING00002 x 0 22.00 r 6052508.69 2173212.28 35.06 13.06 6052585.99 2173302.79 35.06 2.46 6052612.52 2173279.77 35.06 2.46 6052613.541 2173281.40 35.06 2.46 6052657.111 2173243.33 35.06 2.46 6052588.701 2173166.17 35.06 2.46 Urban Crossroads, Inc. 106 12-220 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 10.1: CONSTRUCTION NOISE LEVEL CALCULATIONS 107 O URBAN 12-221 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 108 O URBAN 12-222 12965 CadnaA Noise Prediction Model: 12954_08 Construction. cna Date: 02.06.20 Analyst: B. Lawson Receiver Noise Levels Name M. ID Day Evening Night Day Level Lr Day Special Night Limit. Value Land Use Height Coordinates 65.21 65.2 Lw" 65.2 8.00 r 6052609.14 2173141.31 10.46 2.46 Day Night CNEL Day Night CNEL Type Auto Noise Type 2173441.45 29.60 15.54 X Y z 6052795.85 2173460.93 17.00 9.00 6052605.31 (dBA) (dBA) (dBA) (dBA) (dBA) (dBA) 2173509.18 29.60 19.09 (ft) (ft) (ft) (ft) RECEIVERS R1 50.7 50.7 57.3 80.0 0.0 0.0 5.00 r 6052692.57 2173531.02 27.07 RECEIVERS R2 56.7 56.7 63.4 80.0 0.0 0.0 6052548.68 5.00 r 6052823.27 2173513.99 45.60 RECEIVERS R3 51.3 51.3 58.0 80.0 0.0 0.0 2173208.39 36.54 12.36 5.00 r 6052978.80 2173577.89 76.34 RECEIVERS R4 63.6 63.6 70.2 80.0 0.0 0.0 5.00 r 6052777.51 2173302.85 14.00 RECEIVERS RS 41.8 41.8 48.5 80.0 0.0 0.0 6052776.76 5.00 r 6052646.80 2173457.34 20.54 Area Source(s) Name M. ID Result. P Result. PWL" Lw/Li Operating Time Day Evening Night Day Evening Night Type Value norm. Day Special Night (dBA) I (dBA) (dBA) I (dBA) (dBA) I (dBA) dB(A) (min) (min) SITEBOUNDARY SITEBOUNDARY00001 101.51 101.5 101.51 65.21 65.21 65.2 Lw" 65.2 8.00 r Name Height Coordinates Begin x Begin End x Y z Ground (ft) (ft) (ft) (ft) (ft) (ft) (ft) (ft) SITEBOUNDARY 8.00 r 6052609.14 2173141.31 10.46 2.46 6052577.21 2173456.89 29.60 16.60 6052500.82 2173203.63 13.06 5.06 6052652.02 2173414.65 29.60 15.54 6052712.46 2173450.81 23.54 15.54 6052676.21 2173441.45 29.60 15.54 6052762.86 2173422.42 15.31 7.31 6052617.59 2173473.83 29.60 17.57 6052795.85 2173460.93 17.00 9.00 6052605.31 2173455.96 29.60 9.00 6052848.58 2173430.68 17.00 9.00 6052582.05 2173467.69 29.60 17.38 6052792.32 2173365.11 17.00 9.00 6052608.29 2173509.18 29.60 19.09 6052798.20 2173361.73 17.00 9.00 6052711.19 2173450.38 29.60 10.56 6052726.59 2173278.23 17.00 9.00 Building(s) Name M. ID RB Residents Absorption Height Coordinates Begin x Y z Ground (ft) (ft) (ft) (ft) (ft) BUILDING BUILDING00003 x 0 21.00 r 6052557.67 2173423.58 29.60 8.60 6052577.21 2173456.89 29.60 16.60 6052652.02 2173414.65 29.60 15.54 6052676.21 2173441.45 29.60 15.54 6052617.59 2173473.83 29.60 17.57 6052605.31 2173455.96 29.60 9.00 6052582.05 2173467.69 29.60 17.38 6052608.29 2173509.18 29.60 19.09 6052711.19 2173450.38 29.60 10.56 6052644.94 2173373.34 29.60 2.46 BUILDING BUILDING00004 x 0 21.00 r 6052459.41 2173246.19 36.54 15.54 6052501.63 2173321.99 36.54 10.86 6052515.30 2173324.20 36.54 8.78 6052533.80 2173311.74 36.54 9.75 6052535.21 2173306.51 36.54 10.89 6052544.05 2173301.28 36.54 11.29 6052548.68 2173307.72 36.54 9.41 6052568.38 2173296.66 36.54 6.61 6052566.77 2173293.64 36.54 9.00 6052572.81 2173289.62 36.54 6.30 6052502.43 2173208.39 36.54 12.36 6052464.84 2173228.90 36.54 10.88 BUILDING BUILDING00005 x 0 29.00 r 6052624.35 2173140.38 38.00 9.00 6052711.73 2173242.37 38.00 9.00 6052737.80 2173218.59 38.00 22.07 6052652.71 2173118.89 38.00 6.10 6052624.64 2173135.22 38.00 6.97 BUILDING BUILDING00006 x 0 30.00 r 6052654.43 2173119.18 35.73 5.73 6052760.14 2173243.80 35.73 14.82 6052776.76 2173228.90 35.73 2.46 6052703.99 2173143.24 35.73 9.70 6052723.76 2173126.34 35.73 10.26 6052707.43 2173108.29 35.73 10.10 6052688.24 2173123.19 35.73 9.88 6052673.34 2173108.86 35.73 2.46 BUILDING BUILDING00007 x 0 30.00 r 6052766.16 2173251.25 46.74 16.74 6052837.21 2173333.47 46.74 22.07 6052840.36 2173331.18 46.74 22.07 6052850.67 2173342.64 46.74 20.78 Urban Crossroads, Inc. 109 12-223 Name M. ID RB Residents Absorption Height Coordinates Begin x y z Ground (ft) (ft) (ft) (ft) I (ft) 6052863.85 2173331.18 46.741 9.00 6052783.64 2173237.21 46.741 2.46 Urban Crossroads, Inc. 110 12-224 EXHIBIT "E" Air Quality & Greenhouse Gas Assessment 12-225 U► URBAN CROSSROADS June 10, 2020 Mr. Mark Moshayedi Space Investment Partners 17475 Gillette Ave, Irvine, CA 92614 EXHIBIT "E" 260 E. Baker St. I Suite 200 1 Costa Mesa, CA 92626 1 (949) 660-1994 urhanxroads.com SUBJECT: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT AIR QUALITY AND GREENHOUSE GAS ASSESSMENT Dear Mr. Mark Moshayedi: Urban Crossroads, Inc. is pleased to submit this Air Quality and greenhouse gas assessment to Space Investment Partners (Client) for the proposed 2510 West Coast Highway Mixed -Use Development (Project). The Project site is in the mariner's mile near the intersection of West Coast Highway and Tustin Avenue in the City of Newport Beach, as shown on Exhibit 1-A. EXECUTIVE SUMMARY SUMMARY OF FINDINGS Results of the Memo indicate the construction of the Project would result in less than significant impacts associated with air quality emissions. TABLE 1: SUMMARY OF CEQA SIGNIFICANCE FINDINGS Analysis Significance Findings Unmitigated Mitigated Construction Emissions Less Than Significant n/a Operational Emissions Less Than Significant n/a Localized Emissions Less Than Significant n/a CO "Hot Spot" Analysis Less Than Significant n/a Air Quality Management Plan Less Than Significant n/a 12-226 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 2 Sensitive Receptors Less Than Significant n/a Odors Less Than Significant n/a Cumulative Impacts Less Than Significant n/a Greenhouse Gas Emissions Less Than Significant n/a PROJECT DESCRIPTION The Project is proposed to consist of a mix of residential, boutique automotive showroom, and office use as shown on Exhibit 1-B. The Project will be developed on three levels as described below: Level 1: Boutique Auto Showroom with 8,741 gross square feet of use with 750 square feet of office use, 291 square feet of stair egress, and an additional 1,484 square feet of mezzanine office use. Level 2: Multi -family residential with 18 dwelling units. Level 3: Multi -family residential with 17 dwelling units. The combined mixed-use project will provide a total of 35 multi -family residential dwelling units with 11,266 gross square feet of non-residential uses (boutique auto showroom and office use). The discrepancy between the project area square feet of 11,266 and the 10,975 as noted in the traffic report is due to the 291 square feet of stair egress included in this report. The stair egress will not cause any AQ or GHG impacts. STANDARD REGULATORY REQUIREMENTS/BEST AVAILABLE CONTROL MEASURES (BACMS) South Coast Air Quality Management District (SCAQMD) Rules that are currently applicable during construction activity for this Project include but are not limited to Rule 403 (Fugitive Dust) (1), Rule 1113 (Architectural Coatings) (2), Rule 445 (Wood Burning Devices). Implementation of these rules are required pursuant to existing law and therefore is considered part of the Project. BACM AQ -1 All applicable measures included in Rule 403, shall be incorporated into Project plans and specifications as implementation of Rule 403, which include but are not limited to (1): • All clearing, grading, earth -moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are limited to 15 miles per hour or less. 12-227 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 3 EXHIBIT A: LOCATION MAP CUFF M r l r .Ao % : SSI TE,, Tvrmnig Basin / (� Sources; Esri, HERE, Garmin, Intermap, increment P Corp., GESCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esd China (Hang Kang), (C) OpenSrreerMap conWharors, and the GIS LEGEND: L_! Site Boundary 12-228 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 4 EXHIBIT B: SITE PLAN 12-229 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 5 • The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the mid-morning, afternoon, and after work is done for the day. BACM AQ -2 The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 1113 (2): • Only "Low -Volatile Organic Compounds (VOC)" paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used. BACM AQ -3 The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 445 (3): • Rule 445 prohibits the use of wood burning stoves and fireplaces in new developments. CONSTRUCTION -SOURCE MITIGATION MEASURES As shown in the analysis below, the Project would not result in an exceedance of any localized or regional construction -source or operational -source emissions thresholds. As such, the Project would not result in any significant impacts and no mitigation measures are required. CALIFORNIA EMISSIONS ESTIMATOR MODELTm EMPLOYED TO ESTIMATE AQ EMISSIONS On October 17, 2017, the SCAQMD in conjunction with the California Air Pollution Control Officers Association (CAPCOA) and other California air districts, released the latest version of the California Emissions Estimator ModelT"" (CaIEEMod) v2016.3.2. The purpose of this model is to more accurately calculate construction -source and operational -source criteria pollutant (Nitrogen Oxides (NOx), VOC, Particulate Matter less than 10 microns (PM1o), Particulate Matter less than 2.5 microns (PM2.$), Sulfur Oxides (SOx), and Carbon Monoxide (CO)) and GHG emissions from direct and indirect sources; and quantify applicable air quality and GHG reductions achieved from mitigation measures. Accordingly, the latest version of CaIEEMod has been used for this Project to determine construction impacts related to the Project. Modeling outputs are provided in Attachments A. AIR QUALITY REGIONAL EMISSIONS CONSTRUCTION The estimated number of days of construction are shown on Table 2. Equipment employed for Project construction activities are based on CaIEEMod defaults, as shown on Table 3. The Project construction fleet may vary due to specific Project needs at any given time. 12-230 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 6 TABLE 2: CONSTRUCTION DURATION Phase Name Days Demolition 10 Site Preparation 1 Grading 2 Building Construction 230 Paving 5 Architectural Coating 5 TABLE 3: CONSTRUCTION EQUIPMENT Activity Equipment Amount Hours Per Day Demolition Concrete Industrial Saw 1 8 Rubber Tired Dozer 1 1 Tractor/Loader/Backhoe 2 6 Site Preparation Grader 1 8 Tractor/Loader/Backhoe 1 8 Grading Grader 1 8 Rubber Tired Dozer 1 1 Tractor/Loader/Backhoe 2 6 Building Construction Crane 1 4 Forklift 2 6 Tractor/Loader/Backhoe 2 8 Paving Cement and Mortar Mixers 4 6 Pavers 1 7 Rollers 1 7 Tractor/Loader/Backhoe 1 7 Architectural Coating Air Compressors 1 6 12-231 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 7 DEMOLITION The Project is anticipated to demolish existing uses on-site. Based on a review of aerial imagery, it is conservatively estimated that up to 10,000 square feet of building space/related debris could be demolished and removed from the site. GRADING ACTIVITIES The Project is anticipated to include soil import as a part of Project grading activities (to accommodate the subterranean parking structure proposed). The Project is expected require 310 cubic yards of soil import. For purposes of analysis, the 310 cubic yards of import along with a model default hauling trip length of 20 miles has been utilized. REGIONAL CONSTRUCTION EMISSIONS SUMMARY IMPACTS WITHOUT MITIGATION The estimated maximum daily construction emissions without mitigation are summarized on Table 4. Detailed construction model outputs are presented in Attachment A. Under the assumed construction modeling scenario discussed above, emissions resulting from the Project construction would not exceed criteria pollutant thresholds established by the SCAQMD for emissions of any criteria pollutant, and accordingly will not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard.. Thus, a less than significant impact would occur for regional Project -related construction -source emissions and no mitigation is required. TABLE 4: PROJECT CONSTRUCTION EMISSIONS AND REGIONAL THRESHOLDS (WITHOUT MITIGATION) Phase Emissions (lbs/day) VOC NOx CO Sox PM10 PM2.5 2020 1.01 17.08 8.50 0.03 1.65 0.89 2021 64.06 8.62 8.30 0.02 0.81 0.51 Maximum Daily Emissions 64.06 17.08 8.50 0.03 1.65 0.89 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO lbs/day = Pounds Per Day OPERATIONS Operational activities associated with the Project would result in emissions of CO, VOCs, NOx, SOx, PM1o, and PM2.5. Operational related emissions are expected from the following primary sources: area source emissions, energy source emissions, mobile source emissions, and on-site equipment emissions. 12-232 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 8 AREA SOURCE EMISSIONS Architectural Coatings — Over a period of time, the buildings that are part of this Project will be subject to emissions resulting from the evaporation of solvents contained in paints, varnishes, primers, and other surface coatings as part of Project maintenance. The emissions associated with architectural coatings were calculated using CaIEEMod. Consumer Products — Consumer products include, but are not limited to detergents, cleaning compounds, polishes, personal care products, and lawn and garden products. Many of these products contain organic compounds which when released in the atmosphere can react to form ozone and other photochemically reactive pollutants. The emissions associated with use of consumer products were calculated based on defaults provided within CaIEEMod. Landscape Maintenance Equipment — Landscape maintenance equipment would generate emissions from fuel combustion and evaporation of unburned fuel. Equipment in this category would include lawnmowers, shedders/grinders, blowers, trimmers, chain saws, and hedge trimmers used to maintain the landscaping of the Project. The emissions associated with landscape maintenance equipment were calculated based on assumptions provided in CaIEEMod. ENERGY SOURCE EMISSIONS Combustion Emissions Associated with Natural Gas and Electricity — Electricity and natural gas are used by almost every project. Criteria pollutant emissions are emitted through the generation of electricity and consumption of natural gas. However, because electrical generating facilities for the Project area are located either outside the region (state) or offset through the use of pollution credits (RECLAIM) for generation within the SCAB, criteria pollutant emissions from offsite generation of electricity is generally excluded from the evaluation of significance and only natural gas use is considered. The emissions associated with natural gas use were calculated using CalEEMod. MOBILE SOURCE EMISSIONS Project mobile source air quality emissions are primarily dependent on overall daily vehicle trip generation. The Project related operational air quality impacts derive primarily from vehicle trips generated by the Project. Project trips are based upon the 2510 W. Coast Hwy Mixed Use Development preliminary trip generation estimates provided by the City and relied on in UC's noise analysis. REGIONAL OPERATIONAL EMISSIONS SUMMARY IMPACTS WITHOUT MITIGATION Table 4 summarizes the Project's daily regional emissions from on-going operations. Detailed operational model outputs are presented in Attachment A. During operational activity, the Project will not exceed any of the thresholds of significance, and accordingly will not result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is non -attainment under 12-233 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 9 an applicable federal or state ambient air quality standard. Thus, a less than significant impact would occur for regional Project -related operation -sources emissions, and no mitigation is required. TABLE 5: PROJECT OPERATIONAL EMISSIONS AND REGIONAL THRESHOLDS - WITHOUT MITIGATION Operational Activities Emissions (lbs/day) VOC NOx CO Sox PM10 PM2.5 Summer Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.41 2.91 12.18 0.03 3.27 0.90 Total Maximum Daily Emissions 11.67 1 3.84 1 32.95 0.08 1 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Winter Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.47 3.02 11.85 0.03 3.27 0.90 Total Maximum Daily Emissions 11.74 1 3.94 1 32.63 0.08 1 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO LOCALIZED EMISSIONS The analysis makes use of methodology included in the SCAQMD Final Localized Significance Threshold Methodology (LST Methodology) (4). The SCAQMD has established that impacts to air quality are significant if there is a potential to contribute or cause localized exceedances of the federal and/or state ambient air quality standards (NAAQS/CAAQS). Collectively, these are referred to as Localized Significance Thresholds (LSTs). The SCAQMD established LSTs in response to the SCAQMD Governing Board's Environmental Justice Initiative 1-41. LSTs represent the maximum emissions from a project that will not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest residence or sensitive receptor. The SCAQMD states that lead agencies can use the LSTs as another indicator of significance in its air quality impact analyses. 'The purpose of SCAQMD's Environmental Justice program is to ensure that everyone has the right to equal protection from air pollution and fair access to the decision-making process that works to improve the quality of air within their communities. Further, the SCAQMD defines Environmental Justice as "...equitable environmental policymaking and enforcement to protect the health of all residents, regardless of age, culture, ethnicity, gender, race, socioeconomic status, or geographic location, from the health effects of air pollution." 12-234 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 10 Sensitive Receptors Receptor locations are off-site locations where individuals may be exposed to emissions from Project activities. This Memorandum analyzes localized construction emissions impacts at the nearest sensitive receptors. Some people are especially sensitive to air pollution and are given special consideration when evaluating air quality impacts from projects. These groups of people include children, the elderly, individuals with pre-existing respiratory or cardiovascular illness, and athletes and others who engage in frequent exercise. Structures that house these persons or places where they gather to exercise are defined as "sensitive receptors"; they are also known to be locations where an individual can remain for 24 hours. Sensitive receptors in the Project study area include existing residential homes, commercial, and educational uses. To assess the potential for localized impacts, the following sensitive receptor locations as shown on Exhibit C were identified as representative locations for analysis. R1: Located approximately 83 feet north of the Project site, R1 represents an existing single-family residential home located at 204 Tustin Avenue. R2: Location R2 represents the location 60 feet north of the Site roughly 47 feet above the pad elevation of the Project at 124 Tustin Avenue. R3: Located approximately 197 feet north of the Project site, R3 represents the Newport Theatre Arts Center. R4: Location R4 represents the existing outdoor play area for the nearby Bright Horizons daycare facility 2500 West Coast Highway located approximately 23 feet east of the Project site boundary. R5: Located approximately 55 feet west of the Project site, R5 represents the existing commercial retail uses that share a common courtyard area at 124 Tustin Avenue. The SCAQMD recommends that the nearest sensitive receptor be considered when determining the Project's potential to cause an individual and cumulatively significant impact. As such, the nearest sensitive receptor for evaluation is located at R4, the existing outdoor play area for the nearby Bright Horizons daycare facility located approximately 25 feet/7.6 meters east of the Project site. The LST Methodology explicitly states that "Itis possible that a project may have receptors closer than 25 meters. Projects with boundaries located closer than 25 meters to the nearest receptor should use the LSTs for receptors located at 25 meters (4)." As the daycare facility is located less than 25 -meters from the Project site, the 25 -meter receptor distance will be used for evaluation of localized impacts consistent with SCAQMD's recommendations. LOCALIZED CONSTRUCTION EMISSIONS SUMMARY IMPACTS WITHOUT MITIGATION Table 6 identifies the localized impacts at the nearest receptor location in the vicinity of the Project. Outputs from the model runs for construction LSTs are provided in Attachment A. Under the assumed construction modeling scenario (as previously discussed), emissions resulting from the Project construction will not exceed the numerical thresholds of significance established by the SCQMD for any criteria pollutant, accordingly the Project's construction will not expose sensitive receptors to substantial pollutant concentrations. Thus, a less than significant impact related to sensitive receptors exposure to pollutants concentrations from Project construction would occur and no mitigation is required. 12-235 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 11 TABLE 6: LOCALIZED SIGNIFICANCE SUMMARY OF CONSTRUCTION WITHOUT MITIGATION) Maximum On -Site Construction Emissions Emissions (lbs/day) NOx CO PMio PMz.s Demolition Maximum Daily Emissions 7.87 7.62 1.45 0.59 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Site Preparation Maximum Daily Emissions 8.43 4.09 0.87 0.37 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Grading Maximum Daily Emissions 7.87 7.62 1.22 0.86 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Building Construction Maximum Daily Emissions 8.85 7.39 0.52 0.48 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Paving Maximum Daily Emissions 6.72 7.09 0.35 0.33 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Architectural Coating Maximum Daily Emissions 1.53 1.82 0.09 0.09 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO 12-236 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 12 EXHIBIT C: RECEPTOR LOCATIONS - tAz P, AN LEGEND: Site Boundary Re c e pt or L oc atlan s Distance from receiver to Project site boundary (in feet) P A 12-237 AN. A 12-237 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 13 CO "HOTSPOT" ANALYSIS As discussed below, the Project would not result in potentially adverse CO concentrations or "hot spots." Further, detailed modeling of Project -specific CO "hot spots" is not needed to reach this conclusion. An adverse CO concentration, known as a "hot spot", would occur if an exceedance of the state one-hour standard of 20 ppm or the eight-hour standard of 9 ppm were to occur. At the time of the SCAQMD's CEQA Air Quality Handbook (1993) (1993 CEQA Handbook), the SCAB was designated nonattainment under the CAAQS and NAAQS for CO (5). It has long been recognized that CO hotspots are caused by vehicular emissions, primarily when idling at congested intersections. In response, vehicle emissions standards have become increasingly stringent in the last twenty years. Currently, the allowable CO emissions standard in California is a maximum of 3.4 grams/mile for passenger cars (there are requirements for certain vehicles that are more stringent). With the turnover of older vehicles, introduction of cleaner fuels, and implementation of increasingly sophisticated and efficient emissions control technologies, CO concentration in the SCAB is now designated as attainment. To establish a more accurate record of baseline CO concentrations affecting the SCAB, a CO "hot spot" analysis was conducted in 2003 for four busy intersections in Los Angeles at the peak morning and afternoon time periods. This "hot spot" analysis did not predict any violation of CO standards, as shown on Table 3-14. TABLE 7: CO MODEL RESULTS Intersection Location CO Concentrations (ppm) Morning 1 -hour Afternoon 1 -hour 8 -hour Wilshire Boulevard/Veteran Avenue 4.6 3.5 3.7 Sunset Boulevard/Highland Avenue 4 4.5 3.5 La Cienega Boulevard/Century Boulevard 3.7 3.1 5.2 Long Beach Boulevard/Imperial Highway 3 3.1 8.4 Source: 2003 AQMP, Appendix V: Modeling and Attainment Demonstrations Notes: Federal 1 -hour standard is 35 ppm and the deferral 8 -hour standard is 9.0 ppm. Based on the SCAQMD's 2003 Air Quality Management Plan (2003 AQMP) and the 1992 Federal Attainment Plan for Carbon Monoxide (1992 CO Plan), peak CO concentrations in the SCAB were a result of unusual meteorological and topographical conditions and not a result of traffic volumes and congestion at a particular intersection. As evidence of this, for example, 9.3 ppm 8 - hour CO concentration measured at the Long Beach Boulevard and Imperial Highway intersection (highest CO generating intersection within the "hot spot" analysis), only 0.7 ppm was attributable to the traffic volumes and congestion at this intersection; the remaining 8.6 ppm were due to the ambient air measurements at the time the 2003 AQMP was prepared (6). In contrast, the ambient 8 -hour CO concentration within the Project study area is estimated at 1.4 ppm -1.6 ppm. Therefore, even if the traffic volumes for the Project were double or even triple of the traffic volumes generated at the Long Beach Boulevard and Imperial Highway intersection, coupled with 12-238 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 14 the on-going improvements in ambient air quality, the Project would not be capable of resulting in a CO "hot spot" at any study area intersections. Similar considerations are also employed by other Air Districts when evaluating potential CO concentration impacts. More specifically, the Bay Area Air Quality Management District (BAAQMD) concludes that under existing and future vehicle emission rates, a given project would have to increase traffic volumes at a single intersection by more than 44,000 vehicles per hour (vph)—or 24,000 vph where vertical and/or horizontal air does not mix—in order to generate a significant CO impact (7). Traffic volumes generating the CO concentrations for the "hot spot" analysis is shown on Table 3-15. The busiest intersection evaluated was that at Wilshire Blvd and Veteran Ave., which has a daily traffic volume of approximately 100,000 vph and AM/PM traffic volumes of 8,062 vph and 7,719 vph respectively (8). The 2003 AQMP estimated that the 1 -hour concentration for this intersection was 4.6 ppm; this indicates that, should the daily traffic volume increase four times to 400,000 vehicles per day, CO concentrations (4.6 ppm x 4= 18.4 ppm) would still not likely exceed the most stringent 1 -hour CO standard (20.0 ppm)2. At buildout of the Project, the highest daily traffic volumes generated at the roadways within the vicinity of the Project are expected to generate less than the highest daily traffic volumes generated at the busiest intersection in the CO "hot spot" analysis. As such, the Project would not likely exceed the most stringent 1 -hour CO standard. The proposed Project considered herein would not produce the volume of traffic required to generate a CO "hot spot" either in the context of the 2003 Los Angeles hot spot study or based on representative BAAQMD CO threshold considerations. Therefore, CO "hot spots" are not an environmental impact of concern for the proposed Project. Localized air quality impacts related to mobile -source emissions would therefore be less than significant. TABLE 8: TRAFFIC VOLUMES Intersection Location Peak Traffic Volumes (vph) Eastbound (AM/PM) Westbound (AM/PM) Southbound (AM/PM) Northbound (AM/PM) Total (AM/PM) Wilshire Boulevard/Veteran Avenue 4,954/2,069 1,830/3,317 721/1,400 560/933 8,062/7,719 Sunset Boulevard/Highland Avenue 1,417/1,764 1,342/1,540 2,304/1,832 1,551/2,238 6,614/5,374 La Cienega Boulevard/Century Boulevard 2,540/2,243 1,890/2,728 1,384/2,029 821/1,674 6,634/8,674 Long Beach Boulevard/Imperial Highway 1,217/2,020 1,760/1,400 479/944 756/1,150 4,212/5,514 Source: 2003 AQMP 2 Based on the ratio of the CO standard (20.0 ppm) and the modeled value (4.6 ppm) 12-239 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 15 AIR QUALITY MANAGEMENT PLANNING The Project site is located within the SCAB, which is characterized by relatively poor air quality. The SCAQMD has jurisdiction over an approximately 10,743 square -mile area consisting of the four -county Basin and the Los Angeles County and Riverside County portions of what use to be referred to as the Southeast Desert Air Basin. In these areas, the SCAQMD is principally responsible for air pollution control, and works directly with the SCAG, county transportation commissions, local governments, as well as state and federal agencies to reduce emissions from stationary, mobile, and indirect sources to meet state and federal ambient air quality standards. Currently, these state and federal air quality standards are exceeded in most parts of the SCAB. In response, the SCAQMD has adopted a series of AQMPs to meet the state and federal ambient air quality standards. AQMPs are updated regularly in order to more effectively reduce emissions, accommodate growth, and to minimize any negative fiscal impacts of air pollution control on the economy. In March 2017, the SCAQMD released the 2016 AQMP. The 2016 AQMP continues to evaluate current integrated strategies and control measures to meet the NAAQS, as well as, explore new and innovative methods to reach its goals. Some of these approaches include utilizing incentive programs, recognizing existing co -benefit programs from other sectors, and developing a strategy with fair -share reductions at the federal, state, and local levels (9). Similar to the 2012 AQMP, the 2016AQMP incorporates scientific and technological information and planning assumptions, including the 2016-2040 RTP/SCS, a planning document that supports the integration of land use and transportation to help the region meet the CAA requirements (10). The Project's consistency with the AQMP will be determined using the 2016 AQMP as discussed below. Criteria for determining consistency with the AQMP are defined in Chapter 12, Section 12.2 and Section 12.3 of the 1993 CEQA Handbook (11). These indicators are discussed below: CONSISTENCY CRITERION No. 1 The proposed Project will not result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP. The violations that Consistency Criterion No. 1 refers to are the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if regional or localized significance thresholds were exceeded. Construction Impacts — Consistency Criterion 1 Consistency Criterion No. 1 refers to violations of the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if LSTs or regional significance thresholds were exceeded. As evaluated, after implementation of MM AQ -1, the Project's regional and localized construction -source emissions would not exceed applicable regional significance threshold and LST thresholds. As such, a less than significant impact is expected. 12-240 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 16 Operational Impacts — Consistency Criterion 1 Consistency Criterion No. 1 refers to violations of the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if LSTs or regional significance thresholds were exceeded. As evaluated, the Project's regional and localized operational -source emissions would not exceed applicable regional significance threshold and LST thresholds. As such, a less than significant impact is expected. On the basis of the preceding discussion, the Project is determined to be consistent with the first criterion. CONSISTENCY CRITERION No. 2 The Project will not exceed the assumptions in the AQMP based on the years of Project build -out phase. The 2016 AQMP demonstrates that the applicable ambient air quality standards can be achieved within the timeframes required under federal law. Growth projections from local land use plans adopted by cities in the district are provided to the SCAG, which develops regional growth forecasts, which are then used to develop future air quality forecasts for the AQMP. Development consistent with the growth projections in City of Newport Beach Coastal Land Use Plan (12) is considered to be consistent with the AQMP. Construction Impacts — Consistency Criterion 2 Peak day emissions generated by construction activities are largely independent of land use assignments, but rather are a function of development scope and maximum area of disturbance. Irrespective of the site's land use designation, development of the site to its maximum potential would likely occur, with disturbance of the entire site occurring during construction activities. Operational Impacts — Consistency Criterion 2 The existing land use designation within the Coastal Land Use Plan is Mixed Use Horizontal. As previously stated, the proposed Project consists of 35 multi -family residential dwelling units with 10,975 gross square feet of non-residential uses (boutique auto showroom and office use). The uses proposed by the Project are consistent with the City's land use designation. Additionally, the Project's construction and operational -source air pollutant emissions would not exceed the regional or localized significance thresholds. On the basis of the preceding discussion, the Project is determined to be consistent with the second criterion. AQMP CONSISTENCY CONCLUSION The Project would not result in or cause NAAQS or CAAQS violations. The proposed Project is consistent with the land use and growth intensities reflected in the adopted Coastal Land Use Plan (12). 12-241 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 17 Furthermore, the Project would not exceed any applicable regional or local thresholds. As such, the Project is therefore considered to be consistent with the AQMP. POTENTIAL IMPACTS TO SENSITIVE RECEPTORS The potential impact of Project -generated air pollutant emissions at sensitive receptors has also been considered. Sensitive receptors can include uses such as long-term health care facilities, rehabilitation centers, and retirement homes. Residences, schools, playgrounds, childcare centers, and athletic facilities can also be considered as sensitive receptors. Results of the LST analysis indicate that, the Project would not exceed the SCAQMD localized significance thresholds during construction. Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations during Project construction. Results of the LST analysis indicate that the Project would not exceed the SCAQMD localized significance thresholds during operational activity. Further Project traffic would not create or result in a CO "hotspot." Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations as the result of Project operations. ODORS The potential for the Project to generate objectionable odors has also been considered. Land uses generally associated with odor complaints include: • Agricultural uses (livestock and farming) • Wastewater treatment plants • Food processing plants • Chemical plants • Composting operations • Refineries • Landfills • Dairies • Fiberglass molding facilities The Project does not contain land uses typically associated with emitting objectionable odors. Potential odor sources associated with the proposed Project may result from construction equipment exhaust and the application of asphalt and architectural coatings during construction activities and the temporary storage of typical solid waste (refuse) associated with the proposed Project's (long-term operational) 12-242 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 18 uses. Standard construction requirements would minimize odor impacts from construction. The construction odor emissions would be temporary, short-term, and intermittent in nature and would cease upon completion of the respective phase of construction and is thus considered less than significant. It is expected that Project -generated refuse would be stored in covered containers and removed at regular intervals in compliance with the City's solid waste regulations. The proposed Project would also be required to comply with SCAQMD Rule 402 to prevent occurrences of public nuisances. Therefore, odors associated with the proposed Project construction and operations would be less than significant and no mitigation is required.3 CUMULATIVE IMPACTS As previously shown in Table 2-3, the CAAQS designate the Project site as nonattainment for 03 PM10, and PM2.5 while the NAAQS designates the Project site as nonattainment for 03 and PM2.5. The AQMD has published a report on how to address cumulative impacts from air pollution: White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution (12). In this report the AQMD clearly states (Page D-3): ":..the AQMD uses the some significance thresholds for project specific and cumulative impacts for all environmental topics analyzed in an Environmental Assessment or Environmental Impact Report (EIR). The only case where the significance thresholds for project specific and cumulative impacts differ is the Hazard Index (HI) significance threshold for TAC emissions. The project specific (project increment) significance threshold is HI > 1.0 while the cumulative (facility -wide) is HI > 3.0. It should be noted that the HI is only one of three TAC emission significance thresholds considered (when applicable) in a CEQA analysis. The other two are the maximum individual cancer risk (MICR) and the cancer burden, both of which use the some significance thresholds (MICR of 10 in 1 million and cancer burden of 0.5) for project specific and cumulative impacts. Projects that exceed the project -specific significance thresholds are considered by the SCAQMD to be cumulatively considerable. This is the reason project -specific and cumulative significance thresholds are the same. Conversely, projects that do not exceed the project - specific thresholds are generally not considered to be cumulatively significant." Therefore, this analysis assumes that individual projects that do not generate operational or construction emissions that exceed the SCAQMD's recommended daily thresholds for project -specific impacts would also not cause a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment, and, therefore, would not be considered to have a significant, adverse air quality 3 RULE 402 NUISANCE. [Online] http://www.agmd.gov/docs/default-source/rule-book/rule-iv/rule- 402.pdf. 12-243 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 19 impact. Alternatively, individual project -related construction and operational emissions that exceed SCAQMD thresholds for project -specific impacts would be considered cumulatively considerable. CONSTRUCTION IMPACTS The Project -specific evaluation of emissions presented in the preceding analysis demonstrates that Project construction -source air pollutant emissions would not result in exceedances of regional thresholds. Therefore, Project construction -source emissions would be considered less than significant on a project -specific and cumulative basis. OPERATIONAL IMPACTS The Project -specific evaluation of emissions presented in the preceding analysis demonstrates that Project operational -source air pollutant emissions would not result in exceedances of regional thresholds. Therefore, Project operational -source emissions would be considered less than significant on a project -specific and cumulative basis. GREENHOUSE GAS EMISSIONS The City of Newport Beach has not adopted its own numeric threshold of significance for determining impacts with respect to GHG emissions. A screening threshold of 3,000 metric tons of carbon dioxide equivalent (MTCO2e) per year to determine if additional analysis is required is an acceptable approach for the proposed Project. This approach is a widely accepted screening threshold used by the City of Newport Beach and numerous cities in the South Coast Air Basin (SCAB). EMISSIONS SUMMARY The annual GHG emissions associated with the operation of the proposed Project are estimated to be 718.74 MTCO2e per year as summarized in Table 9. Direct and indirect operational emissions associated with the Project are compared with the SCAQMD's proposed Tier 3 threshold of significance for non- industrial projects, which is 3,000 MTCO2e per year. As shown, the proposed Project would result in a less than significant impact with respect to GHG emissions. 12-244 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 20 TABLE 9: TOTAL PROJECT GHG EMISSIONS (ANNUAL) If you have any questions, please contact me directly at (949) 336-5987. Respectfully submitted, URBAN CROSSROADS, INC. Haseeb Qureshi, Associate Principal 12-245 Emissions (MT/yr) Emission Source CO2 CH4 N20 Total CO2e Annual construction -related emissions amortized over 30 years 5.88 0.00 0.00 5.92 Area 11.45 0.01 0.00 11.82 Energy 135.07 0.00 0.00 135.64 Mobile Sources 524.45 0.04 0.00 525.33 Waste 5.61 0.33 0.00 13.89 Water Usage 22.54 0.11 0.00 26.14 Total CO2e (All Sources) 712.82 Screening Threshold (CO2e) 3,000 Threshold Exceeded? NO If you have any questions, please contact me directly at (949) 336-5987. Respectfully submitted, URBAN CROSSROADS, INC. Haseeb Qureshi, Associate Principal 12-245 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 21 REFERENCES 1. South Coat Air Quality Management District. Rule 403. Fugitive Dust. [Online] https://www.agmd.gov/docs/default-source/rule-book/rule-iv/rule-403.pdf?sfvrsn=4. 2. South Coast Air Quality Management District. RULE 1113. Architectural Coatings. [Online] http://www.agmd.gov/docs/default-source/rule-book/reg-xi/r1113.pdf. 3. South Coast Air Quality Management. Rule 445. Wood Burning Devices. [Online] http://www.agmd.gov/docs/default-source/rule-book/rule-iv/rule-445.pdf. 4. South Coast Air Quality Management District. Localized Significance Thresholds Methodology. s.l.: South Coast Air Quality Managment District, 2003. 5. —. 2003 Air Quality Management Plan. [Online] 2003. http://www.agmd.gov/docs/default- source/clean-air-plans/air-quality-management-plans/2003-air-quality-management- plan/2003-aqmp-appendix-v.pdf. 6. —. 2003 Air Quality Management Plan. [Online] 2003. https://www.agmd.gov/home/air- quality/clean-air-plans/air-quality-mgt-plan/2003-aqmp. 7. Bay Area Air Quality Management District. [Online] http://www.baagmd.gov/. 8. South Coast Air Quality Management District. 2003 Air Quality Management Plan. [Online] 2003. https://www.agmd.gov/home/air-quality/clean-air-plans/air-quality-mgt-plan/2003- aqmp. 9. —. Final 2016 Air Quality Management Plan (AQMP). [Online] March 2017. http://www.agmd.gov/docs/default-source/clean-air-plans/air-quality-management- plans/2016-air-quality-management-plan/final-2016-aqmp/final2016agmp.pdf?sfvrsn=ll. 10. Southern California Association of Governments. 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy. [Online] April 2016. http://scagrtpscs.net/Documents/2016/final/f20l6RTPSCS.pdf. 11. South Coast Air Quality Management District. CEQA Air Quality Handbook (1993). 1993. 12. Goss, Tracy A and Kroeger, Amy. White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution. [Online] South Coast Air Quality Management District, 2003. http://www.agmd.gov/rules/ciwg/final_white_pa per.pdf. 12-246 ATTACHMENT A: CALEEMOD OUTPUTS 12-247 CaIEEMod Version: CaIEEMod.2016.3.2 1.0 Project Characteristics 1.1 Land Usage Page 1 of 76 2510 West Coast Highway - Orange County, Summer 2510 West Coast Highway Orange County, Summer Date: 6/8/2020 9:42 AM Land Uses Size Metric Lot Acreage Floor Surface Area Population Office Park 2.52 + 1000sgft ; 0.00 2,525.00 i 0 •------------------------------_------------------------------_------------------------------= Condo/Townhouse 35.00 Dwelling Unit --- --------- ------------i------------------- 0.98 34,306.00 -+ 100 + ; •------------------------------_------------------------------_-------------------------------------------}------------------E--------------- T Strip Mall 8.74 1000sgft 0.00 8,741.00 0 1.2 Other Project Characteristics Urbanization Urban Climate Zone 8 Utility Company Southern California Edison CO2 Intensity 702.44 (Ib/MWhr) Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Operational Year 2021 CH4Intensity 0.029 N20 Intensity 0.006 (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non -Default Data 12-248 CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer Project Characteristics - Land Use - Per noise study and architectural drawing Construction Phase - Per AQ memo Demolition - Grading - Vehicle Emission Factors - Vehicle Emission Factors - Vehicle Emission Factors - Land Use Change - Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblConstruction Phase NumDays i 100.00 230.00 ----------------------------_------------------------------r-----------------------------t-------------------------- tblGradin Material Imported 0.00 310.00 ---------------------------- tblLandUse ------------------------------ -------------------------------------------------------- Land UseSquareFeet 2,520.00 2,525.00 ---------------------------- tblLandUse ------------------------------ t----------------------------- t------------------------- Land UseSquareFeet 35,000.00 34,306.00 -----------------------------_-----------------------------r-----------------------------t-------------------------- tblLandUse Land UseSquareFeet 1 8,740.00 8,741.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.06 0.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 2.19 0.98 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.20 0.00 ----------------------------- tblVehicleEF ------------------------------ t-----------------------------t-------------------------- HHD 0.63 0.03 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.16 0.14 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.08 8.1503e-007 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 2.36 5.39 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 1.29 0.84 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 3.99 0.01 ----------------------------- tblVehicleEF ------------------------------ ------------------------------ -------------------------- HHD 4,116.44 1,057.87 12-249 CaIEEMod Version: CaIEEMod.2016.3.2 Page 3 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF HHD 1,683.99 1,517.44 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 12.64 0.09 tblVehicleEF HHD r 20.04 5.92 tblVehicleEF HHD r 3.96 3.93 tblVehicleEF HHD r 0.02 8.4879e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.1207e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD r 0.57 0.41 tblVehicleEF HHD r 8.9000e-005 4.1063e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleE F HHD r 0.10 4.2665e-006 tblVehicleEF HHD r 0.04 9.6941 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9200e-004 8.5664e-007 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.68 0.48 12-250 CaIEEMod Version: CaIEEMod.2016.3.2 Page 4 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF HHD 8.9000e-005 4.1063e-006 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.31 0.27 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleEF HHD r 0.11 4.6713e-006 tblVehicleEF HHD r 0.59 0.03 tblVehicleEF HHD r 0.16 0.14 tblVehicleE F HHD r 0.08 7.8282e-007 tblVehicleEF HHD r 1.72 5.25 tblVehicleEF HHD r 1.30 0.84 tblVehicleEF HHD r 3.80 0.01 tblVehicleEF HHD } 4,359.67 1,057.02 tblVehicleEF HHD } 1,683.99 1,517.44 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 20.68 5.78 tblVehicleEF HHD r 3.75 3.72 tblVehicleEF HHD r 0.02 7.8073e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 7.4696e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleE F HHD 5.0090e-003 2.4616e-004 12-251 CaIEEMod Version: CaIEEMod.2016.3.2 Page 5 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF HHD 0.54 0.43 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.09 4.1088e-006 tblVehicleE F HHD r 0.04 9.6851 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.8900e-004 8.4844e-007 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleEF HHD r 5.0090e-003 2.4616e-004 tblVehicleEF HHD r 0.64 0.50 tblVehicleEF HHD r 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.31 0.27 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.10 4.4987e-006 tblVehicleEF HHD r 0.68 0.02 tblVehicleE F HHD r 0.16 5.0361 e-003 tblVehicleE F HHD r 0.08 8.2267e-007 tblVehicleEF HHD r 3.25 5.42 tblVehicleEF HHD r 1.29 0.46 tblVehicleEF HHD r 4.03 0.01 tblVehicleEF HHD } 3,780.54 1,027.42 tblVehicleEF HHD } 1,683.99 1,421.63 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 19.16 5.92 tblVehicleEF HHD r 3.89 3.78 tblVehicleEF HHD 0.02 8.9816e-003 12-252 CaIEEMod Version: CaIEEMod.2016.3.2 Page 6 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF HHD 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.5930e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.5162e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.61 0.39 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.13 0.11 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.10 4.3030e-006 tblVehicleE F HHD r 0.03 9.7066e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9300e-004 8.5821e-007 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.73 0.44 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.31 0.12 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleE F HHD r 0.11 4.7113e-006 tblVehicleEF LDA 4.3340e-003 2.6622e-003 12-253 CaIEEMod Version: CaIEEMod.2016.3.2 Page 7 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDA 5.1760e-003 0.05 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.58 0.68 tblVehicleEF LDA r 1.10 2.11 tblVehicleEF LDA r 263.86 265.52 tblVehicleEF LDA r 58.33 54.23 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.21 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6420e-003 2.6267e-003 tblVehicleEF LDA r 6.020Oe-004 5.3662e-004 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA 0.03 r 0.05 tblVehicleEF LDA 0.02 r 0.01 tblVehicleEF LDA 0.04 0.21 12-254 CaIEEMod Version: CaIEEMod.2016.3.2 Page 8 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDA 0.08 0.25 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 4.5760e-003 2.8325e-003 tblVehicleEF LDA r 4.6500e-003 0.05 tblVehicleEF LDA r 0.63 0.74 tblVehicleEF LDA r 0.95 1.82 tblVehicleEF LDA r 274.96 276.40 tblVehicleEF LDA r 58.33 53.69 tblVehicleEF LDA r 0.04 0.03 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.19 tblVehicleEF LDA r 0.06 0.21 tblVehicleEF LDA r 2.7540e-003 2.7344e-003 tblVehicleEF LDA r 5.9900e-004 5.3128e-004 tblVehicleEF LDA 0.05 r 0.07 tblVehicleEF LDA 0.09 r 0.10 tblVehicleEF LDA 0.05 0.07 12-255 CaIEEMod Version: CaIEEMod.2016.3.2 Page 9 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDA 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.04 0.19 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 4.2520e-003 2.6083e-003 tblVehicleEF LDA r 5.2830e-003 0.05 tblVehicleEF LDA r 0.56 0.65 tblVehicleEF LDA r 1.13 2.18 tblVehicleEF LDA r 259.76 261.50 tblVehicleEF LDA r 58.33 54.34 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.10 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6010e-003 2.5869e-003 tblVehicleEF LDA r 6.0200e-004 5.3778e-004 tblVehicleEF LDA 0.04 0.05 12-256 CaIEEMod Version: CaIEEMod.2016.3.2 Page 10 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDA 0.10 0.10 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.03 0.05 tblVehicleEF LDA r 0.02 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.08 0.26 tblVehicleEF LDT1 r 9.9920e-003 6.2082e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.19 1.26 tblVehicleEF LDT1 r 2.74 2.32 tblVehicleEF LDT1 r 324.21 313.05 tblVehicleEF LDT1 r 71.81 65.11 tblVehicleEF LDT1 r 0.11 0.10 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.02 0.03 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.19 0.36 tblVehicleEF LDT1 3.2560e-003 3.0978e-003 12-257 CaIEEMod Version: CaIEEMod.2016.3.2 Page 11 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT1 7.6600e-004 6.4435e-004 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 �-----------------------------T-------------------------- i 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.21 0.40 tblVehicleEF LDT1 r 0.01 6.5571 e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.28 1.36 tblVehicleEF LDT1 r 2.36 2.00 tblVehicleEF LDT1 r 337.31 324.18 tblVehicleEF LDT1 r 71.81 64.47 tblVehicleEF LDT1 r 0.10 0.09 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.17 0.18 tblVehicleEF LDT1 r 0.26 0.20 tblVehicleEF LDT1 r 0.14 0.15 tblVehicleEF LDT1 r 0.03 0.03 tblVehicleEF LDT1 0.14 0.61 12-258 CaIEEMod Version: CaIEEMod.2016.3.2 Page 12 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT1 0.17 0.32 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- 3.3880e-003 r 3.2080e-003 tblVehicleEF LDT1 7.5900e-004 r 6.3799e-004 tblVehicleEF LDT1 0.17 r 0.18 tblVehicleEF LDT1 0.26 r 0.20 tblVehicleEF LDT1 0.14 r 0.15 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.14 r 0.61 tblVehicleEF LDT1 0.19 r 0.36 tblVehicleEF LDT1 9.8200e-003 r 6.0953e-003 tblVehicleEF LDT1 0.01 r 0.07 tblVehicleEF LDT1 1.16 r 1.22 tblVehicleEF LDT1 2.82 r 2.40 tblVehicleEF LDT1 319.38 r 308.94 tblVehicleEF LDT1 71.81 r 65.25 tblVehicleEF LDT1 0.11 r 0.10 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 8.00OOe-003 r 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 r 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 r 2.6454e-003 tblVehicleEF LDT1 0.02 r 0.02 tblVehicleEF LDT1 2.00OOe-003 r 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 r 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 r 2.4325e-003 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 0.11 12-259 CaIEEMod Version: CaIEEMod.2016.3.2 Page 13 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT1 0.02 0.03 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- r 0.18 0.78 tblVehicleEF LDT1 0.19 r 0.37 tblVehicleEF LDT1 3.2070e-003 r 3.0572e-003 tblVehicleEF LDT1 7.6700e-004 r 6.4574e-004 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 r 0.11 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.18 r 0.78 tblVehicleEF LDT1 0.21 r 0.41 tblVehicleEF LDT2 5.7840e-003 r 4.0565e-003 tblVehicleEF LDT2 6.6620e-003 r 0.07 tblVehicleEF LDT2 0.74 r 0.91 tblVehicleEF LDT2 1.41 r 2.69 tblVehicleEF LDT2 369.26 r 341.01 tblVehicleEF LDT2 81.71 r 71.31 tblVehicleEF LDT2 0.07 r 0.07 tblVehicleEF LDT2 0.04 r 0.04 tblVehicleEF LDT2 8.00OOe-003 r 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 r 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 r 1.8210e-003 tblVehicleEF LDT2 0.02 r 0.02 tblVehicleEF LDT2 2.00OOe-003 r 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 r 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 r 1.6744e-003 tblVehicleEF LDT2 0.05 0.07 12-260 CaIEEMod Version: CaIEEMod.2016.3.2 Page 14 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT2 0.11 0.12 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.09 0.32 tblVehicleEF LDT2 r 3.6980e-003 3.3737e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0569e-004 tblVehicleEF LDT2 r 0.05 0.07 tblVehicleEF LDT2 r 0.11 0.12 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.10 0.35 tblVehicleEF LDT2 r 6.1050e-003 4.3054e-003 tblVehicleEF LDT2 r 5.9960e-003 0.06 tblVehicleEF LDT2 r 0.80 0.99 tblVehicleEF LDT2 r 1.22 2.32 tblVehicleEF LDT2 r 384.42 352.00 tblVehicleEF LDT2 r 81.71 70.61 tblVehicleEF LDT2 r 0.06 0.06 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 2.00OOe-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 12-261 CaIEEMod Version: CaIEEMod.2016.3.2 Page 15 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT2 2.0220e-003 1.6744e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.08 0.29 tblVehicleEF LDT2 r 3.8500e-003 3.4825e-003 tblVehicleEF LDT2 r 8.3800e-004 6.9879e-004 tblVehicleEF LDT2 r 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.09 0.31 tblVehicleEF LDT2 r 5.6750e-003 3.9776e-003 tblVehicleEF LDT2 r 6.7990e-003 0.07 tblVehicleEF LDT2 r 0.72 0.88 tblVehicleEF LDT2 r 1.45 2.77 tblVehicleEF LDT2 r 363.66 336.95 tblVehicleEF LDT2 r 81.71 71.46 tblVehicleEF LDT2 r 0.07 0.07 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 12-262 CaIEEMod Version: CaIEEMod.2016.3.2 Page 16 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT2 2.00OOe-003 1.9869e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 r 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.09 0.33 tblVehicleEF LDT2 r 3.6420e-003 3.3336e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0720e-004 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.10 0.36 tblVehicleEF LHD1 r 5.7990e-003 5.8183e-003 tblVehicleEF LHD1 r 0.01 5.0096e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.78 0.57 tblVehicleEF LHD1 r 2.55 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.41 tblVehicleEF LHD1 0.08 0.06 12-263 CaIEEMod Version: CaIEEMod.2016.3.2 Page 17 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD1 1.27 0.81 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.28 0.47 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5213e-003 tblVehicleEF LHD1 r 3.7900e-004 1.2281e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 0.28 0.47 12-264 CaIEEMod Version: CaIEEMod.2016.3.2 Page 18 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD1 0.29 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 5.7990e-003 5.8302e-003 tblVehicleEF LHD1 r 0.01 5.0977e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.79 0.58 tblVehicleEF LHD1 r 2.44 1.04 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.74 tblVehicleEF LHD1 r 33.13 12.33 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.19 0.76 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 2.4300e-003 1.9450e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.06 0.05 12-265 CaIEEMod Version: CaIEEMod.2016.3.2 Page 19 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD1 0.27 0.45 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 0.26 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5214e-003 tblVehicleEF LHD1 r 3.7700e-004 1.2203e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.27 0.45 tblVehicleEF LHD1 r 0.28 0.08 tblVehicleEF LHD1 r 5.7990e-003 5.8161e-003 tblVehicleEF LHD1 r 0.01 4.9859e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.77 0.57 tblVehicleEF LHD1 r 2.56 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.42 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.24 0.80 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.01 7.2149e-003 12-266 CaIEEMod Version: CaIEEMod.2016.3.2 Page 20 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD1 9.1700e-004 2.5532e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5212e-003 tblVehicleEF LHD1 r 3.8000e-004 1.2294e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.29 0.09 tblVehicleEF LHD2 r 4.2890e-003 4.2528e-003 tblVehicleEF LHD2 r 4.2710e-003 3.6633e-003 tblVehicleEF LHD2 r 9.4470e-003 0.01 tblVehicleEF LHD2 0.13 0.16 12-267 CaIEEMod Version: CaIEEMod.2016.3.2 Page 21 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 0.36 0.41 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 1.38 0.76 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.10 tblVehicleEF LHD2 r 28.46 10.01 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.87 0.94 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 r 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 r 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 r 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 r 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.02 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.05 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.13 0.06 tblVehicleEF LHD2 r 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 r 6.0340e-003 6.5784e -003 :------------ ---------------------------- tblVehicleEF ------------------------ LHD2 10------------------ 3.00e-004 9.9072e-005 12-268 CaIEEMod Version: CaIEEMod.2016.3.2 Page 22 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 1.1610e-003 1.4569e-003 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.03 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.06 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.14 0.06 tblVehicleEF LHD2 r 4.2890e-003 4.2615e-003 tblVehicleEF LHD2 r 4.3220e-003 3.7008e-003 tblVehicleEF LHD2 r 9.1410e-003 0.01 tblVehicleEF LHD2 r 0.13 0.16 tblVehicleEF LHD2 r 0.37 0.41 tblVehicleEF LHD2 r 1.32 0.73 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.11 tblVehicleEF LHD2 r 28.46 9.96 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.82 0.88 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD2 9.3060e-003 9.6641 e-003 12-269 CaIEEMod Version: CaIEEMod.2016.3.2 Page 23 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 4.2300e-004 1.3735e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.12 r 0.05 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5785e-003 tblVehicleEF LHD2 3.0900e-004 r 9.8524e-005 tblVehicleEF LHD2 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.06 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 4.2890e-003 r 4.2512e-003 tblVehicleEF LHD2 4.2570e-003 r 3.6533e-003 tblVehicleEF LHD2 9.5090e-003 r 0.01 tblVehicleEF LHD2 0.13 r 0.16 tblVehicleEF LHD2 0.36 r 0.41 tblVehicleEF LHD2 1.38 r 0.76 tblVehicleEF LHD2 13.67 r 13.61 tblVehicleEF LHD2 619.08 r 679.10 tblVehicleEF LHD2 28.46 10.02 12-270 CaIEEMod Version: CaIEEMod.2016.3.2 Page 24 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 0.10 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- r 0.85 0.92 tblVehicleEF LHD2 1.1890e-003 r 1.1974e-003 tblVehicleEF LHD2 0.09 r 0.09 tblVehicleEF LHD2 0.01 r 0.01 tblVehicleEF LHD2 9.7400e-003 r 0.01 tblVehicleEF LHD2 4.6100e-004 r 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 r 1.1456e-003 tblVehicleEF LHD2 0.04 r 0.04 tblVehicleEF LHD2 2.6460e-003 r 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 r 9.6641 e-003 tblVehicleEF LHD2 4.2300e-004 r 1.3735e-004 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.10 r 0.33 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 r 9.9159e-005 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 0.06 12-271 CaIEEMod Version: CaIEEMod.2016.3.2 Page 25 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 0.10 0.33 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.14 0.06 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.61 18.90 tblVehicleEF MY r 9.56 8.43 tblVehicleEF MY r 177.57 214.49 tblVehicleEF MY r 45.30 60.11 tblVehicleEF MY r 1.12 1.12 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY r 0.69 0.72 tblVehicleEF MY r 0.71 0.72 tblVehicleEF MY r 2.38 2.40 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.05 1.82 tblVehicleEF MY r 2.1510e-003 2.1225e-003 tblVehicleEF MY r 6.7000e-004 5.9482e-004 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY 0.69 0.72 12-272 CaIEEMod Version: CaIEEMod.2016.3.2 Page 26 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MY 0.71 0.72 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 2.95 2.97 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.24 1.98 tblVehicleEF MY r 0.47 0.35 tblVehicleEF MY r 0.14 0.21 tblVehicleEF MY r 17.91 18.17 tblVehicleEF MY r 8.81 7.74 tblVehicleEF MY r 177.57 213.12 tblVehicleEF MY r 45.30 58.36 tblVehicleEF MY r 0.98 0.98 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.71 1.74 tblVehicleEF MY r 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.33 2.34 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 1.85 1.62 tblVehicleEF MY r 2.1380e-003 2.1090e-003 tblVehicleEF MY 6.5100e-004 5.7748e-004 12-273 CaIEEMod Version: CaIEEMod.2016.3.2 Page 27 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MY 1.71 1.74 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.89 2.90 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 2.01 1.77 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.72 19.01 tblVehicleEF MY r 9.67 8.55 tblVehicleEF MY r 177.57 214.70 tblVehicleEF MY r 45.30 60.42 tblVehicleEF MY r 1.09 1.09 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.39 2.41 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY 2.09 1.86 12-274 CaIEEMod Version: CaIEEMod.2016.3.2 Page 28 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MY 2.1530e-003 2.1246e-003 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 6.7300e-004 5.9790e-004 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.97 2.98 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY r 2.28 2.02 tblVehicleEF MDV r 0.01 5.6007e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.26 1.12 tblVehicleEF MDV r 2.62 3.12 tblVehicleEF MDV r 500.02 420.73 tblVehicleEF MDV r 108.15 86.72 tblVehicleEF MDV r 0.14 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV 0.03 0.02 12-275 CaIEEMod Version: CaIEEMod.2016.3.2 Page 29 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MDV 0.10 0.42 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.20 0.41 tblVehicleEF MDV r 5.0080e-003 4.1596e-003 tblVehicleEF MDV r 1.1270e-003 8.5816e-004 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.10 0.42 tblVehicleEF MDV r 0.22 0.45 tblVehicleEF MDV r 0.01 5.9079e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.36 1.20 tblVehicleEF MDV r 2.27 2.69 tblVehicleEF MDV r 519.96 432.28 tblVehicleEF MDV r 108.15 85.89 tblVehicleEF MDV r 0.12 0.09 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV 0.16 0.14 12-276 CaIEEMod Version: CaIEEMod.2016.3.2 Page 30 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MDV 0.10 0.12 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.18 0.37 tblVehicleEF MDV r 5.2090e-003 4.2738e-003 tblVehicleEF MDV r 1.1210e-003 8.4999e-004 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.05 0.04 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.20 0.40 tblVehicleEF MDV r 0.01 5.5001 e-003 tblVehicleEF MDV r 0.02 0.09 tblVehicleEF MDV r 1.23 1.08 tblVehicleEF MDV r 2.69 3.21 tblVehicleEF MDV r 492.66 416.47 tblVehicleEF MDV r 108.15 86.90 tblVehicleEF MDV r 0.13 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 12-277 CaIEEMod Version: CaIEEMod.2016.3.2 Page 31 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MDV 0.06 0.08 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.03 0.02 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.20 0.42 tblVehicleEF MDV r 4.9340e-003 4.1175e-003 tblVehicleEF MDV r 1.1290e-003 8.5994e-004 tblVehicleEF MDV r 0.06 0.08 tblVehicleEF MDV r 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.22 0.46 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.15 0.31 tblVehicleEF MH r 5.50 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.43 3.91 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 tblVehicleEF MH r 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.00OOe-003 12-278 CaIEEMod Version: CaIEEMod.2016.3.2 Page 32 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer tblVehicleEF MH 0.03 0.09 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 9.6500e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7000e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.21 0.31 tblVehicleEF MH r 5.21 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.33 3.70 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 ---------------------------- tblVehicleEF ------------------------ MH -------------- ------------------------------------------ 1.0490e-003 0.00 12-279 CaIEEMod Version: CaIEEMod.2016.3.2 Page 33 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer tblVehicleEF MH 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.31 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.34 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.13 0.31 tblVehicleEF MH r 5.54 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.40 3.84 tblVehicleEF MH r 0.13 0.13 :------------------------------ ---------------------------- tblVehicleEF ------------------------ MH 0.01 0.02 12-280 CaIEEMod Version: CaIEEMod.2016.3.2 Page 34 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MH 0.03 0.10 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH r 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7100e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MHD r 0.02 4.9135e-003 tblVehicleEF MHD r 4.2090e-003 5.6113e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.36 0.39 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.12 1.31 tblVehicleEF MHD 141.40 56.75 12-281 CaIEEMod Version: CaIEEMod.2016.3.2 Page 35 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MHD 1,144.82 1,086.34 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 60.68 12.86 tblVehicleEF MHD r 0.54 0.43 tblVehicleEF MHD r 1.18 1.96 tblVehicleEF MHD r 2.3000e-004 1.4505e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.2000e-004 1.3878e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD r 0.03 0.02 tblVehicleEF MHD r 7.3800e-004 3.2888e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.3610e-003 5.4033e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1400e-004 1.2722e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD 0.04 0.03 12-282 CaIEEMod Version: CaIEEMod.2016.3.2 Page 36 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MHD 7.3800e-004 3.2888e-004 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.05 0.11 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.41 0.07 tblVehicleEF MHD r 0.02 4.6515e-003 tblVehicleEF MHD r 4.2610e-003 5.6474e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.26 0.31 tblVehicleEF MHD r 0.34 0.51 tblVehicleEF MHD r 5.83 1.25 tblVehicleEF MHD r 149.77 57.73 tblVehicleEF MHD } 1,144.82 1,086.35 tblVehicleEF MHD r 60.68 12.75 tblVehicleEF MHD r 0.56 0.43 tblVehicleEF MHD r 1.12 1.85 tblVehicleEF MHD r 1.9400e-004 1.2248e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 1.8500e-004 1.1718e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 12-283 CaIEEMod Version: CaIEEMod.2016.3.2 Page 37 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MHD 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.36 0.06 tblVehicleEF MHD r 1.4400e-003 5.4975e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.0900e-004 1.2618e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.40 0.06 tblVehicleEF MHD r 0.02 5.2905e-003 tblVehicleEF MHD r 4.1930e-003 5.5992e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.50 0.50 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.17 1.32 tblVehicleEF MHD r 129.83 55.39 tblVehicleEF MHD } 1,144.82 1,086.34 tblVehicleEF MHD r 60.68 12.88 tblVehicleEF MHD r 0.52 0.42 tblVehicleEF MHD r 1.16 1.92 tblVehicleEF MHD 2.8000e-004 1.7623e-003 12-284 CaIEEMod Version: CaIEEMod.2016.3.2 Page 38 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MHD 0.13 0.13 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.6800e-004 1.6861e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.2520e-003 5.2723e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1500e-004 1.2742e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.04 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.42 0.07 tblVehicleEF OBUS 0.01 9.0600e-003 12-285 CaIEEMod Version: CaIEEMod.2016.3.2 Page 39 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 8.4360e-003 9.3584e-003 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.03 0.02 tblVehicleEF OBUS r 0.28 0.55 tblVehicleEF OBUS r 0.58 1.01 tblVehicleEF OBUS r 5.60 2.44 tblVehicleEF OBUS r 84.68 84.33 tblVehicleEF OBUS } 1,226.51 1,422.10 tblVehicleEF OBUS r 69.78 20.28 tblVehicleEF OBUS r 0.42 0.52 tblVehicleEF OBUS r 1.44 1.85 tblVehicleEF OBUS r 1.4500e-004 2.0433e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.3900e-004 1.9549e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS 0.35 0.12 12-286 CaIEEMod Version: CaIEEMod.2016.3.2 Page 40 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 8.2000e-004 8.0328e-004 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF OBUS r 7.9600e-004 2.0066e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF OBUS r 0.01 9.0787e-003 tblVehicleEF OBUS r 8.5800e-003 9.4940e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.26 0.53 tblVehicleEF OBUS r 0.58 1.02 tblVehicleEF OBUS r 5.31 2.31 tblVehicleEF OBUS r 88.70 84.93 tblVehicleEF OBUS } 1,226.51 1,422.12 tblVehicleEF OBUS r 69.78 20.06 tblVehicleEF OBUS r 0.43 0.52 tblVehicleEF OBUS r 1.35 1.74 tblVehicleEF OBUS r 1.2200e-004 1.7267e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.1700e-004 1.6520e-003 12-287 CaIEEMod Version: CaIEEMod.2016.3.2 Page 41 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.34 0.11 tblVehicleEF OBUS r 8.5900e-004 8.0897e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9100e-004 1.9856e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.37 0.13 tblVehicleEF OBUS r 0.01 9.0542e-003 tblVehicleEF OBUS r 8.3930e-003 9.3186e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.29 0.59 tblVehicleEF OBUS r 0.57 1.00 tblVehicleEF OBUS 5.64 2.46 12-288 CaIEEMod Version: CaIEEMod.2016.3.2 Page 42 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 79.14 83.50 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- } 1,226.51 1,422.09 tblVehicleEF OBUS r 69.78 20.31 tblVehicleEF OBUS r 0.40 0.52 tblVehicleEF OBUS r 1.41 1.81 tblVehicleEF OBUS r 1.7600e-004 2.4806e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.6900e-004 2.3733e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.36 0.12 tblVehicleEF OBUS r 7.6700e-004 7.9541e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9700e-004 2.0100e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 12-289 CaIEEMod Version: CaIEEMod.2016.3.2 Page 43 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 0.05 0.08 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.09 7.1319e-003 tblVehicleEF SBUS r 8.16 2.80 tblVehicleEF SBUS r 1.19 1.03 tblVehicleEF SBUS r 9.61 1.02 tblVehicleEF SBUS } 1,131.05 356.18 tblVehicleEF SBUS } 1,090.69 1,128.82 tblVehicleEF SBUS r 54.18 5.79 tblVehicleEF SBUS r 9.79 3.82 tblVehicleEF SBUS r 4.65 6.33 tblVehicleEF SBUS r 0.01 6.3356e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 6.0616e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 12-290 CaIEEMod Version: CaIEEMod.2016.3.2 Page 44 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer tblVehicleEF SBUS 0.04 0.01 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.98 0.34 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.51 0.04 tblVehicleEF SBUS r 0.01 3.3995e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.0800e-004 5.7337e-005 tblVehicleEF SBUS r 3.6480e-003 1.1352e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.08 6.4082e-003 tblVehicleEF SBUS r 8.04 2.75 tblVehicleEF SBUS r 1.21 1.05 tblVehicleEF SBUS r 7.94 0.84 tblVehicleEF SBUS } 1,182.37 367.48 tblVehicleEF SBUS } 1,090.69 1,128.85 tblVehicleEF SBUS r 54.18 5.50 tblVehicleEF SBUS r 10.10 3.93 tblVehicleEF SBUS 4.39 5.98 12-291 CaIEEMod Version: CaIEEMod.2016.3.2 Page 45 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF SBUS 8.9100e-003 5.3460e-003 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 8.5240e-003 5.1148e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.98 0.34 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS r 0.46 0.04 tblVehicleEF SBUS r 0.01 3.5062e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 6.8100e-004 5.4417e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS 0.50 0.04 12-292 CaIEEMod Version: CaIEEMod.2016.3.2 Page 46 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF SBUS 0.87 0.07 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.02 0.01 tblVehicleEF SBUS r 0.09 7.2358e-003 tblVehicleEF SBUS r 8.33 2.86 tblVehicleEF SBUS r 1.18 1.03 tblVehicleEF SBUS r 9.77 1.03 tblVehicleEF SBUS } 1,060.18 340.58 tblVehicleEF SBUS } 1,090.69 1,128.81 tblVehicleEF SBUS r 54.18 5.82 tblVehicleEF SBUS r 9.36 3.67 tblVehicleEF SBUS r 4.57 6.22 tblVehicleEF SBUS r 0.01 7.7023e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 7.3691 e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.99 0.34 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS 0.02 0.09 12-293 CaIEEMod Version: CaIEEMod.2016.3.2 Page 47 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF SBUS 0.51 0.04 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.01 3.2521 e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.1100e-004 5.7616e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.09 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.96 37.60 tblVehicleEF UBUS r 13.19 1.81 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.76 tblVehicleEF UBUS r 4.82 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS r 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 12-294 CaIEEMod Version: CaIEEMod.2016.3.2 Page 48 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF UBUS 0.10 0.03 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 0.96 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5700e-003 2.2519e-004 tblVehicleEF UBUS r 6.1570e-003 2.6629e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 1.05 0.16 tblVehicleEF UBUS r 1.94 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 9.02 37.60 tblVehicleEF UBUS r 11.63 1.61 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.40 tblVehicleEF UBUS r 4.53 1.10 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 12-295 CaIEEMod Version: CaIEEMod.2016.3.2 Page 49 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF UBUS 1.0860e-003 3.6483e-005 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.89 0.14 tblVehicleEF UBUS r 8.6450e-003 4.3416e-003 tblVehicleEF UBUS r 1.5430e-003 2.2162e-004 tblVehicleEF UBUS r 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 2.53 5.65 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.95 37.60 tblVehicleEF UBUS r 13.46 1.85 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.82 tblVehicleEF UBUS r 4.73 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 12-296 CaIEEMod Version: CaIEEMod.2016.3.2 Page 50 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer tblVehicleEF UBUS 3.00OOe-003 7.3601 e-003 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 0.52 0.14 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5750e-003 2.2584e-004 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS 1.07 0.16 2.0 Emissions Summary 12-297 CaIEEMod Version: CaIEEMod.2016.3.2 Page 51 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 2.1 Overall Construction (Maximum Daily Emission) Unmitigated Construction Mitigated Construction ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I I PM10 PM10 Total PM2.5 PM2.5 Total I Year Ib/day Ib/day I 1 I 1 1 I 1 I 1 I 1 2020 •1 0.9923 16.9668 8.5017 0.0340 1.1745 0.5278 1.6464 0.4434 0.4857 0.8898 0.0000 1 3,642.468 0.5805 0.0000 3,656.981 I I I I I I I I 13,642.468 I I 8 I 8 I 1 I 5 '1 I I I 1 I I I I 1 I I 1 • I --------------J-------J-------J-------J-------J-------J-------J-------J---------------*-------I-------J-------J-------J-------*------- ------ 0.8133 0.0970 0.4148 0.5118 0.0000 1,569.627 1,569.627 0.37602021 64.0603 8.6112 8.2971 0.0159 0.3625 0.4508 0.0000 i 1,579.027 64 I I '1 I I I 1 I I I I • 1 6 I 6 I 1 I 2 '1 I I I 1 I I I I • I I I I I Maximum 64.0603 16.9668 8.5017 0.0340 1.1745 0.5278 1.6464 0.4434 0.4857 0.8898 0.0000 3,642.468 3,642.468 0.5805 0.0000 3,656.981 11 8 8 8 5 5 Mitigated Construction 12-298 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I Year Ib/day Ib/day I I I 1 I I I I I I 1 2020 •1 0.9923 I 16.9668 I 8.5017 I 0.0340 I 0.8025 I 0.5278 I 1.1658 I 0.1910 I 0.4857 � 0.6374 � 0.0000 1 3,642.468 13,642.468 I 0.5805 I 0.0000 1 3,656.981 8 1 8 I 1 I 5 1 I 1 I I I I 1 I I 1 I I I 1 2021 •1 64.0603 I 8.6112 I 8.2971 I 0.0159 I 0.3625 I 0.4508 I 0.8133 I 0.0970 I 0.4148 0.5118 � 0.0000 1 1,569.627 11,569.627 I 0.3760 I 0.0000 1,579.027 6 1 6 I 1 I 2 '1 1 I 1 I 1 1 I 1 I 1 I 1 I Maximum 64.0603 16.9668 8.5017 0.0340 0.8025 0.5278 1.1658 0.1910 0.4857 0.6374 0.0000 3,642.468 3,642.468 0.5805 0.0000 3,656.981 11 8 8 5 12-298 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Percent 0.00 0.00 0.00 0.00 24.21 0.00 19.54 46.71 0.00 18.01 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 12-298 CaIEEMod Version: CaIEEMod.2016.3.2 Page 52 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 2.2 Overall Operational Unmitigated Operational Mitigated Operational ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I I Category Ib/day Ib/day Area •i 10.2488 i 0.7596 20.6943 i 0.0456 2.6896 i 2.6896 i i 2.6896 2.6896 327.8421 i 635.2018 i 963.0439 i 0.9827 0.0223 994.2433 Energy i 0.0196 i 0.1683 i 0.0768 i 1.0700e- 0.0136 i 0.0136 i i 0.0136 0.0136� i 213.9527 � 213.9527 i 4.1000e- � 3.9200e- � 215.2241 003 003 003 i 003 003 003 i Mobile •1 1.4060 i 2.9132 i 12.1756 0.0341 i 3.2320 i 0.0411 i 3.2730 i 0.8625 i 0.0387 0.9012 i3,511.1134i3,511.1134i 0.2234 3,516.698 0 Total 11.6744 3.8412 32.9466 0.0808 3.2320 2.7442 5.9761 0.8625 2.7418 0.8625 2.7418 4,360.267 4,688.110 1.2102 0.0262 4,726.165 0.0262 4,726.165 f-7777.8421 9 1 9 1 4 Mitigated Operational 12-299 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I I Category Ib/day Ib/day Area ;� 10.2488 i 0.7596 20.6943 i 0.0456 2.6896 i 2.6896 2.6896 2.6896 327.8421 i 635.2018 963.0439 i 0.9827 0.0223 i 994.2433 Energy •i 0.0196 i 0.1683 0.0768 i 1.0700e- 0.0136 i 0.0136 0.0136 0.0136 213.9527 213.9527 i 4.1000e- 3.9200e- i 215.2241 003 003 003 i Mobile ;� 1.4060 i 2.9132 12.1756 i 0.0341 3.2320 0.0411 i 3.2730 0.8625 i 0.0387 0.9012 3,511.1134:3,511.1134: 0.2234 i 3,516.698 i 0 Total 11.6744 3.8412 32.9466 0.0808 3.2320 2.7442 5.9761 0.8625 2.7418 3.6043 327.8421 4,360.267 4,688.110 1.2102 0.0262 4,726.165 9 1 4 12-299 CaIEEMod Version: CaIEEMod.2016.3.2 Page 53 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.0 Construction Detail Construction Phase Phase Number ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-0O2 Total CO2 CH4 N20 CO2e !9/15/2020 19/15/2020 1 51 1 A PM10 PM10 Total PM2.5 PM2.5 Total 2� A i 4 •Building Construction +Building Construction !9/18/2020 Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 8/19/2021 5, 5. 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 •Demolition !Demolition !9/1/2020 19/14/2020 51 10: A i _ 2 Site Preparation +Site Preparation !9/15/2020 19/15/2020 1 51 1 A i _ 3 •Grading +Grading !9/16/2020 19/17/2020 1 51 2� A i 4 •Building Construction +Building Construction !9/18/2020 18/5/2021 1 51 230: A i 5 :Paving +Paving ! 8/6/2021 18/12/2021 1 51 5 + i i 6 -Architectural Coating :Architectural Coating 8/13/2021 8/19/2021 5, 5. Acres of Grading (Site Preparation Phase): 0.5 Acres of Grading (Grading Phase): 0 Acres of Paving: 0 Residential Indoor: 69,470; Residential Outdoor: 23,157; Non -Residential Indoor: 16,899; Non -Residential Outdoor: 5,633; Striped Parking Area: 0 (Architectural Coating — sgft) OffRoad Equipment 12-300 CaIEEMod Version: CaIEEMod.2016.3.2 Page 54 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM Phase Name I Offroad Equipment Type I Amount I Usage Hours I Horse Power I Load Factor Demolition 'Concrete/Industrial Saws ; 1 ; 8.001 81' 0.73 -------------------------- - - - ------------'------------- ----------- 20.00:LD_Mix Demolition 'Rubber Tired Dozers 1 1 1.001 247' 0.40 --------------------------- -------------------------------------------------------------------'------------- ----------- ----------�- ---------� 14.701 Demolition +Tractors/Loaders/Backhoes ; 21 6.001 97' 0.37 -------------------------- �- - - - -------------'------------- ----------- --------i 0.001 Site Preparation 'Graders 1 1 1 8.001 187' 0.41 --------------------------- �- - - - -------------'------------- ----------- -------------=---------------''''-, 5; Site Preparation +Tractors/Loaders/Backhoes 1 1 1 8.001 97' 0.37 ------------------------------------------ �- - - - - ----------- -------- THHDT Grading 'Concrete/Industrial Saws 1 11 8.001 81, 0.73 ---------------------------- _ i --------------------------------------------------------------------'------------- ----------- -----------' 20.00;LD_Mix Grading 'Rubber Tired Dozers 1 1 1 1.001 247' 0.40 ------------------------------------------ �- - - - - ----------- Grading +Tractors/Loaders/Backhoes 1 21 6.001 97' 0.37 0.00' + ___ i i 14.70' 6.90, Building Construction 'Cranes ; 11 4.001 231, 0.29 ------------------------------------------ �- - - - ----------- Building Construction 'Forklifts 1 21 6.001 89' 0.20 --------------------------- �- - - - -------------'------------- ----------- Building Construction +Tractors/Loaders/Backhoes ; 21 8.001 97' 0.37 i �-------------------------- ------------'------------- ----------- Paving 'Cement and Mortar Mixers ; 41 6.001 9' 0.56 + _ i _ Paving +Pavers ; 11 7.001 130' 0.42 ---------------------------- + i i ------------------------- -------------------------------------------------------- Paving 'Rollers 1 11 7.001 80' 0.38 --------------------------- �- - - - -------------'------------- ----------- Paving +Tractors/Loaders/Backhoes 1 11 7.001 97' 0.37 ---------------------------- -------------------------- ----------------- ------------r------------- Architectural Coating 'Air Compressors 1 6.00' 78' 0.48 Trips and VMT Phase Name Offroad Equipment Worker Trip Vendor Trip Hauling Trip Worker Trip Vendor Trip Hauling Trip I Worker Vehicle I Vendor I Hauling Count I Number I Number I Number I Length I Length I Length Class Vehicle Class I Vehicle Class Demolition 4; 10.00 0.001 45.00; 14.70; 6.90; 20.00:LD_Mix iHDT_Mix THHDT • A Site Preparation - -------------- 2; - i------------ 5.00- --------i 0.001 , 31.00: ----------�- ---------� 14.701 6.90; -- =------------ 20.00;LD_Mix ----------' iHDT_Mix -------- THHDT �- ° Grading -------------- 4; i------------ 10.00: --------i 0.001 ,----------�- 0.00: ------------------------------' 14.701 6.90; 20.00;LD_Mix iHDT_Mix *- THHDT ----------------° �- Building Construction -------------=---------------''''-, 5; i------------ 29.00 1---------- 6.001 ,----------�- 0.00 ' --------- 14.701 ------------------------'----------' 6.90; 20.00;LD_Mix iHDT_Mix -------- THHDT �- ° Paving -------------- 7; - i------------ 18.00: --------i4--------------- 0.001 ,----------- 0.00: 14.701 6.90; -----------' 20.00;LD_Mix iHDT_Mix -- THHDT e ' ; Architectural Coating ; 1' 6.00' 0.00' 0.00' 14.70' 6.90, 20.00,LD_Mix 'HDT_Mix HHDT 12-301 CaIEEMod Version: CaIEEMod.2016.3.2 Page 55 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.1 Mitigation Measures Construction Water Exposed Area 3.2 Demolition - 2020 Unmitigated Construction On -Site 12-302 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Category Ib/day Ib/day I I I I I I I I 1 I I Fugitive Dust •I I I I I 0.9844 I 0.0000 I 0.9844 1 0.1490 I 0.0000 0.1490 � I 1 0.0000 I 1 i 0.0000 I I I I I I I 1 I I I q I I I I I I I I I 1 I I Off -Road •I 0.8674 I 7.8729 I 7.6226 I 0.0120 I I 0.4672 I 0.4672 I I 0.4457 � 0.4457 � 11,147.235 1 1,147.235 I 0.2169 1 � 1,152.657 2 I 2 1 I I 8 Total 0.8674 7.8729 7.6226 0.0120 0.9844 0.4672 1.4516 0.1490 0.4457 0.5947 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-302 CaIEEMod Version: CaIEEMod.2016.3.2 Page 56 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.2 Demolition - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0340 i 1.2374 i 0.3127 � 3.4400e- i 0.0784 � 4.0100e- 0.0824 i 0.0215 3.8300e- 0.0253 383.8761 383.8761 0.0398 i i 384.8708 003 003 003 i Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 2 i 2 i i i 8 Worker •i 0.0384 i 0.0242 i 0.3273 � 1.0900e- i 0.1118 � 7.4000e- � 0.1125 i 0.0296 � 6.8000e- 0.0303 � i 109.0044 � 109.0044 � 2.4800e- i i 109.0665 9 003 004 004 003 i 7.8729 Total 0.0724 1.2616 0.6400 4.5300e- 0.1901 4.7500e- 0.1949 0.0511 4.5100e- 0.0556 0.2169 492.8804 492.8804 0.0423 11 003 003 003 2 8 1 1793.9373 Mitigated Construction On -Site 12-303 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.3839 0.0000 0.3839 0.0581 i 0.0000 0.0581 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i i 0.4672 i 0.4672 0.4457 0.4457 0.0000 i 1,147.235 i 1,147.235 0.2169 i i 1,152.657 2 i 2 i i i 8 Total 0.8674 7.8729 7.6226 0.0120 0.3839 0.4672 0.8511 0.0581 0.4457 0.5038 0.0000 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-303 CaIEEMod Version: CaIEEMod.2016.3.2 Page 57 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.2 Demolition - 2020 Mitigated Construction Off -Site 3.3 Site Preparation - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0340 i 1.2374 i 0.3127 � 3.4400e- i 0.0784 � 4.0100e- 0.0824 i 0.0215 3.8300e- 0.0253 383.8761 383.8761 0.0398 i i 384.8708 003 003 003 i Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 � i 0.3085 � 0.3085 � i 943.4872 i 943.4872 � 0.3051 i i 951.1158 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0384 i 0.0242 i 0.3273 1.0900e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 i 109.0044 109.0044 2.4800e- i i 109.0665 003 004 004 003 i 4.0942 Total 0.0724 1.2616 0.6400 4.5300e- 0.1901 4.7500e- 0.1949 0.0511 4.5100e- 0.0556 492.8804 492.8804 0.0423 493.9373 003 003 003 003 3.3 Site Preparation - 2020 Unmitigated Construction On -Site 12-304 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.5303 0.0000 0.5303 i 0.0573 0.0000 0.0573 0.0000 0.0000 Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 � i 0.3085 � 0.3085 � i 943.4872 i 943.4872 � 0.3051 i i 951.1158 003 Total 0.6853 8.4307 4.0942 9.7400e- 0.5303 0.3353 0.8656 0.0573 0.3085 0.3658 943.4872 943.4872 0.3051 951.1158 003 12-304 CaIEEMod Version: CaIEEMod.2016.3.2 Page 58 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.3 Site Preparation - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.2341 8.5240 2.1538 0.0237 0.5398 0.0276 0.5674 0.1478 0.0264 0.1742 i 2,644.479 2,644.479 0.2741 i 2,651.332 i i i i i 5 i 5 i i i 5 Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 0.3085 0.3085 0.0000 i 943.4872 i 943.4872 0.3051 i i 951.1158 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0192 0.0121 0.1637 5.5000e- 0.0559 3.7000e- 0.0563 0.0148 3.4000e- 0.0152 � i 54.5022 54.5022 1.2400e- i 54.5332 i i � i � � i � � � i 004 004 004 003 i 4.0942 Total 0.2533 8.5362 2.3175 0.0243 0.5957 0.0280 0.6236 0.1626 0.0267 07T 2,698.981 :7698.981 0.2754 7705.865 003 j j j j j j 6 6 7 Mitigated Construction On -Site 12-305 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.2068 i 0.0000 0.2068 0.0223 i 0.0000 0.0223 0.0000 0.0000 Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 0.3085 0.3085 0.0000 i 943.4872 i 943.4872 0.3051 i i 951.1158 003 Total 0.6853 8.4307 4.0942 9.7400e- 0.2068 0.3353 0.5421 0.0223 0.3085 0.3309 0.0000 943.4872 943.4872 0.3051 951.1158 003 j j j j j j 12-305 CaIEEMod Version: CaIEEMod.2016.3.2 Page 59 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.3 Site Preparation - 2020 Mitigated Construction Off -Site 3.4 Grading - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.2341 8.5240 2.1538 0.0237 0.5398 0.0276 0.5674 0.1478 0.0264 0.1742 2,644.479 2,644.479 0.2741 i 2,651.332 i i i i � � i 5 i 5 i i i 5 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i � 0.4672 i 0.4672 � i 0.4457 � 0.4457 � i 1,147.235 i 1,147.235 � 0.2169 i i 1,152.657 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0192 0.0121 0.1637 5.5000e- 0.0559 3.7000e- 0.0563 0.0148 3.4000e- 0.0152 � i 54.5022 54.5022 1.2400e- i 54.5332 i i � i � � i � � � i 004 004 004 003 i 7.6226 Total 0.2533 8.5362 2.3175 0.0243 0.5957 0.0280 0.6236 0.1626 0.0267 07T 2,698.981 :7698.981 0.2754 7705.865 2 2 6 6 7 3.4 Grading - 2020 Unmitigated Construction On -Site 12-306 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.7528 0.0000 0.7528 0.4138 i 0.0000 0.4138 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i � 0.4672 i 0.4672 � i 0.4457 � 0.4457 � i 1,147.235 i 1,147.235 � 0.2169 i i 1,152.657 2 i 2 i i i 8 Total 0.8674 7.8729 7.6226 0.0120 0.7528 0.4672 1.2200 0.4138 0.4457 0.8595 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-306 CaIEEMod Version: CaIEEMod.2016.3.2 Page 60 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.4 Grading - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 i 1,147.235 1,147.235 0.2169 i i 1,152.657 '� Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0384 i 0.0242 i 0.3273 � 1.0900e- i 0.1118 � 7.4000e- � 0.1125 i 0.0296 � 6.8000e- 0.0303 � i 109.0044 � 109.0044 � 2.4800e- i i 109.0665 9 003 004 004 003 i 7.6226 Total 0.0384 0.0242 0.3273 1.0900e- 0.1118 7.4000e- 0.1125 0.0296 6.8000e- 0.0303 109.0044 109.0044 2.4800e- 109.0665 11 003 004 2 004 8 003 Mitigated Construction On -Site 12-307 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •i 0.2936 0.0000 0.2936 i 0.1614 0.0000 0.1614 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 i 1,147.235 1,147.235 0.2169 i i 1,152.657 '� i i i i i i i i • 2 i 2 i i i 8 Total 0.8674 7.8729 7.6226 0.0120 0.2936 0.4672 0.7608 0.1614 0.4457 0.6070 0.0000 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-307 CaIEEMod Version: CaIEEMod.2016.3.2 Page 61 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.4 Grading - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Total 0.8617 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 7.3875 0.0114 Worker •i 0.0384 i 0.0242 i 0.3273 1.0900e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 109.0044 109.0044 2.4800e- i i 109.0665 003 004 004 003 i 0.5224 Total 0.0384 0.0242 0.3273 1.0900e- 0.1118 7.4000e- 0.1125 0.0296 6.8000e- 0.0303 109.0044 109.0044 2.4800e- 109.0665 003 1 004 2 004 003 3.5 Building Construction - 2020 Unmitigated Construction On -Site 12-308 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.8617 i 8.8523 i 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1,102.978 0.3567 i i 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1,102.978 0.3567 1,111.896 1 1 2 12-308 CaIEEMod Version: CaIEEMod.2016.3.2 Page 62 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.5 Building Construction - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Vendor •i 0.0192 i 0.6251 i 0.1650 1.4900e- i 0.0383 3.2600e- 0.0416 i 0.0110 3.1200e- 0.0142 i 162.6774 162.6774 0.0132 i i 163.0063 003 003 003 i Worker •i 0.1115 i 0.0702 i 0.9493 3.1700e- i 0.3242 2.1400e- 0.3263 i 0.0860 1.9700e- 0.0879 316.1127 316.1127 7.2100e- i i 316.2928 003 003 003 003 i Total 0.1306 0.6953 1.1142 4.6600e- 0.3625 5.4000e- 0.3679 0.0970 5.0900e- 0.1021 478.7900 478.7900 0.0204 479.2991 003 003 1 003 2 Mitigated Construction On -Site 12-309 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.8617 i 8.8523 7.3875 i 0.0114 i i 0.5224 0.5224 0.4806 0.4806 0.0000 i 1,102.978 1,102.978 0.3567 i i 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 0.0000 1,102.978 1,102.978 0.3567 1,111.896 1 1 2 12-309 CaIEEMod Version: CaIEEMod.2016.3.2 Page 63 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.5 Building Construction - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 8 i 8 162.6774 1 163.0063Vendor •1 0.0192 0.6251 0.1650 1.4900e- 0.0383 3.2600e- 0.0416 0.0110 3.1200e- 0.0142 003 003 003 i Worker •i 0.1115 i 0.0702 i 0.9493 3.1700e- i 0.3242 2.1400e- 0.3263 i 0.0860 1.9700e- 0.0879 316.1127 316.1127 7.2100e- i i 316.2928 003 003 003 003 i 0.0114 Total 0.1306 0.6953 1.1142 4.6600e- 0.3625 5.4000e- 0.3679 0.0970 5.0900e-0.1021 1,112.135 478.7900 478.7900 0.0204 479.2991 j j 003 003 8 8 003 8 3.5 Building Construction - 2021 Unmitigated Construction On -Site 12-310 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7750 i 7.9850 i 7.2637 i 0.0114 i i 0.4475 0.4475 i i 0.4117 0.4117 1,103.215 1,103.215 0.3568 i i 1,112.1358 8 i 8 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 1,103.215 1,103.215 0.3568 1,112.135 j j j j 8 8 8 12-310 CaIEEMod Version: CaIEEMod.2016.3.2 Page 64 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.5 Building Construction - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 8 i 8 Vendor •1 0.0160 i 0.5629 i 0.1527 1.4800e- i 0.0383 1.1700e- 0.0395 i 0.0110 1.1200e- 0.0122 i 161.2755 161.2755 0.0127 i i 161.5917 003 003 003 i Worker •i 0.1047 i 0.0633 i 0.8808 3.0600e- i 0.3242 2.1000e- 0.3263 i 0.0860 1.9300e- 0.0879 305.1363 � 305.1363 6.5300e- i i 305.2997 003 003 003 003 i 7.2637 Total 0.1207 0.6262 1.0335 4.5400e- 0.3625 3.2700e- 0.3658 0.0970 3.0500e- 0.1001 466.4118 466.4118 0.0192 466.8913 j j j 003 j 003 8 003 8 Mitigated Construction On -Site 12-311 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7750 i 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 i 1,103.215 1,103.215 0.3568 i i 1,112.1358 8 i 8 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 1,103.215 1,103.215 0.3568 1,112.135 j j j j [-7777000 8 8 8 12-311 CaIEEMod Version: CaIEEMod.2016.3.2 Page 65 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.5 Building Construction - 2021 Mitigated Construction Off -Site 3.6 Paving - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 i i i i i 5 i 5 i i i 8 Vendor •1 0.0160 i 0.5629 i 0.1527 1.4800e- i 0.0383 1.1700e- 0.0395 i 0.0110 1.1200e- 0.0122 161.2755 161.2755 0.0127 i i 161.5917 003 003 003 i Worker •i 0.1047 i 0.0633 i 0.8808 3.0600e- i 0.3242 2.1000e- 0.3263 i 0.0860 1.9300e- 0.0879 - i 305.1363 305.1363 6.5300e- i i 305.2997 003 003 003 003 i 0.7214 Total 0.1207 0.6262 1.0335 4.5400e- 0.3625 3.2700e- 0.3658 0.0970 3.0500e-0.1001 1,035.342 466.4118 0.0192 466.8913 j 003 j 003 j 003 5 [1,035.342 5 j 1'466.4118 8 3.6 Paving - 2021 Unmitigated Construction On -Site 12-312 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 1,035.342 1,035.342 0.3016 i 1,042.881 i i i i i 5 i 5 i i i 8 Paving •i 0.0000 i i i i i 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 1,035.342 0.3016 1,042.881 j j j j 5 [1,035.342 5 j 8 12-312 CaIEEMod Version: CaIEEMod.2016.3.2 Page 66 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.6 Paving - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 5 i 5 i i i 8 Paving •1 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Total 0.7214 ----------:------------------------------------------'------------------------------------ ------- Worker 0.0650 0.0393 0.5467 1.9000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 189.3950 189.3950 4.0600e- 189.4963 003 003 003 003 i 0.0113 Total 0.0650 0.0393 0.5467 1.9000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 1,042.881 189.3950 189.3950 4.0600e- 189.4963 003 003 5 5 003 8 003 Mitigated Construction On -Site 12-313 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I Category Ib/day Ib/day Off -Road •i 0.7214 i 6.7178 7.0899 i 0.0113 0.3534 0.3534 i i 0.3286 0.3286 0.0000 i 1,035.342 i 1,035.342 0.3016 i i 1,042.881 5 i 5 i i i 8 Paving •1 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 0.0000 1,035.342 1,035.342 0.3016 1,042.881 11 5 5 8 12-313 CaIEEMod Version: CaIEEMod.2016.3.2 Page 67 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.6 Paving - 2021 Mitigated Construction Off -Site 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 003 ----------:------------------------------------------'------------------------------------ ------- Worker 0.0650 0.0393 0.5467 1.9000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 189.3950 189.3950 4.0600e- 189.4963 003 003 003 003 i 1.5268 Total 0.0650 0.0393 0.5467 1.9000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 0.0193 189.3950 189.3950 4.0600e- 189.4963 003 003 003 003 003 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site 12-314 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Archit. Coating •i 63.8198 0.0000 i 0.0000 i i 0.0000 0.0000 0.0000 0.0000 Off -Road •i 0.2189 i 1.5268 i 1.8176 i 2.9700e- i � 0.0941 i 0.0941 � i 0.0941 � 0.0941 � i 281.4481 i 281.4481 � 0.0193 i i 281.9309 003 Total 64.0387 1.5268 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 003 12-314 CaIEEMod Version: CaIEEMod.2016.3.2 Page 68 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.7 Architectural Coating - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Off -Road •i 0.2189 i 1.5268 i 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 i 281.4481 281.4481 0.0193 i i 281.9309 Worker •i 0.0217 0.0131 0.1822 6.3000e- 0.0671 4.3000e- 0.0675 0.0178 4.000Oe- 0.0182 63.1317 63.1317 1.3500e- i 63.1655 i i i � i � i 004 004 004 003 i Total Total 0.0217 0.0131 0.1822 6.3000e- 0.0671 4.3000e- 0.0675 0.0178 4.000Oe- 0.0182 281.4481 63.1317 63.1317 1.3500e- 281.9309 63.1655 003 004 004 004 003 Mitigated Construction On -Site 12-315 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Archit. Coating •1 63.8198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off -Road •i 0.2189 i 1.5268 i 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 i 281.4481 281.4481 0.0193 i i 281.9309 003 Total 64.0387 1.5268 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 003 12-315 CaIEEMod Version: CaIEEMod.2016.3.2 Page 69 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.7 Architectural Coating - 2021 Mitigated Construction Off -Site 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-316 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 � Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Worker •i 0.0217 0.0131 0.1822 6.3000e- 0.0671 4.3000e- 0.0675 0.0178 4.00OOe- 0.0182 :--63-.-1317 63.1317 1.3500e- i 63.1655 i i i � i � i 004 004 004 003 i Total 0.0217 0.0131 0.1822 6.3000e- 0.0671 4.3000e- 0.0675 0.0178 4.00OOe- 0.0182 63.1317 63.1317 1.3500e- 63.1655 004 004 004 003 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-316 CaIEEMod Version: CaIEEMod.2016.3.2 Page 70 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM 4.2 Trip Summary Information ROG I NOx I CO I SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e Category Ib/day -------------------- ; 4.13 1.92 -----------------------:-------------------------- 72,371 72,371 Ib/day Mitigated •i 1.4060 i 2.9132 i 12.1756 i 0.0341 i 3.2320 i 0.0411 i 3.2730 i 0.8625 i 0.0387 0.9012 i3,511.1134:3,511.1134i 0.2234 i i 3,516.698 1,423,099 1,423,099 i 1 i i 0 Unmitigated 1.4060 2.9132 12.1756 0.0341 3.2320 0.0411 3.2730 0.8625 0.0387 0.9012 -3,511.1134.3,511.1134• 0.2234 3,516.698 0 4.2 Trip Summary Information 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 ; 82 ; 15 ; 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-317 Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Condo/Townhouse ; 203.35 ; 198.45 169.40 675,913 675,913 ......................................------------ Office Park ; 28.78 -------------------- ; 4.13 1.92 -----------------------:-------------------------- 72,371 72,371 •...........................................6--__;----------- Strip ---- -- -- - - -------------6------- -- - - - - - - ---------- - - - - -- 674 Total 619.49 570.01 349.87 1,423,099 1,423,099 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 ; 82 ; 15 ; 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-317 CalEEMod Version: CalEEMod.2016.3.2 Page 71 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Condo/Townhouse 0.558976+ 0.043534 0.209821 0.113949; 0.016111; 0.005791 0.025447; 0.016654 0.001713; 0.001553; 0.004896; 0.0005901 0.000966 Mitigated ;i 003. r i 003 003 i NaturalGas 0.0196 0.1683 0.0768 1.0700e- - 0.0136 0.0136 - 0.0136 0.0136 213.9527 - 213.9527 4.1000e- - 3.9200e- 215.2241 Unmitigated 003 i-------------- -i---------------i------------- - i---------------i---------------i---------------i---------------i-------------- -t---------------t---------------- - - - - - - - Office Park 0.558976+ 0.0435341 0.2098211 0.1139491 0.0161111 0.0057911 0.0254471 0.0166541 0.0017131 0.0015531 0.0048961 0.000590 0.000966 ----------------------- -------- --------E--------E--------E--------E--------E--------E--------E--------E--------E--------E--------s------- Strip Mall 0.558976. 0.043534, 0.209821, 0.113949, 0.016111, 0.005791, 0.025447 0.016654 0.001713 0.001553 0.004896, 0.000590, 0.000966 5.0 Energy Detail Historical Energy Use: N 5.1 Mitigation Measures Energy 12-318 ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category Ib/day Ib/day NaturalGas •i 0.0196 i 0.1683 i 0.0768 1.0700e- i i 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- i 3.9200e- 1 215.2241 Mitigated ;i 003. i 003 003 i NaturalGas 0.0196 0.1683 0.0768 1.0700e- - 0.0136 0.0136 - 0.0136 0.0136 213.9527 - 213.9527 4.1000e- - 3.9200e- 215.2241 Unmitigated 003 003 003 12-318 CaIEEMod Version: CaIEEMod.2016.3.2 Page 72 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 5.2 Energy by Land Use - NaturalGas Unmitigated Mitigated NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e s Use I I PM10 I PM10 Total PM2.5 PM2.5 I IPM2.5Total INBio-CO2 I Land Use kBTU/yr Ib/day Ib/day Condo/Townhous : 1692.05 •i 0.0183 i 0.1559 0.0664 � 1.000Oe- 0.0126 i 0.0126 0.0126 ; 0.0126 i 199.0643 199.0643 i 3.8200e- i 3.6500e- 200.2473 e i �� 003 003 003 i Office Park 78.6555 •i 8.5000e- i 7.7100e- 6.4800e- 5.000Oe- i 5.9000e- i 5.9000e- 5.9000e- 5.9000e- i 9.2536 9.2536 i 1.8000e- i 1.7000e- 9.3086 i 004 003 003 005 004 004 004 004 004 004 ---- -----� Strip Mall i i � i i i � � i i i i ------------------------------------------------------------------------ ----------------------- 47.8959 •i 5.2000e- i 4.7000e- 3.9400e- 3.000Oe- i 3.6000e- i 3.6000e- 3.6000e- ; 3.6000e- i 5.6348 5.6348 i 1.1000e- i 1.000Oe- i 5.6683 004 003 003 005 004 004 004 004 004 004 i � � � � � � � i i i i Total 0.0196 0.1683 0.0768 1.0800e- 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 3.9200e- 215.2241 11 003 003 003 Mitigated 6.0 Area Detail 12-319 NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e s Use I I PM10 PM10 Total PM2.5 PM2.5 IPM2.5Total Land Use kBTU/yr Ib/day Ib/day Condo/Townhous 1.69205 �i 0.0183 i 0.1559 0.0664 1.000Oe- 0.0126 i 0.0126 0.0126 ; 0.0126 199.0643 199.0643 i 3.8200e- i 3.6500e- i 200.2473 e 003 . 003 003 i ----------- -�------,r-------� Office Park0.0786555:i --------------'-----------------------------------'---------------+-------j---- - - - j - - ------ i i i i i i r ------i i i ---- 8.5000e- i 7.7100e- 6.4800e- 5.000Oe- i 5.9000e- i 5.9000e- 5.9000e- ; 5.9000e- i 9.2536 9.2536 i 1.8000e- i 1.7000e- i 9.3086 004 003 003 005 004 004 004 004 004 i 004 -------- Strip Mall i � � i � i � � • •� ------- ----- -- ----- ----------- -- --- ---- --- -------------'---------------+-------� ---- ----- ------------ �0.0478959•i 5.2000e- i 4.7000e- 3.9400e- 3.000Oe- i 3.6000e- i 3.6000e- 3.6000e- ; 3.6000e- • i 5.6348 5.6348 i 1.1000e- i 1.000Oe- 5.6683 004 003 003 005 004 004 004 004 ; i 004 004 Total 0.0196 0.1683 0.0768 1.0800e- 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 3.9200e- 215.2241 11 003 003 003 6.0 Area Detail 12-319 CaIEEMod Version: CaIEEMod.2016.3.2 Page 73 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 6.1 Mitigation Measures Area 12-320 ROG NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category Ib/day Ib/day Mitigated �� 10.2488 � 0.7596 � 20.6943 � 0.0456 � � 2.6896 � 2.6896 � � 2.6896 2.6896 � 327.8421 � 635.2018 � 963.0439 � 0.9827 � 0.0223 i 994.2433 Unmitigated 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 • 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 12-320 CaIEEMod Version: CaIEEMod.2016.3.2 Page 74 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 6.2 Area by SubCategory Unmitigated 12-321 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory Ib/day Ib/day Architectural •i 0.0874 i � i i � 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Coating Consumer •i 0.9023 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Products Hearth •i 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 i 630.0000 957.8421 0.9777 0.0223 988.9153 i i i i Landscaping •i 0.0878 0.0334 2.8950 1.5000e- 0.0160 0.0160 0.0160 0.0160 i 5.2018 5.2018 5.0500e- 5.3279 i i i i i 004 003 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 F-77.84211 635.2018 963.0439 0.9827 0.0223 994.2433 12-321 CaIEEMod Version: CaIEEMod.2016.3.2 Page 75 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 6.2 Area by SubCategory Mitigated 7.0 Water Detail 7.1 Mitigation Measures Water 8.0 Waste Detail 8.1 Mitigation Measures Waste 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment 12-322 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory Ib/day Ib/day Architectural •i 0.0874 i � i i � 0.0000 i 0.0000 0.0000 0.0000 i � 0.0000 0.0000 • Coating Consumer •i 0.9023 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Products Hearth •i 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 i 630.0000 957.8421 0.9777 0.0223 1 988.9153 i i i i Landscaping •i 0.0878 0.0334 2.8950 1.5000e- 0.0160 0.0160 0.0160 0.0160 i 5.2018 5.2018 5.0500e- 5.3279 i i i i i 004 003 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 F-77.84211 635.2018 963.0439 0.9827 0.0223 994.2433 7.0 Water Detail 7.1 Mitigation Measures Water 8.0 Waste Detail 8.1 Mitigation Measures Waste 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment 12-322 CaIEEMod Version: CaIEEMod.2016.3.2 Page 76 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer Fire Pumos and Emeraencv Generators IEquipment Type I Number I Hours/Day I Hours/Year I Horse Power I Load Factor I Fuel Type I Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number 11.0 Vegetation 12-323 CaIEEMod Version: CaIEEMod.2016.3.2 Page 1 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 2510 West Coast Highway Orange County, Winter 1.0 Project Characteristics 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Office Park 2.52 + 1000sgft ; 0.00 2,525.00 i 0 •------------------------------_------------------------------_------------------------------= Condo/Townhouse 35.00 --- --------- ------------i------------------- Dwelling Unit 0.98 34,306.00 -+ 100 + ; •------------------------------_------------------------------_-------------------------------------------}------------------E--------------- T Strip Mall 8.74 1000sgft 0.00 8,741.00 0 1.2 Other Project Characteristics Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Climate Zone 8 Operational Year 2021 Utility Company Southern California Edison CO2 Intensity 702.44 CH4Intensity 0.029 N20 Intensity 0.006 (Ib/MWhr) (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non -Default Data 12-324 CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter Project Characteristics - Land Use - Per noise study and architectural drawing Construction Phase - Per AQ memo Demolition - Grading - Vehicle Emission Factors - Vehicle Emission Factors - Vehicle Emission Factors - Land Use Change - Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblConstruction Phase NumDays i 100.00 230.00 ----------------------------_------------------------------r-----------------------------t-------------------------- tblGradin Material Imported 0.00 310.00 ---------------------------- tblLandUse ------------------------------ -------------------------------------------------------- Land UseSquareFeet 2,520.00 2,525.00 ---------------------------- tblLandUse ------------------------------ t----------------------------- t------------------------- Land UseSquareFeet 35,000.00 34,306.00 -----------------------------_-----------------------------r-----------------------------t-------------------------- tblLandUse Land UseSquareFeet 1 8,740.00 8,741.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.06 0.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 2.19 0.98 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.20 0.00 ----------------------------- tblVehicleEF ------------------------------ t-----------------------------t-------------------------- HHD 0.63 0.03 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.16 0.14 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.08 8.1503e-007 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 2.36 5.39 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 1.29 0.84 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 3.99 0.01 ----------------------------- tblVehicleEF ------------------------------ ------------------------------ -------------------------- HHD 4,116.44 1,057.87 12-325 CaIEEMod Version: CaIEEMod.2016.3.2 Page 3 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF HHD 1,683.99 1,517.44 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 12.64 0.09 tblVehicleEF HHD r 20.04 5.92 tblVehicleEF HHD r 3.96 3.93 tblVehicleEF HHD r 0.02 8.4879e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.1207e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD r 0.57 0.41 tblVehicleEF HHD r 8.9000e-005 4.1063e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleE F HHD r 0.10 4.2665e-006 tblVehicleEF HHD r 0.04 9.6941 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9200e-004 8.5664e-007 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.68 0.48 12-326 CaIEEMod Version: CaIEEMod.2016.3.2 Page 4 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF HHD 8.9000e-005 4.1063e-006 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.31 0.27 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleEF HHD r 0.11 4.6713e-006 tblVehicleEF HHD r 0.59 0.03 tblVehicleEF HHD r 0.16 0.14 tblVehicleE F HHD r 0.08 7.8282e-007 tblVehicleEF HHD r 1.72 5.25 tblVehicleEF HHD r 1.30 0.84 tblVehicleEF HHD r 3.80 0.01 tblVehicleEF HHD } 4,359.67 1,057.02 tblVehicleEF HHD } 1,683.99 1,517.44 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 20.68 5.78 tblVehicleEF HHD r 3.75 3.72 tblVehicleEF HHD r 0.02 7.8073e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleE F HHD r 0.02 7.4696e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleE F HHD 5.0090e-003 2.4616e-004 12-327 CaIEEMod Version: CaIEEMod.2016.3.2 Page 5 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF HHD 0.54 0.43 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.09 4.1088e-006 tblVehicleE F HHD r 0.04 9.6851 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.8900e-004 8.4844e-007 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleEF HHD r 5.0090e-003 2.4616e-004 tblVehicleEF HHD r 0.64 0.50 tblVehicleEF HHD r 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.31 0.27 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.10 4.4987e-006 tblVehicleEF HHD r 0.68 0.02 tblVehicleE F HHD r 0.16 5.0361 e-003 tblVehicleE F HHD r 0.08 8.2267e-007 tblVehicleEF HHD r 3.25 5.42 tblVehicleEF HHD r 1.29 0.46 tblVehicleEF HHD r 4.03 0.01 tblVehicleEF HHD } 3,780.54 1,027.42 tblVehicleEF HHD } 1,683.99 1,421.63 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 19.16 5.92 tblVehicleEF HHD r 3.89 3.78 tblVehicleEF HHD 0.02 8.9816e-003 12-328 CaIEEMod Version: CaIEEMod.2016.3.2 Page 6 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF HHD 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.5930e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.5162e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.61 0.39 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.13 0.11 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.10 4.3030e-006 tblVehicleE F HHD r 0.03 9.7066e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9300e-004 8.5821e-007 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.73 0.44 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.31 0.12 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.11 4.7113e-006 tblVehicleEF LDA 4.3340e-003 2.6622e-003 12-329 CaIEEMod Version: CaIEEMod.2016.3.2 Page 7 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDA 5.1760e-003 0.05 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.58 0.68 tblVehicleEF LDA r 1.10 2.11 tblVehicleEF LDA r 263.86 265.52 tblVehicleEF LDA r 58.33 54.23 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.21 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6420e-003 2.6267e-003 tblVehicleEF LDA r 6.020Oe-004 5.3662e-004 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA 0.03 r 0.05 tblVehicleEF LDA 0.02 r 0.01 tblVehicleEF LDA 0.04 0.21 12-330 CaIEEMod Version: CaIEEMod.2016.3.2 Page 8 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDA 0.08 0.25 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 4.5760e-003 2.8325e-003 tblVehicleEF LDA r 4.6500e-003 0.05 tblVehicleEF LDA r 0.63 0.74 tblVehicleEF LDA r 0.95 1.82 tblVehicleEF LDA r 274.96 276.40 tblVehicleEF LDA r 58.33 53.69 tblVehicleEF LDA r 0.04 0.03 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.19 tblVehicleEF LDA r 0.06 0.21 tblVehicleEF LDA r 2.7540e-003 2.7344e-003 tblVehicleEF LDA r 5.9900e-004 5.3128e-004 tblVehicleEF LDA 0.05 r 0.07 tblVehicleEF LDA 0.09 r 0.10 tblVehicleEF LDA 0.05 0.07 12-331 CaIEEMod Version: CaIEEMod.2016.3.2 Page 9 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDA 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.04 0.19 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 4.2520e-003 2.6083e-003 tblVehicleEF LDA r 5.2830e-003 0.05 tblVehicleEF LDA r 0.56 0.65 tblVehicleEF LDA r 1.13 2.18 tblVehicleEF LDA r 259.76 261.50 tblVehicleEF LDA r 58.33 54.34 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.10 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6010e-003 2.5869e-003 tblVehicleEF LDA r 6.0200e-004 5.3778e-004 tblVehicleEF LDA 0.04 0.05 12-332 CaIEEMod Version: CaIEEMod.2016.3.2 Page 10 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDA 0.10 0.10 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.03 0.05 tblVehicleEF LDA r 0.02 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.08 0.26 tblVehicleEF LDT1 r 9.9920e-003 6.2082e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.19 1.26 tblVehicleEF LDT1 r 2.74 2.32 tblVehicleEF LDT1 r 324.21 313.05 tblVehicleEF LDT1 r 71.81 65.11 tblVehicleEF LDT1 r 0.11 0.10 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.02 0.03 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.19 0.36 tblVehicleEF LDT1 3.2560e-003 3.0978e-003 12-333 CaIEEMod Version: CaIEEMod.2016.3.2 Page 11 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT1 7.6600e-004 6.4435e-004 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 �-----------------------------T-------------------------- i 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.21 0.40 tblVehicleEF LDT1 r 0.01 6.5571 e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.28 1.36 tblVehicleEF LDT1 r 2.36 2.00 tblVehicleEF LDT1 r 337.31 324.18 tblVehicleEF LDT1 r 71.81 64.47 tblVehicleEF LDT1 r 0.10 0.09 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.17 0.18 tblVehicleEF LDT1 r 0.26 0.20 tblVehicleEF LDT1 r 0.14 0.15 tblVehicleEF LDT1 r 0.03 0.03 tblVehicleEF LDT1 0.14 0.61 12-334 CaIEEMod Version: CaIEEMod.2016.3.2 Page 12 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT1 0.17 0.32 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- 3.3880e-003 r 3.2080e-003 tblVehicleEF LDT1 7.5900e-004 r 6.3799e-004 tblVehicleEF LDT1 0.17 r 0.18 tblVehicleEF LDT1 0.26 r 0.20 tblVehicleEF LDT1 0.14 r 0.15 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.14 r 0.61 tblVehicleEF LDT1 0.19 r 0.36 tblVehicleEF LDT1 9.8200e-003 r 6.0953e-003 tblVehicleEF LDT1 0.01 r 0.07 tblVehicleEF LDT1 1.16 r 1.22 tblVehicleEF LDT1 2.82 r 2.40 tblVehicleEF LDT1 319.38 r 308.94 tblVehicleEF LDT1 71.81 r 65.25 tblVehicleEF LDT1 0.11 r 0.10 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 8.00OOe-003 r 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 r 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 r 2.6454e-003 tblVehicleEF LDT1 0.02 r 0.02 tblVehicleEF LDT1 2.00OOe-003 r 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 r 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 r 2.4325e-003 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 0.11 12-335 CaIEEMod Version: CaIEEMod.2016.3.2 Page 13 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT1 0.02 0.03 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- r 0.18 0.78 tblVehicleEF LDT1 0.19 r 0.37 tblVehicleEF LDT1 3.2070e-003 r 3.0572e-003 tblVehicleEF LDT1 7.6700e-004 r 6.4574e-004 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 r 0.11 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.18 r 0.78 tblVehicleEF LDT1 0.21 r 0.41 tblVehicleEF LDT2 5.7840e-003 r 4.0565e-003 tblVehicleEF LDT2 6.6620e-003 r 0.07 tblVehicleEF LDT2 0.74 r 0.91 tblVehicleEF LDT2 1.41 r 2.69 tblVehicleEF LDT2 369.26 r 341.01 tblVehicleEF LDT2 81.71 r 71.31 tblVehicleEF LDT2 0.07 r 0.07 tblVehicleEF LDT2 0.04 r 0.04 tblVehicleEF LDT2 8.00OOe-003 r 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 r 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 r 1.8210e-003 tblVehicleEF LDT2 0.02 r 0.02 tblVehicleEF LDT2 2.00OOe-003 r 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 r 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 r 1.6744e-003 tblVehicleEF LDT2 0.05 0.07 12-336 CaIEEMod Version: CaIEEMod.2016.3.2 Page 14 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT2 0.11 0.12 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.09 0.32 tblVehicleEF LDT2 r 3.6980e-003 3.3737e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0569e-004 tblVehicleEF LDT2 r 0.05 0.07 tblVehicleEF LDT2 r 0.11 0.12 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.10 0.35 tblVehicleEF LDT2 r 6.1050e-003 4.3054e-003 tblVehicleEF LDT2 r 5.9960e-003 0.06 tblVehicleEF LDT2 r 0.80 0.99 tblVehicleEF LDT2 r 1.22 2.32 tblVehicleEF LDT2 r 384.42 352.00 tblVehicleEF LDT2 r 81.71 70.61 tblVehicleEF LDT2 r 0.06 0.06 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 2.00OOe-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 12-337 CaIEEMod Version: CaIEEMod.2016.3.2 Page 15 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT2 2.0220e-003 1.6744e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.08 0.29 tblVehicleEF LDT2 r 3.8500e-003 3.4825e-003 tblVehicleEF LDT2 r 8.3800e-004 6.9879e-004 tblVehicleEF LDT2 r 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.09 0.31 tblVehicleEF LDT2 r 5.6750e-003 3.9776e-003 tblVehicleEF LDT2 r 6.7990e-003 0.07 tblVehicleEF LDT2 r 0.72 0.88 tblVehicleEF LDT2 r 1.45 2.77 tblVehicleEF LDT2 r 363.66 336.95 tblVehicleEF LDT2 r 81.71 71.46 tblVehicleEF LDT2 r 0.07 0.07 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 12-338 CaIEEMod Version: CaIEEMod.2016.3.2 Page 16 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT2 2.00OOe-003 1.9869e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 r 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.09 0.33 tblVehicleEF LDT2 r 3.6420e-003 3.3336e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0720e-004 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.10 0.36 tblVehicleEF LHD1 r 5.7990e-003 5.8183e-003 tblVehicleEF LHD1 r 0.01 5.0096e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.78 0.57 tblVehicleEF LHD1 r 2.55 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.41 tblVehicleEF LHD1 0.08 0.06 12-339 CaIEEMod Version: CaIEEMod.2016.3.2 Page 17 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD1 1.27 0.81 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.28 0.47 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5213e-003 tblVehicleEF LHD1 r 3.7900e-004 1.2281e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 0.28 0.47 12-340 CaIEEMod Version: CaIEEMod.2016.3.2 Page 18 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD1 0.29 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 5.7990e-003 5.8302e-003 tblVehicleEF LHD1 r 0.01 5.0977e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.79 0.58 tblVehicleEF LHD1 r 2.44 1.04 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.74 tblVehicleEF LHD1 r 33.13 12.33 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.19 0.76 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 2.4300e-003 1.9450e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.06 0.05 12-341 CaIEEMod Version: CaIEEMod.2016.3.2 Page 19 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD1 0.27 0.45 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 0.26 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5214e-003 tblVehicleEF LHD1 r 3.7700e-004 1.2203e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.27 0.45 tblVehicleEF LHD1 r 0.28 0.08 tblVehicleEF LHD1 r 5.7990e-003 5.8161e-003 tblVehicleEF LHD1 r 0.01 4.9859e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.77 0.57 tblVehicleEF LHD1 r 2.56 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.42 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.24 0.80 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.01 7.2149e-003 12-342 CaIEEMod Version: CaIEEMod.2016.3.2 Page 20 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD1 9.1700e-004 2.5532e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5212e-003 tblVehicleEF LHD1 r 3.8000e-004 1.2294e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.29 0.09 tblVehicleEF LHD2 r 4.2890e-003 4.2528e-003 tblVehicleEF LHD2 r 4.2710e-003 3.6633e-003 tblVehicleEF LHD2 r 9.4470e-003 0.01 tblVehicleEF LHD2 0.13 0.16 12-343 CaIEEMod Version: CaIEEMod.2016.3.2 Page 21 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 0.36 0.41 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 1.38 0.76 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.10 tblVehicleEF LHD2 r 28.46 10.01 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.87 0.94 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 r 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 r 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 r 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 r 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.02 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.05 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.13 0.06 tblVehicleEF LHD2 r 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 r 6.0340e-003 6.5784e -003 :------------ ---------------------------- tblVehicleEF ------------------------ LHD2 10------------------ 3.00e-004 9.9072e-005 12-344 CaIEEMod Version: CaIEEMod.2016.3.2 Page 22 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 1.1610e-003 1.4569e-003 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.03 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.06 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.14 0.06 tblVehicleEF LHD2 r 4.2890e-003 4.2615e-003 tblVehicleEF LHD2 r 4.3220e-003 3.7008e-003 tblVehicleEF LHD2 r 9.1410e-003 0.01 tblVehicleEF LHD2 r 0.13 0.16 tblVehicleEF LHD2 r 0.37 0.41 tblVehicleEF LHD2 r 1.32 0.73 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.11 tblVehicleEF LHD2 r 28.46 9.96 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.82 0.88 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD2 9.3060e-003 9.6641 e-003 12-345 CaIEEMod Version: CaIEEMod.2016.3.2 Page 23 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 4.2300e-004 1.3735e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.12 r 0.05 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5785e-003 tblVehicleEF LHD2 3.0900e-004 r 9.8524e-005 tblVehicleEF LHD2 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.06 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 4.2890e-003 r 4.2512e-003 tblVehicleEF LHD2 4.2570e-003 r 3.6533e-003 tblVehicleEF LHD2 9.5090e-003 r 0.01 tblVehicleEF LHD2 0.13 r 0.16 tblVehicleEF LHD2 0.36 r 0.41 tblVehicleEF LHD2 1.38 r 0.76 tblVehicleEF LHD2 13.67 r 13.61 tblVehicleEF LHD2 619.08 r 679.10 tblVehicleEF LHD2 28.46 10.02 12-346 CaIEEMod Version: CaIEEMod.2016.3.2 Page 24 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 0.10 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- r 0.85 0.92 tblVehicleEF LHD2 1.1890e-003 r 1.1974e-003 tblVehicleEF LHD2 0.09 r 0.09 tblVehicleEF LHD2 0.01 r 0.01 tblVehicleEF LHD2 9.7400e-003 r 0.01 tblVehicleEF LHD2 4.6100e-004 r 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 r 1.1456e-003 tblVehicleEF LHD2 0.04 r 0.04 tblVehicleEF LHD2 2.6460e-003 r 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 r 9.6641 e-003 tblVehicleEF LHD2 4.2300e-004 r 1.3735e-004 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.10 r 0.33 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 r 9.9159e-005 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 0.06 12-347 CaIEEMod Version: CaIEEMod.2016.3.2 Page 25 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 0.10 0.33 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.14 0.06 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.61 18.90 tblVehicleEF MY r 9.56 8.43 tblVehicleEF MY r 177.57 214.49 tblVehicleEF MY r 45.30 60.11 tblVehicleEF MY r 1.12 1.12 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY r 0.69 0.72 tblVehicleEF MY r 0.71 0.72 tblVehicleEF MY r 2.38 2.40 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.05 1.82 tblVehicleEF MY r 2.1510e-003 2.1225e-003 tblVehicleEF MY r 6.7000e-004 5.9482e-004 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY 0.69 0.72 12-348 CaIEEMod Version: CaIEEMod.2016.3.2 Page 26 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MY 0.71 0.72 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 2.95 2.97 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.24 1.98 tblVehicleEF MY r 0.47 0.35 tblVehicleEF MY r 0.14 0.21 tblVehicleEF MY r 17.91 18.17 tblVehicleEF MY r 8.81 7.74 tblVehicleEF MY r 177.57 213.12 tblVehicleEF MY r 45.30 58.36 tblVehicleEF MY r 0.98 0.98 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.71 1.74 tblVehicleEF MY r 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.33 2.34 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 1.85 1.62 tblVehicleEF MY r 2.1380e-003 2.1090e-003 tblVehicleEF MY 6.5100e-004 5.7748e-004 12-349 CaIEEMod Version: CaIEEMod.2016.3.2 Page 27 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MY 1.71 1.74 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.89 2.90 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 2.01 1.77 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.72 19.01 tblVehicleEF MY r 9.67 8.55 tblVehicleEF MY r 177.57 214.70 tblVehicleEF MY r 45.30 60.42 tblVehicleEF MY r 1.09 1.09 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.39 2.41 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY 2.09 1.86 12-350 CaIEEMod Version: CaIEEMod.2016.3.2 Page 28 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MY 2.1530e-003 2.1246e-003 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 6.7300e-004 5.9790e-004 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.97 2.98 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY r 2.28 2.02 tblVehicleEF MDV r 0.01 5.6007e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.26 1.12 tblVehicleEF MDV r 2.62 3.12 tblVehicleEF MDV r 500.02 420.73 tblVehicleEF MDV r 108.15 86.72 tblVehicleEF MDV r 0.14 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV 0.03 0.02 12-351 CaIEEMod Version: CaIEEMod.2016.3.2 Page 29 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MDV 0.10 0.42 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.20 0.41 tblVehicleEF MDV r 5.0080e-003 4.1596e-003 tblVehicleEF MDV r 1.1270e-003 8.5816e-004 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.10 0.42 tblVehicleEF MDV r 0.22 0.45 tblVehicleEF MDV r 0.01 5.9079e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.36 1.20 tblVehicleEF MDV r 2.27 2.69 tblVehicleEF MDV r 519.96 432.28 tblVehicleEF MDV r 108.15 85.89 tblVehicleEF MDV r 0.12 0.09 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV 0.16 0.14 12-352 CaIEEMod Version: CaIEEMod.2016.3.2 Page 30 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MDV 0.10 0.12 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.18 0.37 tblVehicleEF MDV r 5.2090e-003 4.2738e-003 tblVehicleEF MDV r 1.1210e-003 8.4999e-004 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.05 0.04 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.20 0.40 tblVehicleEF MDV r 0.01 5.5001 e-003 tblVehicleEF MDV r 0.02 0.09 tblVehicleEF MDV r 1.23 1.08 tblVehicleEF MDV r 2.69 3.21 tblVehicleEF MDV r 492.66 416.47 tblVehicleEF MDV r 108.15 86.90 tblVehicleEF MDV r 0.13 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 12-353 CaIEEMod Version: CaIEEMod.2016.3.2 Page 31 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MDV 0.06 0.08 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.03 0.02 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.20 0.42 tblVehicleEF MDV r 4.9340e-003 4.1175e-003 tblVehicleEF MDV r 1.1290e-003 8.5994e-004 tblVehicleEF MDV r 0.06 0.08 tblVehicleEF MDV r 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.22 0.46 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.15 0.31 tblVehicleEF MH r 5.50 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.43 3.91 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 tblVehicleEF MH r 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.00OOe-003 12-354 CaIEEMod Version: CaIEEMod.2016.3.2 Page 32 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter tblVehicleEF MH 0.03 0.09 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 9.6500e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7000e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.21 0.31 tblVehicleEF MH r 5.21 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.33 3.70 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 ---------------------------- tblVehicleEF ------------------------ MH -------------- ------------------------------------------ 1.0490e-003 0.00 12-355 CaIEEMod Version: CaIEEMod.2016.3.2 Page 33 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter tblVehicleEF MH 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.31 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.34 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.13 0.31 tblVehicleEF MH r 5.54 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.40 3.84 tblVehicleEF MH r 0.13 0.13 :------------------------------ ---------------------------- tblVehicleEF ------------------------ MH 0.01 0.02 12-356 CaIEEMod Version: CaIEEMod.2016.3.2 Page 34 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MH 0.03 0.10 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH r 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7100e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MHD r 0.02 4.9135e-003 tblVehicleEF MHD r 4.2090e-003 5.6113e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.36 0.39 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.12 1.31 tblVehicleEF MHD 141.40 56.75 12-357 CaIEEMod Version: CaIEEMod.2016.3.2 Page 35 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MHD 1,144.82 1,086.34 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 60.68 12.86 tblVehicleEF MHD r 0.54 0.43 tblVehicleEF MHD r 1.18 1.96 tblVehicleEF MHD r 2.3000e-004 1.4505e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.2000e-004 1.3878e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD r 0.03 0.02 tblVehicleEF MHD r 7.3800e-004 3.2888e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.3610e-003 5.4033e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1400e-004 1.2722e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD 0.04 0.03 12-358 CaIEEMod Version: CaIEEMod.2016.3.2 Page 36 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MHD 7.3800e-004 3.2888e-004 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.05 0.11 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.41 0.07 tblVehicleEF MHD r 0.02 4.6515e-003 tblVehicleEF MHD r 4.2610e-003 5.6474e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.26 0.31 tblVehicleEF MHD r 0.34 0.51 tblVehicleEF MHD r 5.83 1.25 tblVehicleEF MHD r 149.77 57.73 tblVehicleEF MHD } 1,144.82 1,086.35 tblVehicleEF MHD r 60.68 12.75 tblVehicleEF MHD r 0.56 0.43 tblVehicleEF MHD r 1.12 1.85 tblVehicleEF MHD r 1.9400e-004 1.2248e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 1.8500e-004 1.1718e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 12-359 CaIEEMod Version: CaIEEMod.2016.3.2 Page 37 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MHD 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.36 0.06 tblVehicleEF MHD r 1.4400e-003 5.4975e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.0900e-004 1.2618e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.40 0.06 tblVehicleEF MHD r 0.02 5.2905e-003 tblVehicleEF MHD r 4.1930e-003 5.5992e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.50 0.50 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.17 1.32 tblVehicleEF MHD r 129.83 55.39 tblVehicleEF MHD } 1,144.82 1,086.34 tblVehicleEF MHD r 60.68 12.88 tblVehicleEF MHD r 0.52 0.42 tblVehicleEF MHD r 1.16 1.92 tblVehicleEF MHD 2.8000e-004 1.7623e-003 12-360 CaIEEMod Version: CaIEEMod.2016.3.2 Page 38 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MHD 0.13 0.13 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.6800e-004 1.6861e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.2520e-003 5.2723e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1500e-004 1.2742e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.04 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.42 0.07 tblVehicleEF OBUS 0.01 9.0600e-003 12-361 CaIEEMod Version: CaIEEMod.2016.3.2 Page 39 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 8.4360e-003 9.3584e-003 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.03 0.02 tblVehicleEF OBUS r 0.28 0.55 tblVehicleEF OBUS r 0.58 1.01 tblVehicleEF OBUS r 5.60 2.44 tblVehicleEF OBUS r 84.68 84.33 tblVehicleEF OBUS } 1,226.51 1,422.10 tblVehicleEF OBUS r 69.78 20.28 tblVehicleEF OBUS r 0.42 0.52 tblVehicleEF OBUS r 1.44 1.85 tblVehicleEF OBUS r 1.4500e-004 2.0433e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.3900e-004 1.9549e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS 0.35 0.12 12-362 CaIEEMod Version: CaIEEMod.2016.3.2 Page 40 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 8.2000e-004 8.0328e-004 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF OBUS r 7.9600e-004 2.0066e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF OBUS r 0.01 9.0787e-003 tblVehicleEF OBUS r 8.5800e-003 9.4940e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.26 0.53 tblVehicleEF OBUS r 0.58 1.02 tblVehicleEF OBUS r 5.31 2.31 tblVehicleEF OBUS r 88.70 84.93 tblVehicleEF OBUS } 1,226.51 1,422.12 tblVehicleEF OBUS r 69.78 20.06 tblVehicleEF OBUS r 0.43 0.52 tblVehicleEF OBUS r 1.35 1.74 tblVehicleEF OBUS r 1.2200e-004 1.7267e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.1700e-004 1.6520e-003 12-363 CaIEEMod Version: CaIEEMod.2016.3.2 Page 41 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.34 0.11 tblVehicleEF OBUS r 8.5900e-004 8.0897e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9100e-004 1.9856e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.37 0.13 tblVehicleEF OBUS r 0.01 9.0542e-003 tblVehicleEF OBUS r 8.3930e-003 9.3186e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.29 0.59 tblVehicleEF OBUS r 0.57 1.00 tblVehicleEF OBUS 5.64 2.46 12-364 CaIEEMod Version: CaIEEMod.2016.3.2 Page 42 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 79.14 83.50 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- } 1,226.51 1,422.09 tblVehicleEF OBUS r 69.78 20.31 tblVehicleEF OBUS r 0.40 0.52 tblVehicleEF OBUS r 1.41 1.81 tblVehicleEF OBUS r 1.7600e-004 2.4806e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.6900e-004 2.3733e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.36 0.12 tblVehicleEF OBUS r 7.6700e-004 7.9541e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9700e-004 2.0100e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 12-365 CaIEEMod Version: CaIEEMod.2016.3.2 Page 43 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 0.05 0.08 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.09 7.1319e-003 tblVehicleEF SBUS r 8.16 2.80 tblVehicleEF SBUS r 1.19 1.03 tblVehicleEF SBUS r 9.61 1.02 tblVehicleEF SBUS } 1,131.05 356.18 tblVehicleEF SBUS } 1,090.69 1,128.82 tblVehicleEF SBUS r 54.18 5.79 tblVehicleEF SBUS r 9.79 3.82 tblVehicleEF SBUS r 4.65 6.33 tblVehicleEF SBUS r 0.01 6.3356e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 6.0616e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 12-366 CaIEEMod Version: CaIEEMod.2016.3.2 Page 44 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter tblVehicleEF SBUS 0.04 0.01 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.98 0.34 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.51 0.04 tblVehicleEF SBUS r 0.01 3.3995e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.0800e-004 5.7337e-005 tblVehicleEF SBUS r 3.6480e-003 1.1352e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.08 6.4082e-003 tblVehicleEF SBUS r 8.04 2.75 tblVehicleEF SBUS r 1.21 1.05 tblVehicleEF SBUS r 7.94 0.84 tblVehicleEF SBUS } 1,182.37 367.48 tblVehicleEF SBUS } 1,090.69 1,128.85 tblVehicleEF SBUS r 54.18 5.50 tblVehicleEF SBUS r 10.10 3.93 tblVehicleEF SBUS 4.39 5.98 12-367 CaIEEMod Version: CaIEEMod.2016.3.2 Page 45 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF SBUS 8.9100e-003 5.3460e-003 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 8.5240e-003 5.1148e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.98 0.34 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS r 0.46 0.04 tblVehicleEF SBUS r 0.01 3.5062e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 6.8100e-004 5.4417e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS 0.50 0.04 12-368 CaIEEMod Version: CaIEEMod.2016.3.2 Page 46 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF SBUS 0.87 0.07 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.02 0.01 tblVehicleEF SBUS r 0.09 7.2358e-003 tblVehicleEF SBUS r 8.33 2.86 tblVehicleEF SBUS r 1.18 1.03 tblVehicleEF SBUS r 9.77 1.03 tblVehicleEF SBUS } 1,060.18 340.58 tblVehicleEF SBUS } 1,090.69 1,128.81 tblVehicleEF SBUS r 54.18 5.82 tblVehicleEF SBUS r 9.36 3.67 tblVehicleEF SBUS r 4.57 6.22 tblVehicleEF SBUS r 0.01 7.7023e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 7.3691 e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.99 0.34 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS 0.02 0.09 12-369 CaIEEMod Version: CaIEEMod.2016.3.2 Page 47 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF SBUS 0.51 0.04 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.01 3.2521 e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.1100e-004 5.7616e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.09 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.96 37.60 tblVehicleEF UBUS r 13.19 1.81 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.76 tblVehicleEF UBUS r 4.82 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS r 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 12-370 CaIEEMod Version: CaIEEMod.2016.3.2 Page 48 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF UBUS 0.10 0.03 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 0.96 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5700e-003 2.2519e-004 tblVehicleEF UBUS r 6.1570e-003 2.6629e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 1.05 0.16 tblVehicleEF UBUS r 1.94 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 9.02 37.60 tblVehicleEF UBUS r 11.63 1.61 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.40 tblVehicleEF UBUS r 4.53 1.10 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 12-371 CaIEEMod Version: CaIEEMod.2016.3.2 Page 49 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF UBUS 1.0860e-003 3.6483e-005 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.89 0.14 tblVehicleEF UBUS r 8.6450e-003 4.3416e-003 tblVehicleEF UBUS r 1.5430e-003 2.2162e-004 tblVehicleEF UBUS r 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 2.53 5.65 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.95 37.60 tblVehicleEF UBUS r 13.46 1.85 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.82 tblVehicleEF UBUS r 4.73 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 12-372 CaIEEMod Version: CaIEEMod.2016.3.2 Page 50 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter tblVehicleEF UBUS 3.00OOe-003 7.3601 e-003 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 0.52 0.14 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5750e-003 2.2584e-004 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS 1.07 0.16 2.0 Emissions Summary 12-373 CaIEEMod Version: CaIEEMod.2016.3.2 Page 51 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 2.1 Overall Construction (Maximum Daily Emission) Unmitigated Construction Mitigated Construction ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I I PM10 PM10 Total PM2.5 PM2.5 Total I Year Ib/day Ib/day I 1 I 1 1 I 1 I 1 I 1 2020 •1 1.0077 17.0753 8.4457 0.0336 1.1745 0.5278 1.6465 0.4434 0.4857 � 0.8898 0.0000 1 3,599.626 0.5870 0.0000 3,614.299 I I I I I I I I 13,599.626 I I 0 I 0 I 1 I 9 '1 I I I 1 I I I I 1 I I 1 • I -----------•1 - - - - - -J- - - - - - - J - - - - - - - J-------J-------J-------J-------J-------J------- ----- - - - ------1 J-------J-------J------- '1 - I 1 I 1 1 I 1 I *- 1 -- -- 1 I 1 *------- 2021 •1 64.0632 8.6161 8.2439 0.0157 0.3625 0.4509 0.8133 0.0970 0.4148 0.5118 0.0000 1 1,549.320 0.3762 0.0000 1,558.726 I I I I I I I I 11,549.320 I I '1 I I I 1 I I I I • 1 5 I 5 I 1 I 8 '1 I I I 1 I I I I • I I I I I Maximum 64.0632 17.0753 8.4457 0.0336 1.1745 0.5278 1.6465 0.4434 0.4857 0.8898 0.0000 3,599.626 3,599.626 0.5870 0.0000 3,614.299 11 0 0 j 9 Mitigated Construction 12-374 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I Year Ib/day Ib/day I I I 1 I I I I I I 1 2020 •1 1.0077 I 17.0753 I 8.4457 I 0.0336 I 0.8025 I 0.5278 I 1.1663 I 0.1910 I 0.4857 � 0.6374 � 0.0000 1 3,599.626 13,599.626 I 0.5870 I 0.0000 1 3,614.299 0 1 0 I 1 I 9 ;� I 1 I 1 1 I 1 I 1 I 1 I I I I 1 I I 1 I I I 1 2021 :: 64.0632 I 8.6161 I 8.2439 I 0.0157 I 0.3625 I 0.4509 I 0.8133 I 0.0970 I 0.4148 0.5118 � 0.0000 i 1,549.320 11,549.320 I 0.3762 I 0.0000 1,558.726 I 1 I 1 1 I 1 I 5 1 5 I 1 I 8 '1 1 I 1 I 1 1 I 1 I 1 I 1 I Maximum 64.0632 17.0753 8.4457 0.0336 0.8025 0.5278 1.1663 0.1910 0.4857 0.6374 0.0000 3,599.626 3,599.626 0.5870 0.0000 3,614.299 11 0 0 j 9 1 12-374 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Percent 0.00 0.00 0.00 0.00 24.21 0.00 19.52 46.71 0.00 18.01 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 12-374 CaIEEMod Version: CaIEEMod.2016.3.2 Page 52 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 2.2 Overall Operational Unmitigated Operational Mitigated Operational ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I I Category Ib/day Ib/day Area •i 10.2488 i 0.7596 20.6943 0.0456 2.6896 i 2.6896 2.6896 2.6896 327.8421 i 635.2018 i 963.0439 i 0.9827 0.0223 994.2433 Energy i 0.0196 i 0.1683 i 0.0768 i 1.0700e- 0.0136 i 0.0136 i i 0.0136 0.0136 � i 213.9527 213.9527 i 4.1000e3.9200e- 1 215.2241 003 003 003 i •� 003 003 003 i Mobile •1 1.4677 i 3.0154 i 11.8547 0.0329 3.2316 0.0411 i 3.2727 i 0.8624 i 0.0387 0.9011 � i 3,367.387 3,367.387 i 0.2086 3,372.602 8 i 8 i i Total 11.7362 Total 32.6258 0.0795 3.2316 2.7442 5.9758 0.8624 2.7418 3.6042 327.8421 4,216.542 7544.384 1.1954 0.0262 4,582.069 11 4,5n069 733 3 5 3 5 5 Mitigated Operational 12-375 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I I Category Ib/day Ib/day Area ;� 10.2488 i 0.7596 20.6943 i 0.0456 2.6896 i 2.6896 2.6896 2.6896 327.8421 i 635.2018 963.0439 i 0.9827 0.0223 994.2433 Energy •i 0.0196 i 0.1683 0.0768 i 1.0700e- 0.0136 i 0.0136 0.0136 0.0136 213.9527 213.9527 i 4.1000e- 3.9200e- i 215.2241 •� 003 003 003 i Mobile ;� 1.4677 i 3.0154 11.8547 i 0.0329 3.2316 0.0411 i 3.2727 0.8624 i 0.0387 0.9011 � 3,367.387 3,367.387 i 0.2086 3,372.602 i i i i i i i i i 8 i 8 i i i 1 Total 11.7362 3.9433 32.6258 0.0795 3.2316 2.7442 5.9758 0.8624 2.7418 3.6042 327.8421 4,216.542 4,544.384 1.1954 0.0262 4,5n069 11 3 5 12-375 CaIEEMod Version: CaIEEMod.2016.3.2 Page 53 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.0 Construction Detail Construction Phase Phase Number ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-0O2 Total CO2 CH4 N20 CO2e !9/15/2020 19/15/2020 1 51 1 A PM10 PM10 Total PM2.5 PM2.5 Total 2� A i 4 •Building Construction +Building Construction !9/18/2020 Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 8/19/2021 5, 5. 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 •Demolition !Demolition !9/1/2020 19/14/2020 51 10: A i _ 2 Site Preparation +Site Preparation !9/15/2020 19/15/2020 1 51 1 A i _ 3 •Grading +Grading !9/16/2020 19/17/2020 1 51 2� A i 4 •Building Construction +Building Construction !9/18/2020 18/5/2021 1 51 230: A i 5 :Paving +Paving ! 8/6/2021 18/12/2021 1 51 5 + i i 6 -Architectural Coating :Architectural Coating 8/13/2021 8/19/2021 5, 5. Acres of Grading (Site Preparation Phase): 0.5 Acres of Grading (Grading Phase): 0 Acres of Paving: 0 Residential Indoor: 69,470; Residential Outdoor: 23,157; Non -Residential Indoor: 16,899; Non -Residential Outdoor: 5,633; Striped Parking Area: 0 (Architectural Coating — sgft) OffRoad Equipment 12-376 CaIEEMod Version: CaIEEMod.2016.3.2 Page 54 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM Phase Name I Offroad Equipment Type I Amount I Usage Hours I Horse Power I Load Factor Demolition 'Concrete/Industrial Saws ; 1 ; 8.001 81' 0.73 -------------------------- - - - ------------'------------- ----------- 20.00:LD_Mix Demolition 'Rubber Tired Dozers 1 1 1.001 247' 0.40 --------------------------- -------------------------------------------------------------------'------------- ----------- ----------�- ---------� 14.701 Demolition +Tractors/Loaders/Backhoes ; 21 6.001 97' 0.37 -------------------------- �- - - - -------------'------------- ----------- --------i 0.001 Site Preparation 'Graders 1 1 1 8.001 187' 0.41 --------------------------- �- - - - -------------'------------- ----------- -------------=---------------''''-, 5; Site Preparation +Tractors/Loaders/Backhoes 1 1 1 8.001 97' 0.37 ------------------------------------------ �- - - - - ----------- -------- THHDT Grading 'Concrete/Industrial Saws 1 11 8.001 81, 0.73 ---------------------------- _ i --------------------------------------------------------------------'------------- ----------- -----------' 20.00;LD_Mix Grading 'Rubber Tired Dozers 1 1 1 1.001 247' 0.40 ------------------------------------------ �- - - - - ----------- Grading +Tractors/Loaders/Backhoes 1 21 6.001 97' 0.37 0.00' + ___ i i 14.70' 6.90, Building Construction 'Cranes ; 11 4.001 231, 0.29 ------------------------------------------ �- - - - ----------- Building Construction 'Forklifts 1 21 6.001 89' 0.20 --------------------------- �- - - - -------------'------------- ----------- Building Construction +Tractors/Loaders/Backhoes ; 21 8.001 97' 0.37 i �-------------------------- ------------'------------- ----------- Paving 'Cement and Mortar Mixers ; 41 6.001 9' 0.56 + _ i _ Paving +Pavers ; 11 7.001 130' 0.42 ---------------------------- + i i ------------------------- -------------------------------------------------------- Paving 'Rollers 1 11 7.001 80' 0.38 --------------------------- �- - - - -------------'------------- ----------- Paving +Tractors/Loaders/Backhoes 1 11 7.001 97' 0.37 ---------------------------- -------------------------- ----------------- ------------r------------- Architectural Coating 'Air Compressors 1 6.00' 78' 0.48 Trips and VMT Phase Name Offroad Equipment Worker Trip Vendor Trip Hauling Trip Worker Trip Vendor Trip Hauling Trip I Worker Vehicle I Vendor I Hauling Count I Number I Number I Number I Length I Length I Length Class Vehicle Class I Vehicle Class Demolition 4; 10.00 0.001 45.00; 14.70; 6.90; 20.00:LD_Mix iHDT_Mix THHDT • A Site Preparation - -------------- 2; - i------------ 5.00- --------i 0.001 , 31.00: ----------�- ---------� 14.701 6.90; -- =------------ 20.00;LD_Mix ----------' iHDT_Mix -------- THHDT �- ° Grading -------------- 4; i------------ 10.00: --------i 0.001 ,----------�- 0.00: ------------------------------' 14.701 6.90; 20.00;LD_Mix iHDT_Mix *- THHDT ----------------° �- Building Construction -------------=---------------''''-, 5; i------------ 29.00 1---------- 6.001 ,----------�- 0.00 ' --------- 14.701 ------------------------'----------' 6.90; 20.00;LD_Mix iHDT_Mix -------- THHDT �- ° Paving -------------- 7; - i------------ 18.00: --------i4--------------- 0.001 ,----------- 0.00: 14.701 6.90; -----------' 20.00;LD_Mix iHDT_Mix -- THHDT e ' ; Architectural Coating ; 1' 6.00' 0.00' 0.00' 14.70' 6.90, 20.00,LD_Mix 'HDT_Mix HHDT 12-377 CaIEEMod Version: CaIEEMod.2016.3.2 Page 55 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.1 Mitigation Measures Construction Water Exposed Area 3.2 Demolition - 2020 Unmitigated Construction On -Site 12-378 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM 10 Total PM2.5 PM2.5 Category Ib/day Ib/day I I I I I I I I 1 I I Fugitive Dust •I I I I I 0.9844 I 0.0000 I 0.9844 1 0.1490 I 0.0000 0.1490 � I 1 0.0000 I 1 i 0.0000 I I I I I I I 1 I I I q I I I I I I I I I 1 I I Off -Road •I 0.8674 I 7.8729 I 7.6226 I 0.0120 I I 0.4672 I 0.4672 I I 0.4457 � 0.4457 � 11,147.235 1 1,147.235 I 0.2169 1 � 1,152.657 2 I 2 1 I I 8 Total 0.8674 7.8729 7.6226 0.0120 0.9844 0.4672 1.4516 0.1490 0.4457 0.5947 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-378 CaIEEMod Version: CaIEEMod.2016.3.2 Page 56 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.2 Demolition - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0348 i 1.2529 i 0.3292 3.3900e- i 0.0784 � 4.0800e- 0.0824 i 0.0215 3.9000e- 0.0254 378.0810 378.0810 0.0407 i i 379.0994 003 003 003 i Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 2 i 2 i i i 8 Worker •i 0.0434 i 0.0266 i 0.3025 1.0300e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 i 103.1621 103.1621 2.3500e- i i 103.2210 003 004 004 003 i 7.8729 Total 0.0783 1.2796 0.6317 4.4200e- 0.1901 4.8200e- 0.1950 0.0511 4.5800e- 0.0557 0.2169 481.2431 481.2431 0.0431 482.3204 003 003 003 2 8 Mitigated Construction On -Site 12-379 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.3839 0.0000 0.3839 0.0581 i 0.0000 0.0581 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i i 0.4672 i 0.4672 0.4457 0.4457 0.0000 i 1,147.235 i 1,147.235 0.2169 i i 1,152.657 2 i 2 i i i 8 Total 0.8674 7.8729 7.6226 0.0120 0.3839 0.4672 0.8511 0.0581 0.4457 0.5038 0.0000 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-379 CaIEEMod Version: CaIEEMod.2016.3.2 Page 57 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.2 Demolition - 2020 Mitigated Construction Off -Site 3.3 Site Preparation - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Total Category Ib/day Ib/day Hauling •i 0.0348 i 1.2529 i 0.3292 3.3900e- i 0.0784 � 4.0800e- 0.0824 i 0.0215 3.9000e- 0.0254 378.0810 378.0810 0.0407 i i 379.0994 003 003 003 i Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 � i 0.3085 � 0.3085 � i 943.4872 i 943.4872 � 0.3051 i i 951.1158 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0434 i 0.0266 i 0.3025 1.0300e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 i 103.1621 103.1621 2.3500e- i i 103.2210 003 004 004 003 i 4.0942 Total 0.0783 1.2796 0.6317 4.4200e- 0.1901 4.8200e- 0.1950 0.0511 4.5800e- 0.0557 481.2431 481.2431 0.0431 482.3204 003 003 003 003 3.3 Site Preparation - 2020 Unmitigated Construction On -Site 12-380 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.5303 0.0000 0.5303 i 0.0573 0.0000 0.0573 0.0000 0.0000 Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 � i 0.3085 � 0.3085 � i 943.4872 i 943.4872 � 0.3051 i i 951.1158 003 Total 0.6853 8.4307 4.0942 9.7400e- 0.5303 0.3353 0.8656 0.0573 0.3085 0.3658 943.4872 943.4872 0.3051 951.1158 003 12-380 CaIEEMod Version: CaIEEMod.2016.3.2 Page 58 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.3 Site Preparation - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total Category Ib/day Ib/day Hauling •i 0.2399 i 8.6314 i 2.2677 0.0234 i 0.5398 0.0281 0.5679 i 0.1478 0.0269 0.1747 i 2,604.557 2,604.557 0.2806 i :2,611.5737 ----------- --------------------------------------------'----------------------------+-------F-------------'-------�-------t------- Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 0.0000 � i 0.0000 � 0.0000 � 0.0000 i : 0.0000 Total Worker •i 0.0217 0.0133 0.1513 5.2000e- 0.0559 3.7000e- 0.0563 0.0148 3.4000e- 0.0152 i 51.5811 51.5811 1.1800e- : 51.6105 i i i i i 004 004 004 003 i 4.0942 Total 0.2616 8.6447 2.4190 0.0239 0.5957 0.0285 0.6241 0.1626 0.0272 0.1898 2,656.138 2,656.138 0.2818 2,663.184 003 j j j j j j 8 8 2 Mitigated Construction On -Site 12-381 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.2068 i 0.0000 0.2068 0.0223 i 0.0000 0.0223 0.0000 0.0000 Off -Road •1 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 0.3085 0.3085 0.0000 i 943.4872 i 943.4872 0.3051 i :951.1158 003 Total 0.6853 8.4307 4.0942 9.7400e- 0.2068 0.3353 0.5421 0.0223 0.3085 0.3309 0.0000 943.4872 943.4872 0.3051 951.1158 11 003 j j j j j j 12-381 CaIEEMod Version: CaIEEMod.2016.3.2 Page 59 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.3 Site Preparation - 2020 Mitigated Construction Off -Site 3.4 Grading - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.2399 i 8.6314 i 2.2677 0.0234 i 0.5398 0.0281 0.5679 i 0.1478 0.0269 0.1747 i 2,604.557 2,604.557 0.2806 i :2,611.5737 ----------- --------------------------------------------'----------------------------+-------F-------------'-------�-------t------- Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 0.0000 � i 0.0000 � 0.0000 � 0.0000 i : 0.0000 Total 0.8674 Worker •i 0.0217 0.0133 0.1513 5.2000e- 0.0559 3.7000e- 0.0563 0.0148 3.4000e- 0.0152 i 51.5811 51.5811 1.1800e- : 51.6105 i i i i i 004 004 004 003 i 0.0120 Total 0.2616 8.6447 2.4190 0.0239 0.5957 0.0285 0.6241 0.1626 0.0272 0.1898 1,152.657 2,656.138 2,656.138 0.2818 2,663.184 2 17,1147.235 2 1 1 8 8 8 2 3.4 Grading - 2020 Unmitigated Construction On -Site 12-382 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.7528 0.0000 0.7528 0.4138 i 0.0000 0.4138 0.0000 i i : 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i � 0.4672 i 0.4672 � i 0.4457 � 0.4457 � i 1,147.235 i 1,147.235 � 0.2169 i :1,152.657 i i i 2 2 i 8 Total 0.8674 7.8729 7.6226 0.0120 0.7528 0.4672 1.2200 0.4138 0.4457 77 1,147.235 0.2169 1,152.657 11 2 17,1147.235 2 1 1 8 12-382 CaIEEMod Version: CaIEEMod.2016.3.2 Page 60 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.4 Grading - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 i 1,147.235 1,147.235 0.2169 i i 1,152.657 i i i Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0434 i 0.0266 i 0.3025 1.0300e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 103.1621 � 103.1621 2.3500e- i i 103.2210 003 004 004 003 i 7.6226 Total 0.0434 0.0266 0.3025 1.0300e- 0.1118 7.4000e- 0.1125 0.0296 6.8000e- 0.0303 103.1621 103.1621 2.3500e- 103.2210 003 004 2 004 8 003 Mitigated Construction On -Site 12-383 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.2936 0.0000 0.2936 0.1614 i 0.0000 0.1614 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 i 1,147.235 1,147.235 0.2169 i i 1,152.657 i i i 2 2 i 8 Total 0.8674 7.8729 7.6226 0.0120 0.2936 0.4672 0.7608 0.1614 0.4457 0.6070 0.0000 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-383 CaIEEMod Version: CaIEEMod.2016.3.2 Page 61 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.4 Grading - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Total 0.8617 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 7.3875 0.0114 Worker •i 0.0434 i 0.0266 i 0.3025 1.0300e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 103.1621 � 103.1621 2.3500e- i i 103.2210 003 004 004 003 i 0.5224 Total 0.0434 0.0266 0.3025 1.0300e- 0.1118 7.4000e- 0.1125 0.0296 6.8000e- 0.0303 103.1621 103.1621 2.3500e- 103.2210 003 1 004 2 004 003 3.5 Building Construction - 2020 Unmitigated Construction On -Site 12-384 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.8617 i 8.8523 i 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1,102.978 0.3567 i i 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1,102.978 0.3567 1,111.896 1 1 2 12-384 CaIEEMod Version: CaIEEMod.2016.3.2 Page 62 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.5 Building Construction - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Vendor •i 0.0200 i 0.6249 i 0.1808 � 1.4600e- i 0.0383 � 3.3200e- � 0.0417 i 0.0110 � 3.1700e- 0.0142 � i 158.6796 � 158.6796 0.0138 i i 159.0252 003 003 003 i Worker •i 0.1259 i 0.0772 i 0.8774 3.000Oe- i 0.3242 2.1400e- 0.3263 i 0.0860 1.9700e- 0.0879 299.1701 � 299.1701 6.8300e- i i 299.3408 003 003 003 003 i Total 0.1460 0.7020 1.0582 4.4600e- 0.3625 5.4600e- 0.3680 0.0970 5.1400e- 0.1022 457.8498 457.8498 0.0207 458.3659 003 003 1 003 2 Mitigated Construction On -Site 12-385 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.8617 i 8.8523 i 7.3875 i 0.0114 0.5224 i 0.5224 0.4806 0.4806 0.0000 i 1,102.978 i 1,102.978 0.3567 i i 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 0.0000 1,102.978 1,102.978 0.3567 1,111.896 1 1 2 12-385 CaIEEMod Version: CaIEEMod.2016.3.2 Page 63 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.5 Building Construction - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 8 i 8 Total Vendor •i 0.0200 i 0.6249 i 0.1808 � 1.4600e- i 0.0383 � 3.3200e- � 0.0417 i 0.0110 � 3.1700e- 0.0142 � i 158.6796 � 158.6796 0.0138 i i 159.0252 003 003 003 i Worker •i 0.1259 i 0.0772 i 0.8774 3.000Oe- i 0.3242 2.1400e- 0.3263 i 0.0860 1.9700e- 0.0879 299.1701 � 299.1701 6.8300e- i i 299.3408 003 003 003 003 i Total 0.1460 0.7020 1.0582 4.4600e- 0.3625 5.4600e- 0.3680 0.0970 5.1400e- 0.1022 457.8498 457.8498 0.0207 j 458.3659 j j j 003 003 8 j 003 8 3.5 Building Construction - 2021 Unmitigated Construction On -Site 12-386 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7750 i 7.9850 7.2637 i 0.0114 0.4475 0.4475 i i 0.4117 0.4117 1,103.215 i 1,103.215 0.3568 i i 1,112.1358 8 i 8 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 1,103.215 1,103.215 0.3568 1,112.135 j j j j 8 8 j j 8 12-386 CaIEEMod Version: CaIEEMod.2016.3.2 Page 64 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.5 Building Construction - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 8 i 8 157.3134 1 157.6450Vendor •1 0.0168 0.5616 0.1675 1.4400e- 0.0383 1.2100e- 0.0396 0.0110 1.1600e- 0.0122 003 003 003 i Worker •i 0.1185 i 0.0696 i 0.8128 2.9000e- i 0.3242 2.1000e- 0.3263 i 0.0860 1.9300e- 0.0879 288.7913 � 288.7913 6.1800e- i i 288.9459 003 003 003 003 i 0.0114 Total 0.1353 0.6312 0.9803 4.3400e- 0.3625 3.3100e- 0.3658 0.0970 3.0900e-0.1001 1,112.135 446.1047 446.1047 0.0194 446.5910 003 003 8 8 003 8 Mitigated Construction On -Site 12-387 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7750 i 7.9850 i 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 i 1,103.215 1,103.215 0.3568 i i 1,112.1358 8 i 8 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 1,103.215 1,103.215 0.3568 1,112.135 8 8 8 12-387 CaIEEMod Version: CaIEEMod.2016.3.2 Page 65 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.5 Building Construction - 2021 Mitigated Construction Off -Site 3.6 Paving - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 i i i i 5 i 5 i i i 8 157.3134 1 157.6450Vendor •1 0.0168 0.5616 0.1675 1.4400e- 0.0383 1.2100e- 0.0396 0.0110 1.1600e- 0.0122 003 003 003 i Worker •i 0.1185 i 0.0696 i 0.8128 2.9000e- i 0.3242 2.1000e- 0.3263 i 0.0860 1.9300e- 0.0879 288.7913 � 288.7913 6.1800e- i i 288.9459 003 003 003 003 i 0.7214 Total 0.1353 0.6312 0.9803 4.3400e- 0.3625 3.3100e- 0.3658 0.0970 3.0900e-0.1001 1,035.342 1,035.342 446.1047 446.1047 0.0194 446.5910 003 003 003 5 5 8 3.6 Paving - 2021 Unmitigated Construction On -Site 12-388 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 i 0.3286 0.3286 1,035.342 1,035.342 0.3016 i i 1,042.881 i i i i 5 i 5 i i i 8 Paving •i 0.0000 i i i i i 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 1,035.342 1,035.342 0.3016 1,042.881 5 5 8 12-388 CaIEEMod Version: CaIEEMod.2016.3.2 Page 66 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.6 Paving - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 5 i 5 i i i 8 ijj j-------+ -------•r----------------------------------------------------------------------+ ---- r------- ------- ------- ---- Paving •i 0.0000 i i i 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 i i 0.0000 Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total 0.7214 Worker •i 0.0736 i 0.0432 i 0.5045 � 1.8000e- i 0.2012 � 1.3000e- � 0.2025 i 0.0534 � 1.2000e- 0.0546 � i 179.2498 � 179.2498 � 3.8400e- i i 179.3458 9 003 003 003 003 i 0.0113 Total 0.0736 0.0432 0.5045 1.8000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 1,042.881 179.2498 179.2498 3.8407 179.3458 11 003 [777000 003 5 17,035.342 5 003 8 003 Mitigated Construction On -Site 12-389 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7214 i 6.7178 7.0899 i 0.0113 i i 0.3534 0.3534 i i 0.3286 0.3286 0.0000 i 1,035.342 1,035.342 0.3016 i i 1,042.881 5 i 5 i i i 8 ijj j-------+ -------•r----------------------------------------------------------------------+ ---- r------- ------- ------- ---- Paving •i 0.0000 i i i 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 i i 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 1,035.342 0.3016 1,042.881 11 [777000 5 17,035.342 5 1 8 12-389 CaIEEMod Version: CaIEEMod.2016.3.2 Page 67 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.6 Paving - 2021 Mitigated Construction Off -Site 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 003 Worker •i 0.0736 i 0.0432 i 0.5045 1.8000e- i 0.2012 1.3000e- 0.2025 i 0.0534 1.2000e- 0.0546 179.2498 179.2498 3.8400e- i i 179.3458 003 003 003 003 i 1.5268 Total 0.0736 0.0432 0.5045 1.8000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 0.0193 179.2498 179.2498 3.8400e- 179.3458 003 003 003 003 003 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site 12-390 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Archit. Coating •i 63.8198 0.0000 i 0.0000 i i 0.0000 0.0000 0.0000 0.0000 Off -Road •i 0.2189 i 1.5268 i 1.8176 i 2.9700e- i � 0.0941 i 0.0941 � i 0.0941 � 0.0941 � i 281.4481 i 281.4481 � 0.0193 i i 281.9309 003 Total 64.0387 1.5268 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 11 003 12-390 CaIEEMod Version: CaIEEMod.2016.3.2 Page 68 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.7 Architectural Coating - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Off -Road •1 0.2189 i 1.5268 i 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 i 281.4481 281.4481 0.0193 i i 281.9309 Worker •i 0.0245 0.0144 0.1682 6.000Oe- 0.0671 4.3000e- 0.0675 0.0178 4.000Oe- 0.0182 59.7499 59.7499 1.2800e- i 59.7819 i i i � i i 004 004 004 003 i Total Total 0.0245 0.0144 0.1682 6.000Oe- 0.0671 4.3000e- 0.0675 0.0178 4.000Oe- 0.0182 281.4481 59.7499 59.7499 1.2800e- 281.9309 59.7819 003 004 004 004 003 Mitigated Construction On -Site 12-391 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Archit. Coating •1 63.8198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off -Road •1 0.2189 i 1.5268 i 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 i 281.4481 281.4481 0.0193 i i 281.9309 003 Total 64.0387 1.5268 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 11 003 12-391 CaIEEMod Version: CaIEEMod.2016.3.2 Page 69 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.7 Architectural Coating - 2021 Mitigated Construction Off -Site 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-392 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 � Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Worker •i 0.0245 0.0144 0.1682 6.00OOe- 0.0671 4.3000e- 0.0675 0.0178 4.00OOe- 0.0182 59.7499 59.7499 1.2800e- i 59.7819 i i i � i i 004 004 004 003 i Total 0.0245 0.0144 0.1682 6.00OOe- 0.0671 4.3000e- 0.0675 0.0178 4.00OOe- 0.0182 59.7499 59.7499 1.2800e- 59.7819 004 004 004 003 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-392 CaIEEMod Version: CaIEEMod.2016.3.2 Page 70 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM 4.2 Trip Summary Information ROG I NOx I CO I SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e Category ; 28.78 Ib/day -----------------------:-------------------------- 72,371 72,371 ............................................6--__;----------- Strip Ib/day ---- -- -- - - Mitigated •i 1.4677 i 3.0154 i 11.8547 i 0.0329 i 3.2316 i 0.0411 i 3.2727 i 0.8624 i 0.0387 0.9011 3,367.387 � 3,367.387 i 0.2086 i 1 3,372.602 8 i 8 i i i 1 Unmitigated 1.4677 3.0154 11.8547 0.0329 3.2316 0.0411 3.2727 0.8624 0.0387 0.9011 3,367.387 - 3,367.387 - 0.2086 3,372.602 8 8 1 4.2 Trip Summary Information 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 ; 82 ; 15 ; 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-393 Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Condo/Townhouse ; 203.35 ; 198.45 169.40 675,913 675,913 ......................................------------ Office Park ; 28.78 -------------------- ; 4.13 1.92 -----------------------:-------------------------- 72,371 72,371 ............................................6--__;----------- Strip ---- -- -- - - -------------6------- -- - - - - - - ---------- - - - - -- 674 Total 619.49 570.01 349.87 1,423,099 1,423,099 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 ; 82 ; 15 ; 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-393 CalEEMod Version: CalEEMod.2016.3.2 Page 71 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Condo/Townhouse 0.558976+ 0.043534 0.209821 0.113949; 0.016111; 0.005791 0.025447; 0.016654 0.001713; 0.001553; 0.004896; 0.0005901 0.000966 Mitigated ;i 003. r i 003 003 i NaturalGas 0.0196 0.1683 0.0768 1.0700e- - 0.0136 0.0136 - 0.0136 0.0136 213.9527 - 213.9527 4.1000e- - 3.9200e- 215.2241 Unmitigated 003 i-------------- -i---------------i------------- - i---------------i---------------i---------------i---------------i-------------- -t---------------t---------------- - - - - - - - Office Park 0.558976+ 0.0435341 0.2098211 0.1139491 0.0161111 0.0057911 0.0254471 0.0166541 0.0017131 0.0015531 0.0048961 0.000590 0.000966 ----------------------- -------- --------E--------E--------E--------E--------E--------E--------E--------E--------E--------E--------s------- Strip Mall 0.558976. 0.043534, 0.209821, 0.113949, 0.016111, 0.005791, 0.025447 0.016654 0.001713 0.001553 0.004896, 0.000590, 0.000966 5.0 Energy Detail Historical Energy Use: N 5.1 Mitigation Measures Energy 12-394 ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category Ib/day Ib/day NaturalGas •i 0.0196 i 0.1683 i 0.0768 1.0700e- i i 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- i 3.9200e- 1 215.2241 Mitigated ;i 003. i 003 003 i NaturalGas 0.0196 0.1683 0.0768 1.0700e- - 0.0136 0.0136 - 0.0136 0.0136 213.9527 - 213.9527 4.1000e- - 3.9200e- 215.2241 Unmitigated 003 003 003 12-394 CaIEEMod Version: CaIEEMod.2016.3.2 Page 72 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 5.2 Energy by Land Use - NaturalGas Unmitigated Mitigated NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio -0O2 Total CO2 CH4 N20 CO2e s Use I I PM10 I PM10 Total PM2.5 PM2.5 I IPM2.5Total INBio-CO2 I Land Use kBTU/yr Ib/day Ib/day Condo/Townhous : 1692.05 •i 0.0183 i 0.1559 0.0664 � 1.000Oe- 0.0126 i 0.0126 0.0126 ; 0.0126 i 199.0643 199.0643 i 3.8200e- i 3.6500e- 200.2473 e i �� 003 003 003 i Office Park 78.6555 •i 8.5000e- i 7.7100e- 6.4800e- 5.000Oe- i 5.9000e- i 5.9000e- 5.9000e- 5.9000e- i 9.2536 9.2536 i 1.8000e- i 1.7000e- 9.3086 i 004 003 003 005 004 004 004 004 004 004 ---- -----� Strip Mall i i � i i i � � i i i i ------------------------------------------------------------------------ ----------------------- 47.8959 •i 5.2000e- i 4.7000e- 3.9400e- 3.000Oe- i 3.6000e- i 3.6000e- 3.6000e- ; 3.6000e- i 5.6348 5.6348 i 1.1000e- i 1.000Oe- i 5.6683 004 003 003 005 004 004 004 004 004 004 i � � � � � � � i i i i Total 0.0196 0.1683 0.0768 1.0800e- 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 3.9200e- 215.2241 1 1 11 003 003 003 Mitigated 6.0 Area Detail 12-395 NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio -0O2 Total CO2 CH4 N20 CO2e s Use I I PM10 PM10 Total PM2.5 PM2.5 IPM2.5Total INBio-CO2 Land Use kBTU/yr Ib/day Ib/day Condo/Townhous : 1.69205 �i 0.0183 i 0.1559 0.0664 1.000Oe- 0.0126 i 0.0126 0.0126 ; 0.0126 199.0643 199.0643 i 3.8200e- i 3.6500e- i 200.2473 e 1 .� 003 . 003 003 i ---------- Office Park0.0786555:i --------------'----------------------------�-------'---------------- ---- -� ------- ------- ------- 8.5000e- i 7.7100e- 6.4800e- 5.000Oe- i 5.9000e- i 5.9000e- 5.9000e- ; 5.9000e- i 9.2536 9.2536 i 1.8000e- i 1.7000e- i 9.3086 004 003 003 005 004 004 004 004 � i 004 i 004 -------- Strip Mall i � � i � i � � • •� ------- ------------------------- -----------------------'---------------+-------�--------------------- �0.0478959•i 5.2000e- i 4.7000e- 3.9400e- 3.000Oe- i 3.6000e- i 3.6000e- 3.6000e- ; 3.6000e- • i 5.6348 5.6348 i 1.1000e- i 1.000Oe- 5.6683 004 003 003 005 004 004 004 004 ; i 004 004 Total 0.0196 0.1683 0.0768 1.0800e- 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 3.9200e- 215.2241 1 1 11 003 003 003 6.0 Area Detail 12-395 CaIEEMod Version: CaIEEMod.2016.3.2 Page 73 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 6.1 Mitigation Measures Area 12-396 ROG NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category Ib/day Ib/day Mitigated �� 10.2488 � 0.7596 � 20.6943 � 0.0456 � � 2.6896 � 2.6896 � � 2.6896 2.6896 � 327.8421 � 635.2018 � 963.0439 � 0.9827 � 0.0223 i 994.2433 Unmitigated 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 • 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 12-396 CaIEEMod Version: CaIEEMod.2016.3.2 Page 74 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 6.2 Area by SubCategory Unmitigated 12-397 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory Ib/day Ib/day Architectural •i 0.0874 i � i i � 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Coating Consumer •i 0.9023 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Products Hearth •i 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 i 630.0000 957.8421 0.9777 0.0223 988.9153 i i i i Landscaping •i 0.0878 0.0334 2.8950 1.5000e- 0.0160 0.0160 0.0160 0.0160 i 5.2018 5.2018 5.0500e- 5.3279 i i i i i 004 003 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 F-77.84211 635.2018 963.0439 0.9827 0.0223 994.2433 12-397 CaIEEMod Version: CaIEEMod.2016.3.2 Page 75 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 6.2 Area by SubCategory Mitigated 7.0 Water Detail 7.1 Mitigation Measures Water 8.0 Waste Detail 8.1 Mitigation Measures Waste 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment 12-398 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory Ib/day Ib/day Architectural •i 0.0874 i � i i � 0.0000 i 0.0000 0.0000 0.0000 i � 0.0000 0.0000 • Coating Consumer •i 0.9023 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Products Hearth •i 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 i 630.0000 957.8421 0.9777 0.0223 1 988.9153 i i i i Landscaping •i 0.0878 0.0334 2.8950 1.5000e- 0.0160 0.0160 0.0160 0.0160 i 5.2018 5.2018 5.0500e- 5.3279 i i i i i 004 003 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 F-77.84211 635.2018 963.0439 0.9827 0.0223 994.2433 7.0 Water Detail 7.1 Mitigation Measures Water 8.0 Waste Detail 8.1 Mitigation Measures Waste 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment 12-398 CaIEEMod Version: CaIEEMod.2016.3.2 Page 76 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter Fire Pumos and Emeraencv Generators IEquipment Type I Number I Hours/Day I Hours/Year I Horse Power I Load Factor I Fuel Type I Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number 11.0 Vegetation 12-399 CalEEMod Version: CalEEMod.2016.3.2 Page 1 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 2510 West Coast Highway Orange County, Annual 1.0 Project Characteristics 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Office Park 2.52 + 1000sgft ; 0.00 2,525.00 i 0 ------------------------------- _------------------------------ _------------------------------ Condo/Townhouse 35.00 =------------------------i------------- ------ Dwelling Unit 0.98 34,306.00 -+ 100 + ; ------------------------------- _------------------------------ _----------------------------- T --------------}------------------E--------------- Strip Mall 8.74 1000sgft 0.00 8,741.00 0 1.2 Other Project Characteristics Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Climate Zone 8 Operational Year 2021 Utility Company Southern California Edison CO2 Intensity 702.44 CH4Intensity 0.029 N20 Intensity 0.006 (Ib/MWhr) (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non -Default Data 12-400 CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual Project Characteristics - Land Use - Per noise study and architectural drawing Construction Phase - Per AQ memo Demolition - Grading - Vehicle Emission Factors - Vehicle Emission Factors - Vehicle Emission Factors - Land Use Change - Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblConstruction Phase NumDays i 100.00 230.00 ----------------------------_------------------------------r-----------------------------t-------------------------- tblGradin Material Imported 0.00 310.00 ---------------------------- tblLandUse ------------------------------ -------------------------------------------------------- Land UseSquareFeet 2,520.00 2,525.00 ---------------------------- tblLandUse ------------------------------ t----------------------------- t------------------------- Land UseSquareFeet 35,000.00 34,306.00 -----------------------------_-----------------------------r-----------------------------t-------------------------- tblLandUse Land UseSquareFeet 1 8,740.00 8,741.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.06 0.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 2.19 0.98 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.20 0.00 ----------------------------- tblVehicleEF ------------------------------ t-----------------------------t-------------------------- HHD 0.63 0.03 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.16 0.14 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.08 8.1503e-007 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 2.36 5.39 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 1.29 0.84 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 3.99 0.01 ----------------------------- tblVehicleEF ------------------------------ ------------------------------ -------------------------- HHD 4,116.44 1,057.87 12-401 CalEEMod Version: CalEEMod.2016.3.2 Page 3 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF HHD 1,683.99 1,517.44 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 12.64 0.09 tblVehicleEF HHD r 20.04 5.92 tblVehicleEF HHD r 3.96 3.93 tblVehicleEF HHD r 0.02 8.4879e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.1207e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD r 0.57 0.41 tblVehicleEF HHD r 8.9000e-005 4.1063e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleE F HHD r 0.10 4.2665e-006 tblVehicleEF HHD r 0.04 9.6941 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9200e-004 8.5664e-007 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.68 0.48 12-402 CalEEMod Version: CalEEMod.2016.3.2 Page 4 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF HHD 8.9000e-005 4.1063e-006 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.31 0.27 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleEF HHD r 0.11 4.6713e-006 tblVehicleEF HHD r 0.59 0.03 tblVehicleEF HHD r 0.16 0.14 tblVehicleE F HHD r 0.08 7.8282e-007 tblVehicleEF HHD r 1.72 5.25 tblVehicleEF HHD r 1.30 0.84 tblVehicleEF HHD r 3.80 0.01 tblVehicleEF HHD } 4,359.67 1,057.02 tblVehicleEF HHD } 1,683.99 1,517.44 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 20.68 5.78 tblVehicleEF HHD r 3.75 3.72 tblVehicleEF HHD r 0.02 7.8073e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleE F HHD r 0.02 7.4696e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleE F HHD 5.0090e-003 2.4616e-004 12-403 CalEEMod Version: CalEEMod.2016.3.2 Page 5 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF HHD 0.54 0.43 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.09 4.1088e-006 tblVehicleE F HHD r 0.04 9.6851 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.8900e-004 8.4844e-007 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleEF HHD r 5.0090e-003 2.4616e-004 tblVehicleEF HHD r 0.64 0.50 tblVehicleEF HHD r 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.31 0.27 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.10 4.4987e-006 tblVehicleEF HHD r 0.68 0.02 tblVehicleE F HHD r 0.16 5.0361 e-003 tblVehicleE F HHD r 0.08 8.2267e-007 tblVehicleEF HHD r 3.25 5.42 tblVehicleEF HHD r 1.29 0.46 tblVehicleEF HHD r 4.03 0.01 tblVehicleEF HHD } 3,780.54 1,027.42 tblVehicleEF HHD } 1,683.99 1,421.63 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 19.16 5.92 tblVehicleEF HHD r 3.89 3.78 tblVehicleEF HHD 0.02 8.9816e-003 12-404 CalEEMod Version: CalEEMod.2016.3.2 Page 6 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF HHD 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.5930e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.5162e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.61 0.39 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.13 0.11 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.10 4.3030e-006 tblVehicleE F HHD r 0.03 9.7066e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9300e-004 8.5821e-007 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.73 0.44 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.31 0.12 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.11 4.7113e-006 tblVehicleEF LDA 4.3340e-003 2.6622e-003 12-405 CalEEMod Version: CalEEMod.2016.3.2 Page 7 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDA 5.1760e-003 0.05 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.58 0.68 tblVehicleEF LDA r 1.10 2.11 tblVehicleEF LDA r 263.86 265.52 tblVehicleEF LDA r 58.33 54.23 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.21 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6420e-003 2.6267e-003 tblVehicleEF LDA r 6.020Oe-004 5.3662e-004 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA 0.03 r 0.05 tblVehicleEF LDA 0.02 r 0.01 tblVehicleEF LDA 0.04 0.21 12-406 CalEEMod Version: CalEEMod.2016.3.2 Page 8 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDA 0.08 0.25 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 4.5760e-003 2.8325e-003 tblVehicleEF LDA r 4.6500e-003 0.05 tblVehicleEF LDA r 0.63 0.74 tblVehicleEF LDA r 0.95 1.82 tblVehicleEF LDA r 274.96 276.40 tblVehicleEF LDA r 58.33 53.69 tblVehicleEF LDA r 0.04 0.03 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.19 tblVehicleEF LDA r 0.06 0.21 tblVehicleEF LDA r 2.7540e-003 2.7344e-003 tblVehicleEF LDA r 5.9900e-004 5.3128e-004 tblVehicleEF LDA 0.05 r 0.07 tblVehicleEF LDA 0.09 r 0.10 tblVehicleEF LDA 0.05 0.07 12-407 CalEEMod Version: CalEEMod.2016.3.2 Page 9 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDA 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.04 0.19 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 4.2520e-003 2.6083e-003 tblVehicleEF LDA r 5.2830e-003 0.05 tblVehicleEF LDA r 0.56 0.65 tblVehicleEF LDA r 1.13 2.18 tblVehicleEF LDA r 259.76 261.50 tblVehicleEF LDA r 58.33 54.34 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.10 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6010e-003 2.5869e-003 tblVehicleEF LDA r 6.0200e-004 5.3778e-004 tblVehicleEF LDA 0.04 0.05 12-408 CalEEMod Version: CalEEMod.2016.3.2 Page 10 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDA 0.10 0.10 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.03 0.05 tblVehicleEF LDA r 0.02 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.08 0.26 tblVehicleEF LDT1 r 9.9920e-003 6.2082e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.19 1.26 tblVehicleEF LDT1 r 2.74 2.32 tblVehicleEF LDT1 r 324.21 313.05 tblVehicleEF LDT1 r 71.81 65.11 tblVehicleEF LDT1 r 0.11 0.10 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.02 0.03 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.19 0.36 tblVehicleEF LDT1 3.2560e-003 3.0978e-003 12-409 CalEEMod Version: CalEEMod.2016.3.2 Page 11 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT1 7.6600e-004 6.4435e-004 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 �-----------------------------T-------------------------- i 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.21 0.40 tblVehicleEF LDT1 r 0.01 6.5571 e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.28 1.36 tblVehicleEF LDT1 r 2.36 2.00 tblVehicleEF LDT1 r 337.31 324.18 tblVehicleEF LDT1 r 71.81 64.47 tblVehicleEF LDT1 r 0.10 0.09 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.17 0.18 tblVehicleEF LDT1 r 0.26 0.20 tblVehicleEF LDT1 r 0.14 0.15 tblVehicleEF LDT1 r 0.03 0.03 tblVehicleEF LDT1 0.14 0.61 12-410 CalEEMod Version: CalEEMod.2016.3.2 Page 12 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT1 0.17 0.32 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- 3.3880e-003 r 3.2080e-003 tblVehicleEF LDT1 7.5900e-004 r 6.3799e-004 tblVehicleEF LDT1 0.17 r 0.18 tblVehicleEF LDT1 0.26 r 0.20 tblVehicleEF LDT1 0.14 r 0.15 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.14 r 0.61 tblVehicleEF LDT1 0.19 r 0.36 tblVehicleEF LDT1 9.8200e-003 r 6.0953e-003 tblVehicleEF LDT1 0.01 r 0.07 tblVehicleEF LDT1 1.16 r 1.22 tblVehicleEF LDT1 2.82 r 2.40 tblVehicleEF LDT1 319.38 r 308.94 tblVehicleEF LDT1 71.81 r 65.25 tblVehicleEF LDT1 0.11 r 0.10 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 8.00OOe-003 r 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 r 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 r 2.6454e-003 tblVehicleEF LDT1 0.02 r 0.02 tblVehicleEF LDT1 2.00OOe-003 r 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 r 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 r 2.4325e-003 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 0.11 12-411 CalEEMod Version: CalEEMod.2016.3.2 Page 13 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT1 0.02 0.03 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- r 0.18 0.78 tblVehicleEF LDT1 0.19 r 0.37 tblVehicleEF LDT1 3.2070e-003 r 3.0572e-003 tblVehicleEF LDT1 7.6700e-004 r 6.4574e-004 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 r 0.11 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.18 r 0.78 tblVehicleEF LDT1 0.21 r 0.41 tblVehicleEF LDT2 5.7840e-003 r 4.0565e-003 tblVehicleEF LDT2 6.6620e-003 r 0.07 tblVehicleEF LDT2 0.74 r 0.91 tblVehicleEF LDT2 1.41 r 2.69 tblVehicleEF LDT2 369.26 r 341.01 tblVehicleEF LDT2 81.71 r 71.31 tblVehicleEF LDT2 0.07 r 0.07 tblVehicleEF LDT2 0.04 r 0.04 tblVehicleEF LDT2 8.00OOe-003 r 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 r 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 r 1.8210e-003 tblVehicleEF LDT2 0.02 r 0.02 tblVehicleEF LDT2 2.00OOe-003 r 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 r 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 r 1.6744e-003 tblVehicleEF LDT2 0.05 0.07 12-412 CalEEMod Version: CalEEMod.2016.3.2 Page 14 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT2 0.11 0.12 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.09 0.32 tblVehicleEF LDT2 r 3.6980e-003 3.3737e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0569e-004 tblVehicleEF LDT2 r 0.05 0.07 tblVehicleEF LDT2 r 0.11 0.12 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.10 0.35 tblVehicleEF LDT2 r 6.1050e-003 4.3054e-003 tblVehicleEF LDT2 r 5.9960e-003 0.06 tblVehicleEF LDT2 r 0.80 0.99 tblVehicleEF LDT2 r 1.22 2.32 tblVehicleEF LDT2 r 384.42 352.00 tblVehicleEF LDT2 r 81.71 70.61 tblVehicleEF LDT2 r 0.06 0.06 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 2.00OOe-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 12-413 CalEEMod Version: CalEEMod.2016.3.2 Page 15 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT2 2.0220e-003 1.6744e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.08 0.29 tblVehicleEF LDT2 r 3.8500e-003 3.4825e-003 tblVehicleEF LDT2 r 8.3800e-004 6.9879e-004 tblVehicleEF LDT2 r 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.09 0.31 tblVehicleEF LDT2 r 5.6750e-003 3.9776e-003 tblVehicleEF LDT2 r 6.7990e-003 0.07 tblVehicleEF LDT2 r 0.72 0.88 tblVehicleEF LDT2 r 1.45 2.77 tblVehicleEF LDT2 r 363.66 336.95 tblVehicleEF LDT2 r 81.71 71.46 tblVehicleEF LDT2 r 0.07 0.07 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 12-414 CalEEMod Version: CalEEMod.2016.3.2 Page 16 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT2 2.00OOe-003 1.9869e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 r 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.09 0.33 tblVehicleEF LDT2 r 3.6420e-003 3.3336e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0720e-004 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.10 0.36 tblVehicleEF LHD1 r 5.7990e-003 5.8183e-003 tblVehicleEF LHD1 r 0.01 5.0096e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.78 0.57 tblVehicleEF LHD1 r 2.55 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.41 tblVehicleEF LHD1 0.08 0.06 12-415 CalEEMod Version: CalEEMod.2016.3.2 Page 17 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD1 1.27 0.81 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.28 0.47 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5213e-003 tblVehicleEF LHD1 r 3.7900e-004 1.2281e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 0.28 0.47 12-416 CalEEMod Version: CalEEMod.2016.3.2 Page 18 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD1 0.29 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 5.7990e-003 5.8302e-003 tblVehicleEF LHD1 r 0.01 5.0977e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.79 0.58 tblVehicleEF LHD1 r 2.44 1.04 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.74 tblVehicleEF LHD1 r 33.13 12.33 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.19 0.76 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 2.4300e-003 1.9450e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.06 0.05 12-417 CalEEMod Version: CalEEMod.2016.3.2 Page 19 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD1 0.27 0.45 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 0.26 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5214e-003 tblVehicleEF LHD1 r 3.7700e-004 1.2203e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.27 0.45 tblVehicleEF LHD1 r 0.28 0.08 tblVehicleEF LHD1 r 5.7990e-003 5.8161e-003 tblVehicleEF LHD1 r 0.01 4.9859e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.77 0.57 tblVehicleEF LHD1 r 2.56 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.42 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.24 0.80 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.01 7.2149e-003 12-418 CalEEMod Version: CalEEMod.2016.3.2 Page 20 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD1 9.1700e-004 2.5532e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5212e-003 tblVehicleEF LHD1 r 3.8000e-004 1.2294e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.29 0.09 tblVehicleEF LHD2 r 4.2890e-003 4.2528e-003 tblVehicleEF LHD2 r 4.2710e-003 3.6633e-003 tblVehicleEF LHD2 r 9.4470e-003 0.01 tblVehicleEF LHD2 0.13 0.16 12-419 CalEEMod Version: CalEEMod.2016.3.2 Page 21 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 0.36 0.41 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 1.38 0.76 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.10 tblVehicleEF LHD2 r 28.46 10.01 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.87 0.94 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 r 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 r 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 r 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 r 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.02 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.05 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.13 0.06 tblVehicleEF LHD2 r 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 r 6.0340e-003 6.5784e -003 :------------ ---------------------------- tblVehicleEF ------------------------ LHD2 10------------------ 3.00e-004 9.9072e-005 12-420 CalEEMod Version: CalEEMod.2016.3.2 Page 22 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 1.1610e-003 1.4569e-003 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.03 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.06 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.14 0.06 tblVehicleEF LHD2 r 4.2890e-003 4.2615e-003 tblVehicleEF LHD2 r 4.3220e-003 3.7008e-003 tblVehicleEF LHD2 r 9.1410e-003 0.01 tblVehicleEF LHD2 r 0.13 0.16 tblVehicleEF LHD2 r 0.37 0.41 tblVehicleEF LHD2 r 1.32 0.73 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.11 tblVehicleEF LHD2 r 28.46 9.96 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.82 0.88 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD2 9.3060e-003 9.6641 e-003 12-421 CalEEMod Version: CalEEMod.2016.3.2 Page 23 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 4.2300e-004 1.3735e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.12 r 0.05 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5785e-003 tblVehicleEF LHD2 3.0900e-004 r 9.8524e-005 tblVehicleEF LHD2 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.06 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 4.2890e-003 r 4.2512e-003 tblVehicleEF LHD2 4.2570e-003 r 3.6533e-003 tblVehicleEF LHD2 9.5090e-003 r 0.01 tblVehicleEF LHD2 0.13 r 0.16 tblVehicleEF LHD2 0.36 r 0.41 tblVehicleEF LHD2 1.38 r 0.76 tblVehicleEF LHD2 13.67 r 13.61 tblVehicleEF LHD2 619.08 r 679.10 tblVehicleEF LHD2 28.46 10.02 12-422 CaIEEMod Version: CalEEMod.2016.3.2 Page 24 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 0.10 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- r 0.85 0.92 tblVehicleEF LHD2 1.1890e-003 r 1.1974e-003 tblVehicleEF LHD2 0.09 r 0.09 tblVehicleEF LHD2 0.01 r 0.01 tblVehicleEF LHD2 9.7400e-003 r 0.01 tblVehicleEF LHD2 4.6100e-004 r 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 r 1.1456e-003 tblVehicleEF LHD2 0.04 r 0.04 tblVehicleEF LHD2 2.6460e-003 r 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 r 9.6641 e-003 tblVehicleEF LHD2 4.2300e-004 r 1.3735e-004 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.10 r 0.33 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 r 9.9159e-005 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 0.06 12-423 CalEEMod Version: CalEEMod.2016.3.2 Page 25 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 0.10 0.33 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.14 0.06 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.61 18.90 tblVehicleEF MY r 9.56 8.43 tblVehicleEF MY r 177.57 214.49 tblVehicleEF MY r 45.30 60.11 tblVehicleEF MY r 1.12 1.12 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY r 0.69 0.72 tblVehicleEF MY r 0.71 0.72 tblVehicleEF MY r 2.38 2.40 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.05 1.82 tblVehicleEF MY r 2.1510e-003 2.1225e-003 tblVehicleEF MY r 6.7000e-004 5.9482e-004 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY 0.69 0.72 12-424 CalEEMod Version: CalEEMod.2016.3.2 Page 26 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MY 0.71 0.72 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 2.95 2.97 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.24 1.98 tblVehicleEF MY r 0.47 0.35 tblVehicleEF MY r 0.14 0.21 tblVehicleEF MY r 17.91 18.17 tblVehicleEF MY r 8.81 7.74 tblVehicleEF MY r 177.57 213.12 tblVehicleEF MY r 45.30 58.36 tblVehicleEF MY r 0.98 0.98 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.71 1.74 tblVehicleEF MY r 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.33 2.34 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 1.85 1.62 tblVehicleEF MY r 2.1380e-003 2.1090e-003 tblVehicleEF MY 6.5100e-004 5.7748e-004 12-425 CalEEMod Version: CalEEMod.2016.3.2 Page 27 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MY 1.71 1.74 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.89 2.90 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 2.01 1.77 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.72 19.01 tblVehicleEF MY r 9.67 8.55 tblVehicleEF MY r 177.57 214.70 tblVehicleEF MY r 45.30 60.42 tblVehicleEF MY r 1.09 1.09 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.39 2.41 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY 2.09 1.86 12-426 CalEEMod Version: CalEEMod.2016.3.2 Page 28 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MY 2.1530e-003 2.1246e-003 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 6.7300e-004 5.9790e-004 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.97 2.98 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY r 2.28 2.02 tblVehicleEF MDV r 0.01 5.6007e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.26 1.12 tblVehicleEF MDV r 2.62 3.12 tblVehicleEF MDV r 500.02 420.73 tblVehicleEF MDV r 108.15 86.72 tblVehicleEF MDV r 0.14 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV 0.03 0.02 12-427 CalEEMod Version: CalEEMod.2016.3.2 Page 29 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MDV 0.10 0.42 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.20 0.41 tblVehicleEF MDV r 5.0080e-003 4.1596e-003 tblVehicleEF MDV r 1.1270e-003 8.5816e-004 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.10 0.42 tblVehicleEF MDV r 0.22 0.45 tblVehicleEF MDV r 0.01 5.9079e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.36 1.20 tblVehicleEF MDV r 2.27 2.69 tblVehicleEF MDV r 519.96 432.28 tblVehicleEF MDV r 108.15 85.89 tblVehicleEF MDV r 0.12 0.09 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV 0.16 0.14 12-428 CalEEMod Version: CalEEMod.2016.3.2 Page 30 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MDV 0.10 0.12 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.18 0.37 tblVehicleEF MDV r 5.2090e-003 4.2738e-003 tblVehicleEF MDV r 1.1210e-003 8.4999e-004 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.05 0.04 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.20 0.40 tblVehicleEF MDV r 0.01 5.5001 e-003 tblVehicleEF MDV r 0.02 0.09 tblVehicleEF MDV r 1.23 1.08 tblVehicleEF MDV r 2.69 3.21 tblVehicleEF MDV r 492.66 416.47 tblVehicleEF MDV r 108.15 86.90 tblVehicleEF MDV r 0.13 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 12-429 CalEEMod Version: CalEEMod.2016.3.2 Page 31 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MDV 0.06 0.08 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.03 0.02 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.20 0.42 tblVehicleEF MDV r 4.9340e-003 4.1175e-003 tblVehicleEF MDV r 1.1290e-003 8.5994e-004 tblVehicleEF MDV r 0.06 0.08 tblVehicleEF MDV r 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.22 0.46 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.15 0.31 tblVehicleEF MH r 5.50 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.43 3.91 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 tblVehicleEF MH r 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.00OOe-003 12-430 CalEEMod Version: CalEEMod.2016.3.2 Page 32 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual tblVehicleEF MH 0.03 0.09 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 9.6500e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7000e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.21 0.31 tblVehicleEF MH r 5.21 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.33 3.70 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 ---------------------------- tblVehicleEF ------------------------ MH -------------- ------------------------------------------ 1.0490e-003 0.00 12-431 CalEEMod Version: CalEEMod.2016.3.2 Page 33 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual tblVehicleEF MH 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.31 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.34 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.13 0.31 tblVehicleEF MH r 5.54 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.40 3.84 tblVehicleEF MH r 0.13 0.13 :------------------------------ ---------------------------- tblVehicleEF ------------------------ MH 0.01 0.02 12-432 CalEEMod Version: CalEEMod.2016.3.2 Page 34 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MH 0.03 0.10 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH r 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7100e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MHD r 0.02 4.9135e-003 tblVehicleEF MHD r 4.2090e-003 5.6113e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.36 0.39 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.12 1.31 tblVehicleEF MHD 141.40 56.75 12-433 CalEEMod Version: CalEEMod.2016.3.2 Page 35 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MHD 1,144.82 1,086.34 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 60.68 12.86 tblVehicleEF MHD r 0.54 0.43 tblVehicleEF MHD r 1.18 1.96 tblVehicleEF MHD r 2.3000e-004 1.4505e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.2000e-004 1.3878e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD r 0.03 0.02 tblVehicleEF MHD r 7.3800e-004 3.2888e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.3610e-003 5.4033e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1400e-004 1.2722e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD 0.04 0.03 12-434 CalEEMod Version: CalEEMod.2016.3.2 Page 36 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MHD 7.3800e-004 3.2888e-004 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.05 0.11 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.41 0.07 tblVehicleEF MHD r 0.02 4.6515e-003 tblVehicleEF MHD r 4.2610e-003 5.6474e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.26 0.31 tblVehicleEF MHD r 0.34 0.51 tblVehicleEF MHD r 5.83 1.25 tblVehicleEF MHD r 149.77 57.73 tblVehicleEF MHD } 1,144.82 1,086.35 tblVehicleEF MHD r 60.68 12.75 tblVehicleEF MHD r 0.56 0.43 tblVehicleEF MHD r 1.12 1.85 tblVehicleEF MHD r 1.9400e-004 1.2248e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 1.8500e-004 1.1718e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 12-435 CalEEMod Version: CalEEMod.2016.3.2 Page 37 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MHD 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.36 0.06 tblVehicleEF MHD r 1.4400e-003 5.4975e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.0900e-004 1.2618e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.40 0.06 tblVehicleEF MHD r 0.02 5.2905e-003 tblVehicleEF MHD r 4.1930e-003 5.5992e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.50 0.50 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.17 1.32 tblVehicleEF MHD r 129.83 55.39 tblVehicleEF MHD } 1,144.82 1,086.34 tblVehicleEF MHD r 60.68 12.88 tblVehicleEF MHD r 0.52 0.42 tblVehicleEF MHD r 1.16 1.92 tblVehicleEF MHD 2.8000e-004 1.7623e-003 12-436 CalEEMod Version: CalEEMod.2016.3.2 Page 38 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MHD 0.13 0.13 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.6800e-004 1.6861e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.2520e-003 5.2723e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1500e-004 1.2742e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.04 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.42 0.07 tblVehicleEF OBUS 0.01 9.0600e-003 12-437 CalEEMod Version: CalEEMod.2016.3.2 Page 39 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 8.4360e-003 9.3584e-003 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.03 0.02 tblVehicleEF OBUS r 0.28 0.55 tblVehicleEF OBUS r 0.58 1.01 tblVehicleEF OBUS r 5.60 2.44 tblVehicleEF OBUS r 84.68 84.33 tblVehicleEF OBUS } 1,226.51 1,422.10 tblVehicleEF OBUS r 69.78 20.28 tblVehicleEF OBUS r 0.42 0.52 tblVehicleEF OBUS r 1.44 1.85 tblVehicleEF OBUS r 1.4500e-004 2.0433e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.3900e-004 1.9549e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS 0.35 0.12 12-438 CalEEMod Version: CalEEMod.2016.3.2 Page 40 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 8.2000e-004 8.0328e-004 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF OBUS r 7.9600e-004 2.0066e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF OBUS r 0.01 9.0787e-003 tblVehicleEF OBUS r 8.5800e-003 9.4940e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.26 0.53 tblVehicleEF OBUS r 0.58 1.02 tblVehicleEF OBUS r 5.31 2.31 tblVehicleEF OBUS r 88.70 84.93 tblVehicleEF OBUS } 1,226.51 1,422.12 tblVehicleEF OBUS r 69.78 20.06 tblVehicleEF OBUS r 0.43 0.52 tblVehicleEF OBUS r 1.35 1.74 tblVehicleEF OBUS r 1.2200e-004 1.7267e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.1700e-004 1.6520e-003 12-439 CalEEMod Version: CalEEMod.2016.3.2 Page 41 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.34 0.11 tblVehicleEF OBUS r 8.5900e-004 8.0897e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9100e-004 1.9856e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.37 0.13 tblVehicleEF OBUS r 0.01 9.0542e-003 tblVehicleEF OBUS r 8.3930e-003 9.3186e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.29 0.59 tblVehicleEF OBUS r 0.57 1.00 tblVehicleEF OBUS 5.64 2.46 12-440 CalEEMod Version: CalEEMod.2016.3.2 Page 42 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 79.14 83.50 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- } 1,226.51 1,422.09 tblVehicleEF OBUS r 69.78 20.31 tblVehicleEF OBUS r 0.40 0.52 tblVehicleEF OBUS r 1.41 1.81 tblVehicleEF OBUS r 1.7600e-004 2.4806e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.6900e-004 2.3733e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.36 0.12 tblVehicleEF OBUS r 7.6700e-004 7.9541e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9700e-004 2.0100e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 12-441 CalEEMod Version: CalEEMod.2016.3.2 Page 43 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 0.05 0.08 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.09 7.1319e-003 tblVehicleEF SBUS r 8.16 2.80 tblVehicleEF SBUS r 1.19 1.03 tblVehicleEF SBUS r 9.61 1.02 tblVehicleEF SBUS } 1,131.05 356.18 tblVehicleEF SBUS } 1,090.69 1,128.82 tblVehicleEF SBUS r 54.18 5.79 tblVehicleEF SBUS r 9.79 3.82 tblVehicleEF SBUS r 4.65 6.33 tblVehicleEF SBUS r 0.01 6.3356e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 6.0616e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 12-442 CalEEMod Version: CalEEMod.2016.3.2 Page 44 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual tblVehicleEF SBUS 0.04 0.01 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.98 0.34 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.51 0.04 tblVehicleEF SBUS r 0.01 3.3995e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.0800e-004 5.7337e-005 tblVehicleEF SBUS r 3.6480e-003 1.1352e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.08 6.4082e-003 tblVehicleEF SBUS r 8.04 2.75 tblVehicleEF SBUS r 1.21 1.05 tblVehicleEF SBUS r 7.94 0.84 tblVehicleEF SBUS } 1,182.37 367.48 tblVehicleEF SBUS } 1,090.69 1,128.85 tblVehicleEF SBUS r 54.18 5.50 tblVehicleEF SBUS r 10.10 3.93 tblVehicleEF SBUS 4.39 5.98 12-443 CalEEMod Version: CalEEMod.2016.3.2 Page 45 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF SBUS 8.9100e-003 5.3460e-003 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 8.5240e-003 5.1148e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.98 0.34 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS r 0.46 0.04 tblVehicleEF SBUS r 0.01 3.5062e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 6.8100e-004 5.4417e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS 0.50 0.04 12-444 CalEEMod Version: CalEEMod.2016.3.2 Page 46 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF SBUS 0.87 0.07 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.02 0.01 tblVehicleEF SBUS r 0.09 7.2358e-003 tblVehicleEF SBUS r 8.33 2.86 tblVehicleEF SBUS r 1.18 1.03 tblVehicleEF SBUS r 9.77 1.03 tblVehicleEF SBUS } 1,060.18 340.58 tblVehicleEF SBUS } 1,090.69 1,128.81 tblVehicleEF SBUS r 54.18 5.82 tblVehicleEF SBUS r 9.36 3.67 tblVehicleEF SBUS r 4.57 6.22 tblVehicleEF SBUS r 0.01 7.7023e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 7.3691 e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.99 0.34 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS 0.02 0.09 12-445 CalEEMod Version: CalEEMod.2016.3.2 Page 47 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF SBUS 0.51 0.04 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.01 3.2521e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.1100e-004 5.7616e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.09 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.96 37.60 tblVehicleEF UBUS r 13.19 1.81 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.76 tblVehicleEF UBUS r 4.82 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS r 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 12-446 CalEEMod Version: CalEEMod.2016.3.2 Page 48 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF UBUS 0.10 0.03 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 0.96 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5700e-003 2.2519e-004 tblVehicleEF UBUS r 6.1570e-003 2.6629e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 1.05 0.16 tblVehicleEF UBUS r 1.94 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 9.02 37.60 tblVehicleEF UBUS r 11.63 1.61 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.40 tblVehicleEF UBUS r 4.53 1.10 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 12-447 CalEEMod Version: CalEEMod.2016.3.2 Page 49 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF UBUS 1.0860e-003 3.6483e-005 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.89 0.14 tblVehicleEF UBUS r 8.6450e-003 4.3416e-003 tblVehicleEF UBUS r 1.5430e-003 2.2162e-004 tblVehicleEF UBUS r 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 2.53 5.65 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.95 37.60 tblVehicleEF UBUS r 13.46 1.85 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.82 tblVehicleEF UBUS r 4.73 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 12-448 CalEEMod Version: CalEEMod.2016.3.2 Page 50 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual tblVehicleEF UBUS 3.00OOe-003 7.3601 e-003 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 0.52 0.14 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5750e-003 2.2584e-004 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS 1.07 0.16 2.0 Emissions Summary 12-449 CalEEMod Version: CalEEMod.2016.3.2 Page 51 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 2.1 Overall Construction Unmitigated Construction Mitigated Construction ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 PM2.5 Total I I Year tons/yr MT/yr I 1 I 1 1 I 1 I 1 I 1 2020 •1 0.0434 0.4212 0.3697 7.1000e- 0.0206 0.0228 0.0434 5.1300e- 0.0211 ; 0.0262 0.0000 1 63.5212 63.5212 0.0145 0.0000 63.8829 1 1 1 1 1 1 1 1 1 1 1 004 1 1 I I 003 1 I I 1 • I 1 I 1 1 I 1 I 1 I 1 2021 •1 0.2317 1 0.6894 1 0.6639 1 1.2700e- 1 0.0283 1 0.0361 1 0.0643 1 7.5700e- 1 0.0332 0.0408 0.0000 1 112.9359 1 112.9359 1 0.0272 1 0.0000 i 113.6153 003 1 I I 1 003 '1 I I I I I I I I • 1 I I 1 I Maximum 0.2317 0.6894 0.6639 1.2700e- 0.0283 0.0361 0.0643 7.5700e- 0.0332 0.0408 0.0000 112.9359 112.9359 0.0272 0.0000 113.6153 11 003 003 Mitigated Construction 12-450 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 I PM10 Total PM2.5 PM2.5 Total I Year tons/yr MT/yr I I I 1 I I 1 I I I 1 2020 •1 0.0434 I 0.4212 I 0.3697 17.1000e- 1 0.0170 I 0.0228 1 0.0398 14.4000e- 1 0.0211 0.0255 � 0.0000 1 63.5211 I 63.5211 I 0.0145 1 0.0000 63.8829 004 1 1 I 1 003 ;� I 1 I 1 1 I 1 I • 1 I 1 I I I 1 I I 1 I I I 1 2021 0.2317 I 0.6894 I 0.6639 I 1.2700e- 1 0.0283 I 0.0361 I 0.0643 17.5700e- I 0.0332 ; 0.0408 � 0.0000 i 112.9359 1112.9359 1 0.0272 1 0.0000 113.6152 I 1 I 003 1 1 I 1 003 •1 1 I 1 I 1 1 I 1 I 1 I 1 I Maximum 0.2317 0.6894 0.6639 1.2700e- 0.0283 0.0361 0.0643 7.5700e- 0.0332 0.0408 0.0000 112.9359 112.9359 0.0272 0.0000 113.6152 11 003 003 12-450 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Percent 0.00 0.00 0.00 0.00 7.40 0.00 3.36 5.75 0.00 1.09 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 12-450 CalEEMod Version: CalEEMod.2016.3.2 Page 52 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 9-1-2020 11-30-2020 0.3421 0.3421 2 12-1-2020 2-28-2021 0.3177 0.3177 3 3-1-2021 5-31-2021 0.3126 0.3126 4 6-1-2021 8-31-2021 0.4069 0.4069 PM2.5 PM2.5 Highest 0.4069 0.4069 2.2 Overall Operational Unmitigated Operational 12-451 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 PM2.5 I I Category tons/yr MT/yr Area •i 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 i 7.7340 11.4516 0.0117 2.5000e- 11.8183 i i i i i � 004 004 i Energy •i 3.5800e- i 0.0307 i 0.0140 i 2.000Oe- 2.4700e- i 2.4700e- i i 2.4700e- 2.4700e- 0.0000 1 135.0727 135.0727 i 4.7900e- 1.5000e- 135.6397 003 004 003 003 003 003 i 003 003 -� i i i i Mobile •1 0.2346 i 0.5177 i 2.0339 i 5.6200e- 0.5378 6.9500e- i 0.5447 i 0.1437 i 6.5400e- 0.1503 0.0000 i 524.4516 i 524.4516 i 0.0351 0.0000 525.3293 •� 003 003 003 Waste •1 i i i i 0.0000 i 0.0000 i i 0.0000 0.0000 5.6066 i 0.0000 i 5.6066 i 0.3313 1 0.0000 1 13.8901 Water •1 i i i � � 0.0000 i 0.0000 0.0000 0.0000 1.0710 i 21.4703 i 22.5412 i 0.1109 2.7800e- 26.1419 003 i Total 0.5445 0.5616 2.6323 6.4100e- 0.5378 0.0448 0.5826 0.1437 0.0444 0.1882 10.3952 688.7285 699.1237 0.4938 4.5300e- 712.8194 11 003 003 12-451 CalEEMod Version: CalEEMod.2016.3.2 Page 53 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 2.2 Overall Operational Mitigated Operational 3.0 Construction Detail Construction Phase 12-452 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 PM2.5 Total 1 I I Category tons/yr MT/yr Area •i 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 i 7.7340 11.4516 0.0117 2.5000e- 11.8183 i i i � i � i � 004 ; 004 i Energy •i 3.5800e- i 0.0307 0.0140 i 2.000Oe- 2.4700e- i 2.4700e- 2.4700e- 2.4700e- 0.0000 i 135.0727 135.0727 i 4.7900e- 1.5000e- 135.6397 003 004 003 003 003 003 003 003 i Mobile •i 0.2346 i 0.5177 2.0339 i 5.6200e- 0.5378 6.9500e- i 0.5447 0.1437 i 6.5400e- 0.1503 0.0000 i 524.4516 524.4516 i 0.0351 0.0000 525.3293 003 003 003 i ------------ ------- -------j--------j--------i-------j--------i-------j--------i----------------------------------- Waste •1 i i 0.0000 i 0.0000 i 0.0000 0.0000 5.6066 i 0.0000 5.6066 i 0.3313 0.0000 1 13.8901 0.00 --------------- Water •1 0.0000 0.0000 0.0000 0.0000 • 1.0710 T 21.4703 22.5412 0.1109 2.7800e- 26.1419 i � i � � i i 003 i 0.00 Total 0.5445 0.5616 2.6323 6.4100e- 0.5378 0.0448 0.5826 0.1437 0.0444 0.1882 10.3952 688.7285 699.1237 0.4938 4.5300e- 712.8194 11 1 003 003 3.0 Construction Detail Construction Phase 12-452 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5Bio- CO2 NBio-0O2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total 1 Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 3.0 Construction Detail Construction Phase 12-452 CalEEMod Version: CalEEMod.2016.3.2 Page 54 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 ;Demolition +Demolition 19/1/2020 :9/14/2020 5: 10' AI i 4 i 2 •Site Preparation +Site Preparation 19/15/2020 :9/15/2020 5: 1 + i 3 :Grading +Grading ;9/16/2020 :9/17/2020 5: 2: +i 4 •Building Construction +Building Construction 19/18/2020 :8/5/2021 5: 230: +i 5 •Paving +Paving 18/6/2021 :8/12/2021 5: 5: +i 6 •Architectural Coating :Architectural Coating 8/13/2021 8/19/2021 5. 5. Acres of Grading (Site Preparation Phase): 0.5 Acres of Grading (Grading Phase): 0 Acres of Paving: 0 Residential Indoor: 69,470; Residential Outdoor: 23,157; Non -Residential Indoor: 16,899; Non -Residential Outdoor: 5,633; Striped Parking Area: 0 (Architectural Coating — sgft) OffRoad Equipment 12-453 CalEEMod Version: CalEEMod.2016.3.2 Page 55 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM Phase Name I Offroad Equipment Type I Amount I Usage Hours I Horse Power I Load Factor Demolition 'Concrete/Industrial Saws ; 1 ; 8.001 81' 0.73 -------------------------- - - - ------------'------------- ----------- 20.00:LD_Mix Demolition 'Rubber Tired Dozers 1 1 1.001 247' 0.40 --------------------------- -------------------------------------------------------------------'------------- ----------- ----------�- ---------� 14.701 Demolition +Tractors/Loaders/Backhoes ; 21 6.001 97' 0.37 -------------------------- �- - - - -------------'------------- ----------- --------i 0.001 Site Preparation 'Graders 1 1 1 8.001 187' 0.41 --------------------------- �- - - - -------------'------------- ----------- -------------=---------------''''-, 5; Site Preparation +Tractors/Loaders/Backhoes 1 1 1 8.001 97' 0.37 ------------------------------------------ �- - - - - ----------- -------- THHDT Grading 'Concrete/Industrial Saws 1 11 8.001 81, 0.73 ---------------------------- _ i --------------------------------------------------------------------'------------- ----------- -----------' 20.00;LD_Mix Grading 'Rubber Tired Dozers 1 1 1 1.001 247' 0.40 ------------------------------------------ �- - - - - ----------- Grading +Tractors/Loaders/Backhoes 1 21 6.001 97' 0.37 0.00' + ___ i i 14.70' 6.90, Building Construction 'Cranes ; 11 4.001 231, 0.29 ------------------------------------------ �- - - - ----------- Building Construction 'Forklifts 1 21 6.001 89' 0.20 --------------------------- �- - - - -------------'------------- ----------- Building Construction +Tractors/Loaders/Backhoes ; 21 8.001 97' 0.37 i �-------------------------- ------------'------------- ----------- Paving 'Cement and Mortar Mixers ; 41 6.001 9' 0.56 + _ i _ Paving +Pavers ; 11 7.001 130' 0.42 ---------------------------- + i i ------------------------- -------------------------------------------------------- Paving 'Rollers 1 11 7.001 80' 0.38 --------------------------- �- - - - -------------'------------- ----------- Paving +Tractors/Loaders/Backhoes 1 11 7.001 97' 0.37 ---------------------------- -------------------------- ----------------- ------------r------------- Architectural Coating 'Air Compressors 1 6.00' 78' 0.48 Trips and VMT Phase Name Offroad Equipment Worker Trip Vendor Trip Hauling Trip Worker Trip Vendor Trip Hauling Trip I Worker Vehicle I Vendor I Hauling Count I Number I Number I Number I Length I Length I Length Class Vehicle Class I Vehicle Class Demolition 4; 10.00 0.001 45.00; 14.70; 6.90; 20.00:LD_Mix iHDT_Mix THHDT • A Site Preparation - -------------- 2; - i------------ 5.00- --------i 0.001 , 31.00: ----------�- ---------� 14.701 6.90; -- =------------ 20.00;LD_Mix ----------' iHDT_Mix -------- THHDT �- ° Grading -------------- 4; i------------ 10.00: --------i 0.001 ,----------�- 0.00: ------------------------------' 14.701 6.90; 20.00;LD_Mix iHDT_Mix *- THHDT ----------------° �- Building Construction -------------=---------------''''-, 5; i------------ 29.00 1---------- 6.001 ,----------�- 0.00 ' --------- 14.701 ------------------------'----------' 6.90; 20.00;LD_Mix iHDT_Mix -------- THHDT �- ° Paving -------------- 7; - i------------ 18.00: --------i4--------------- 0.001 ,----------- 0.00: 14.701 6.90; -----------' 20.00;LD_Mix iHDT_Mix -- THHDT e ' ; Architectural Coating ; 1' 6.00' 0.00' 0.00' 14.70' 6.90, 20.00,LD_Mix 'HDT_Mix HHDT 12-454 CalEEMod Version: CaIEEMod.2016.3.2 Page 56 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.1 Mitigation Measures Construction Water Exposed Area 3.2 Demolition - 2020 Unmitigated Construction On -Site 12-455 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 I PM 10 Total PM2.5 PM2.5 Category tons/yr MT/yr I I I I 1 I I I 1 I I Fugitive Dust •I I 1 1 1 4.9200e- 1 0.0000 14.9200e- 1 7.5000e- 1 0.0000 7.5000e- � 0.0000 I 0.0000 1 0.0000 I 0.0000 I 0.0000 � 0.0000 003 I 1 003 I 004 1 004 . I I 1 I 1 1 I I I I 1 I I I I 1 I I Off -Road •I 4.3400e- I 0.0394 1 0.0381 1 6.000Oe- 1 1 2.3400e- 12.3400e- 1 1 2.2300e- 2.2300e- � 0.0000 I 5.2038 1 5.2038 19.8000e- 1 0.0000 � 5.2284 •I 003 1 I 1 005 I 1 003 1 003 1 1 003 003 . I 1 I 004 1 1 Total 4.3400e- 0.0394 0.0381 6.000Oe- 4.9200e- 2.3400e- 7.2600e- 7.5000e- 2.2300e- 2.9800e- 0.0000 5.2038 5.2038 9.8000e- 0.0000 5.2284 003 005 003 003 003 004 003 003 004 12-455 CalEEMod Version: CalEEMod.2016.3.2 Page 57 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.2 Demolition - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total I PM2.5 I PM2.5 I I Category tons/yr MT/yr Hauling •i 1.7000e- i 6.3900e- i 1.6000e- 2.000Oe- i 3.9000e- 2.000Oe- 4.1000e- i 1.1000e- 2.000Oe- 1.3000e- 0.0000 i 1.7302 � 1.7302 � 1.8000e- i 0.0000 i 1.7348 003 003 004 004 004 003 003 005 004 005 004 004 005 004 . 004 i Off -Road •i 4.3400e- i 0.0394 i 0.0381 i 6.000Oe- i i 2.3400e- i 2.3400e- 2.2300e- 2.2300e- 0.0000 i 5.2038 i 5.2038 9.8000e- i 0.0000 i 5.2284 Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total Worker •i 1.9000e- i 1.4000e- i 1.5500e- 1.000Oe- i 5.5000e- 0.0000 5.5000e- i 1.5000e- 0.0000 1.5000e- 0.0000 i 0.4751 0.4751 1.000Oe- i 0.0000 i 0.4754 0.0394 004 004 003 005 004 004 004 004 i � � 005 6.000Oe- Total 3.6000e- 6.5300e- 3.1500e- 3.000Oe- 9.4000e- 2.000Oe- 9.6000e- 2.6000e- 2.000Oe- 2.8000e- 0.0000 2.2053 2.2053 1.9000e- 0.0000 2.2101 11 004 003 003 005 004 005 004 004 005 004 004 Mitigated Construction On -Site 12-456 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total I PM2.5 PM2.5 I Category tons/yr MT/yr Fugitive Dust •i i i i i 1.9200e- 0.0000 1.9200e- 2.9000e- i 0.0000 2.9000e- 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 003 003 004 004 Off -Road •i 4.3400e- i 0.0394 i 0.0381 i 6.000Oe- i i 2.3400e- i 2.3400e- 2.2300e- 2.2300e- 0.0000 i 5.2038 i 5.2038 9.8000e- i 0.0000 i 5.2284 003 005 003 003 003 003 . 004 i Total 4.3400e- 0.0394 0.0381 6.000Oe- 1.9200e- 2.3400e- 4.2600e- 2.9000e- 2.2300e- 2.5200e- 0.0000 5.2038 5.2038 9.8000e- 0.0000 5.2284 003 005 003 003 003 004 003 003 004 12-456 CalEEMod Version: CalEEMod.2016.3.2 Page 58 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.2 Demolition - 2020 Mitigated Construction Off -Site 3.3 Site Preparation - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total I PM2.5 I PM2.5 Total I I Category tons/yr MT/yr Hauling •i 1.7000e- i 6.3900e- i 1.6000e- 2.00OOe- i 3.9000e- 2.00OOe- 4.1000e- i 1.1000e- 2.00OOe- 1.3000e- 0.0000 i 1.7302 � 1.7302 � 1.8000e- i 0.0000 i 1.7348 i i 004 004 005 005 004 003 003 005 004 005 004 004 005 004 . 004 i Off -Road •i 3.4000e- i 4.2200e- 2.0500e- i 0.0000 i i 1.7000e- i 1.7000e- 1.5000e- 1.5OOOe- 0.0000 i 0.4280 i 0.4280 1.4000e- i 0.0000 i 0.4314 Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total Worker •i 1.9000e- i 1.4000e- i 1.5500e- 1.00OOe- i 5.5000e- 0.0000 5.5000e- i 1.5000e- 0.0000 1.5000e- 0.0000 i 0.4751 0.4751 1.00OOe- i 0.0000 i 0.4754 4.2200e- 004 004 003 005 004 004 004 004 i � � 005 � Total 3.6000e- 6.5300e- 3.1500e- 3.00OOe- 9.4000e- 2.00OOe- 9.6000e- 2.6000e- 2.00OOe- 2.8000e- 0.0000 2.2053 2.2053 1.9000e- 0.0000 2.2101 11 004 003 003 005 004 005 004 004 005 004 004 3.3 Site Preparation - 2020 Unmitigated Construction On -Site 12-457 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total I PM2.5 PM2.5 I Category tons/yr MT/yr Fugitive Dust •i 2.7000e- 0.0000 2.7000e- 3.00OOe- 0.0000 3.00OOe- 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 i i 004 004 005 005 Off -Road •i 3.4000e- i 4.2200e- 2.0500e- i 0.0000 i i 1.7000e- i 1.7000e- 1.5000e- 1.5OOOe- 0.0000 i 0.4280 i 0.4280 1.4000e- i 0.0000 i 0.4314 004 003 003 004 004 004 004 . 004 i Total 3.4000e- 4.2200e- 2.0500e- 0.0000 2.7000e- 1.7000e- 4.4000e- 3.00OOe- 1.5000e- 1.8000e- 0.0000 0.4280 0.4280 1.4000e- 0.0000 0.4314 004 003 003 004 004 004 005 004 004 004 12-457 CalEEMod Version: CalEEMod.2016.3.2 Page 59 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.3 Site Preparation - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total I PM2.5 I PM2.5 I I Category tons/yr MT/yr Hauling •i 1.2000e- i 4.4000e- i 1.1000e- 1.000Oe- i 2.7000e- 1.000Oe- 2.8000e- i 7.000Oe- 1.000Oe- 9.000Oe- 0.0000 i 1.1919 1.1919 1.3000e- i 0.0000 i 1.1951 i i i i i 004 004 005 005 004 003 003 005 004 005 004 005 005 005 004 i Off -Road •i 3.4000e- i 4.2200e- 2.0500e- i 0.0000 i i 1.7000e- i 1.7000e- 1.5000e- 1.5000e- 0.0000 i 0.4280 i 0.4280 1.4000e- i 0.0000 i 0.4314 Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total Worker •i 1.000Oe- i 1.000Oe- i 8.000Oe- 0.0000 i 3.000Oe- 0.0000 3.000Oe- i 1.000Oe- 0.0000 1.000Oe- 0.0000 i 0.0238 0.0238 0.0000 i 0.0000 i 0.0238 4.2200e- 005 005 005 005 005 005 005 i Total 1.3000e- 4.4100e- 1.1800e- 1.0000e- 3.000Oe- 1.000Oe- 3.1000e- 8.000Oe- 1.000Oe- 1.000Oe- 0.0000 1.2157 1.2157 1.3000e- 0.0000 1.2188 004 003 003 005 004 005 004 005 005 004 004 Mitigated Construction On -Site 12-458 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Fugitive Dust •i i 1.000Oe- 0.0000 1.000Oe- 1.000Oe- 0.0000 1.000Oe- 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 i i i i i 004 004 005 005 Off -Road •i 3.4000e- i 4.2200e- 2.0500e- i 0.0000 i i 1.7000e- i 1.7000e- 1.5000e- 1.5000e- 0.0000 i 0.4280 i 0.4280 1.4000e- i 0.0000 i 0.4314 004 003 003 004 004 004 004 . 004 i Total 3.4000e- 4.2200e- 2.0500e- 0.0000 1.000Oe- 1.7000e- 2.7000e- 1.000Oe- 1.5000e- 1.6000e- 0.0000 0.4280 0.4280 1.4000e- 0.0000 0.4314 004 003 003 004 004 004 005 004 004 004 12-458 CalEEMod Version: CalEEMod.2016.3.2 Page 60 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.3 Site Preparation - 2020 Mitigated Construction Off -Site 3.4 Grading - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total I PM2.5 I PM2.5 I Category tons/yr MT/yr Hauling •i 1.2000e- i 4.4000e- i 1.1000e- 1.00OOe- i 2.7000e- 1.00OOe- 2.8000e- i 7.00OOe- 1.00OOe- 9.00OOe- 0.0000 i 1.1919 1.1919 1.3000e- i 0.0000 i 1.1951 004 004 004 004 004 003 003 005 004 005 004 005 005 005 004 i Off -Road •i 8.7000e- 7.8700e- 7.6200e- 1.00OOe- 4.7000e- 4.7000e- 4.5000e- 4.5OOOe- 0.0000 i 1.0408 1.0408 2.00OOe- 0.0000 i 1.0457 Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total Worker •i 1.00OOe- i 1.00OOe- i 8.00OOe- 0.0000 i 3.00OOe- 0.0000 3.00OOe- i 1.00OOe- 0.0000 1.00OOe- 0.0000 i 0.0238 0.0238 0.0000 i 0.0000 i 0.0238 7.8700e- 005 005 005 005 005 005 005 i Total 1.3000e- 4.4100e- 1.1800e- 1.00OOe- 3.00OOe- 1.00OOe- 3.1000e- 8.00OOe- 1.00OOe- 1.00OOe- 0.0000 1.2157 1.2157 1.3000e- 0.0000 1.2188 005 004 003 003 005 004 005 004 005 005 004 004 3.4 Grading - 2020 Unmitigated Construction On -Site 12-459 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total I PM2.5 PM2.5 I Category tons/yr MT/yr Fugitive Dust •i 7.5OOOe- 0.0000 7.5000e- i 4.1000e- 0.0000 4.1000e- 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 004 004 004 004 Off -Road •i 8.7000e- 7.8700e- 7.6200e- 1.00OOe- 4.7000e- 4.7000e- 4.5000e- 4.5OOOe- 0.0000 i 1.0408 1.0408 2.00OOe- 0.0000 i 1.0457 i i i 004 003 003 005 004 004 004 004 . 004 i Total 8.7000e- 7.8700e- 7.6200e- 1.00OOe- 7.5000e- 4.7000e- 1.2200e- 4.1000e- 4.5000e. 8.6000e- 0.0000 1.0408 1.0408 2.00OOe- 0.0000 1.0457 004 003 003 005 004 004 003 004 004 004 004 12-459 CalEEMod Version: CalEEMod.2016.3.2 Page 61 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.4 Grading - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 004 004 004 Off -Road •i 8.7000e- 7.8700e- 7.6200e- 1.000Oe- 4.7000e- 4.7000e- 4.5000e- 4.5000e- 0.0000 i 1.0408 1.0408 2.000Oe- 0.0000 i 1.0457 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total 8.7000e- Worker •i 4.000Oe- i 3.000Oe- i 3.1000e- 0.0000 i 1.1000e- 0.0000 1.1000e- i 3.000Oe- 0.0000 3.000Oe- 0.0000 i 0.0950 0.0950 0.0000 i 0.0000 i 0.0951 7.6200e- 005 005 004 004 004 005 005 i 2.9000e- Total 4.000Oe- 3.000Oe- 3.1000e- 0.0000 1.1000e- 0.0000 1.1000e- 3.000Oe- 0.0000 3.000Oe- 0.0000 0.0950 0.0950 0.0000 0.0000 004 004 005 005 004 004 004 004 005 005 FO.0951 Mitigated Construction On -Site 12-460 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 I PM2.5 I Category tons/yr MT/yr Fugitive Dust •i i i i i 2.9000e- i 0.0000 2.9000e- i 1.6000e- 0.0000 1.6000e- 0.0000 i 0.0000 i 0.0000 i 0.0000 i 0.0000 i 0.0000 004 004 004 004 Off -Road •i 8.7000e- 7.8700e- 7.6200e- 1.000Oe- 4.7000e- 4.7000e- 4.5000e- 4.5000e- 0.0000 i 1.0408 1.0408 2.000Oe- 0.0000 i 1.0457 i i i 004 003 003 005 004 004 004 004 . 004 i Total 8.7000e- 7.8700e- 7.6200e- 1.000Oe- 2.9000e- 4.7000e- 7.6000e- 1.6000e- 4.5000e- 6.1000e- 0.0000 1.0408 1.0408 2.000Oe- 0.0000 1.0457 004 003 003 005 004 004 004 004 004 004 004 12-460 CalEEMod Version: CalEEMod.2016.3.2 Page 62 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.4 Grading - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 0.0323 0.3320 Worker •i 4.00OOe- i 3.00OOe- i 3.1000e- 0.0000 i 1.1000e- 0.0000 1.1000e- i 3.00OOe- 0.0000 3.00OOe- 0.0000 i 0.0950 0.0950 0.0000 i 0.0000 i 0.0951 4.3000e- 005 005 004 004 004 005 005 i Total 4.00OOe- 3.00OOe- 3.1000e- 0.0000 1.1000e- 0.0000 1.1000e- 3.00OOe- 0.0000 3.00OOe- 0.0000 0.0950 0.0950 0.0000 0.0000 0.0951 11 005 005 004 004 004 005 005 3.5 Building Construction - 2020 Unmitigated Construction On -Site 12-461 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr Off -Road •i 0.0323 i 0.3320 i 0.2770 4.3000e- 0.0196 0.0196 0.0180 0.0180 0.0000 i 37.5227 37.5227 0.0121 i 0.0000 i 37.8261 004 Total 0.0323 0.3320 0.2770 4.3000e- 0.0196 0.0196 0.0180 0.0180 0.0000 37.5227 37.5227 0.0121 0.0000 37.8261 004 12-461 CalEEMod Version: CalEEMod.2016.3.2 Page 63 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.5 Building Construction - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 Vendor •i 7.3000e- 0.0239 6.4900e- 6.000Oe- 1.4200e- 1.2000e- 1.5400e- 4.1000e- 1.2000e- 5.3000e- � 0.0000 i 5.4771 5.4771 4.6000e- 0.0000 i 5.4885 i i � i � � i � � � i '� 004 003 005 003 004 003 004 004 004004 i Worker •i 4.2400e- 2.9700e- 0.0337 1.1000e- 0.0119 8.000Oe- 0.0120 3.1700e- 7.000Oe- 3.2400e- 0.0000 i 10.3330 10.3330 2.4000e- 0.0000 i 10.3389 i i i i i 003 003 004 005 003 005 003 004 i 0.2770 Total 4.9700e- 0.0268 0.0402 1.7000e- 0.0134 2.000Oe- 0.0136 3.5800e- 1.9000e- 3.7700e- 0.0000 15.8101 15.8101 7.000Oe- 0.0000 15.8274 004 003 004 004 003 004 003 004 Mitigated Construction On -Site 12-462 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr Off -Road •i 0.0323 i 0.3320 0.2770 4.3000e- 0.0196 0.0196 i i 0.0180 0.0180 0.0000 i 37.5226 i 37.5226 0.0121 i 0.0000 i 37.8260 004 Total 0.0323 0.3320 0.2770 4.3000e- 0.0196 0.0196 0.0180 0.0180 0.0000 37.5226 37.5226 0.0121 0.0000 37.8260 004 12-462 CalEEMod Version: CalEEMod.2016.3.2 Page 64 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.5 Building Construction - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 Vendor •i 7.3000e- 0.0239 6.4900e- 6.00OOe- 1.4200e- 1.2000e- 1.5400e- 4.1000e- 1.2000e- 5.3000e- � 0.0000 i 5.4771 5.4771 4.6000e- 0.0000 i 5.4885 i i � i � � i � � � i '� 004 003 005 003 004 003 004 004 004004 i Worker •i 4.2400e- 2.9700e- 0.0337 1.1000e- 0.0119 8.00OOe- 0.0120 3.1700e- 7.00OOe- 3.2400e- 0.0000 i 10.3330 10.3330 2.4000e- 0.0000 i 10.3389 i i i i i 003 003 004 005 003 005 003 004 i 0.5629 Total 4.9700e- 0.0268 0.0402 1.7000e- 0.0134 2.00OOe- 0.0136 3.5800e- 1.9000e- 3.7700e- 0.0000 15.8101 15.8101 7.00OOe- 0.0000 15.8274 004 003 004 004 003 004 003 004 3.5 Building Construction - 2021 Unmitigated Construction On -Site 12-463 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Off -Road •i 0.0601 i 0.6188 i 0.5629 8.8000e- 0.0347 0.0347 0.0319 0.0319 0.0000 i 77.5636 77.5636 0.0251 i 0.0000 i 78.1907 004 Total 0.0601 0.6188 0.5629 8.8000e. 0.0347 0.0347 0.0319 0.0319 0.0000 77.5636 77.5636 0.0251 0.0000 78.1907 004 12-463 CalEEMod Version: CalEEMod.2016.3.2 Page 65 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.5 Building Construction - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Hauling •i 0.0000 : 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 Vendor •i 1.2700e- 0.0443 0.0124 1.1000e- 2.9300e- 9.000Oe- 3.0200e- 8.4000e- 9.000Oe- 9.3000e- 0.0000 i 11.2218 11.2218 9.1000e- 0.0000 i 11.2445 i i i i i 003 004 003 005 003 004 005 004 004 i Worker •i 8.2300e- 5.5400e- 0.0646 2.3000e- 0.0247 1.6000e- 0.0248 6.5500e- 1.5000e- 6.7000e- 0.0000 i 20.6138 20.6138 4.4000e- 0.0000 i 20.6249 i i i i i 003 003 004 004 003 004 003 004 i 0.5629 Total 9.5000e- 0.0498 0.0770 3.4000e- 0.0276 2.5000e- 0.0279 7.3900e- 2.4000e- 7.6300e- 0.0000 31.8356 31.8356 1.3507 0.0000 31.8694 004 003 004 004 003 004 003 003 Mitigated Construction On -Site 12-464 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Off -Road •i 0.0601 i 0.6188 i 0.5629 8.8000e- 0.0347 0.0347 0.0319 0.0319 0.0000 i 77.5635 77.5635 0.0251 i 0.0000 i 78.1906 004 Total 0.0601 0.6188 0.5629 8.8000e- 0.0347 0.0347 0.0319 0.0319 0.0000 77.5635 77.5635 0.0251 0.0000 78.1906 004 12-464 CalEEMod Version: CalEEMod.2016.3.2 Page 66 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.5 Building Construction - 2021 Mitigated Construction Off -Site 3.6 Paving - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 i i i i i •� 003 005 004 004 004 004 . 004 i Vendor •i 1.2700e- 0.0443 0.0124 1.1000e- 2.9300e- 9.00OOe- 3.0200e- 8.4000e- 9.00OOe- 9.3000e- 0.0000 i 11.2218 11.2218 9.1000e- 0.0000 i 11.2445 i i i i i 003 004 003 005 003 004 005 004 004 i Worker •i 8.2300e- 5.5400e- 0.0646 2.3000e- 0.0247 1.6000e- 0.0248 6.5500e- 1.5000e- 6.7000e- 0.0000 i 20.6138 20.6138 4.4000e- 0.0000 i 20.6249 i i i i i 003 003 004 004 003 004 003 004 i 0.0168 Total 9.5000e- 0.0498 0.0770 3.4000e- 0.0276 2.50OOe- 0.0279 7.3900e- 2.4000e- 7.6300e- 0.0000 31.8356 31.8356 1.3507 0.0000 31.8694 003 004 004 004 004 003 004 003 004 003 3.6 Paving - 2021 Unmitigated Construction On -Site 12-465 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Category tons/yr MT/yr Off -Road •i 1.8OOOe- i 0.0168 i 0.0177 3.00OOe- 8.8000e- 8.8000e- 8.2000e- 8.2000e- 0.0000 i 2.3481 2.3481 6.8000e- 0.0000 i 2.3652 i i i i i •� 003 005 004 004 004 004 . 004 i Paving •i 0.0000 i i i i i 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 i 0.0000 Total 1.8000e- 0.0168 0.0177 3.00OOe- 8.8000e- 8.8000e- 8.2000e- 8.2000e- 0.0000 2.3481 2.3481 6.8000e- 0.0000 2.3652 003 005 004 1 004 004 004 004 12-465 CalEEMod Version: CalEEMod.2016.3.2 Page 67 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.6 Paving - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 i i i i 003 005 004 004 004 004 . 004 i Paving •i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total -------------------------------------------'------------------------ --+-------------'---------------------- Worker •i 1.6000e- i 1.1000e- i 1.2900e- 0.0000 i 4.9000e- 0.0000 5.000Oe- i 1.3000e- 0.0000 1.3000e- 0.0000 i 0.4127 0.4127 1.000Oe- i 0.0000 i 0.4130 0.0177 004 004 003 004 004 004 004 005 � Total 1.6000e- 1.1000e- 1.2900e- 0.0000 4.9000e- 0.0000 5.000Oe- 1.3000e- 0.0000 1.3000e- 0.0000 0.4127 0.4127 1.000Oe- 0.0000 005 004 004 003 004 004 004 004 004 004 005 F0.41130 Mitigated Construction On -Site 12-466 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Category tons/yr MT/yr Off -Road •i 1.8000e- i 0.0168 i 0.0177 3.000Oe- 8.8000e- 8.8000e- 8.2000e- 8.2000e- 0.0000 i 2.3481 2.3481 6.8000e- i 0.0000 i 2.3652 i i i i 003 005 004 004 004 004 . 004 i Paving •i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Total 1.8000e- 0.0168 0.0177 3.000Oe- 8.8000e- 8.8000e- 8.2000e- 8.2000e- 0.0000 2.3481 2.3481 6.8000e- 0.0000 2.3652 003 005 004 1 004 004 004 004 12-466 CalEEMod Version: CalEEMod.2016.3.2 Page 68 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.6 Paving - 2021 Mitigated Construction Off -Site 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 I I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 i i i 004 003 003 005 004 004 004 004 . 005 i Total Worker •i 1.6000e- i 1.1000e- i 1.2900e- 0.0000 i 4.9000e- 0.0000 5.00OOe- i 1.3000e- 0.0000 1.3000e- 0.0000 i 0.4127 0.4127 1.00OOe- i 0.0000 i 0.4130 3.8200e- 004 004 003 004 004 004 004 005 Total 1.6000e- 1.1000e- 1.2900e- 0.0000 4.9000e- 0.0000 5.00OOe- 1.3000e- 0.0000 1.3000e- 0.0000 0.4127 0.4127 1.00OOe- 0.0000 0.4130 11 004 004 003 004 004 004 004 004 005 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site 12-467 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Archit. Coating •i 0.1596 0.0000 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Off -Road •i 5.5000e- 3.8200e- 4.5400e- 1.00OOe- 2.4000e- 2.4000e- 2.4000e- 2.4000e- 0.0000 i 0.6383 0.6383 4.00OOe- 0.0000 i 0.6394 i i i 004 003 003 005 004 004 004 004 . 005 i Total 0.1601 3.8200e- 4.5400e- 1.00OOe- 2.4000e- 2.4000e- 2.4000e- 2.4000e- 0.0000 0.6383 0.6383 4.00OOe- 0.0000 0.6394 11 003 003 005 004 004 004 004 005 12-467 CalEEMod Version: CalEEMod.2016.3.2 Page 69 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.7 Architectural Coating - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Total I I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 i i i 004 003 003 005 004 004 004 004 . 005 i Worker •i 5.000Oe- i 4.000Oe- i 4.3000e- 0.0000 i 1.6000e- 0.0000 � 1.7000e- i 4.000Oe- 0.0000 4.000Oe- 0.0000 i 0.1376 0.1376 0.0000 i 0.0000 i 0.1377 0.1601 005 005 004 004 004 005 005 Total 5.000Oe- 4.000Oe- 4.3000e- 0.0000 1.6000e- 0.0000 1.7000e- 4.000Oe- 0.0000 4.000Oe- 0.0000 0.1376 0.1376 0.0000 0.0000 0.1377 11 005 005 004 004 004 004 004 005 005 005 Mitigated Construction On -Site 12-468 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Archit. Coating •i 0.1596 0.0000 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Off -Road •i 5.5000e- 3.8200e- 4.5400e- 1.000Oe- 2.4000e- 2.4000e- 2.4000e- 2.4000e- 0.0000 i 0.6383 0.6383 4.000Oe- 0.0000 i 0.6394 i i i 004 003 003 005 004 004 004 004 . 005 i Total 0.1601 3.8200e- 4.5400e- 1.000Oe- 2.4000e- 2.4000e- 2.4000e- 2.4000e- 0.0000 0.6383 0.6383 4.000Oe- 0.0000 0.6394 11 003 003 005 004 004 004 004 005 12-468 CaIEEMod Version: CalEEMod.2016.3.2 Page 70 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.7 Architectural Coating - 2021 Mitigated Construction Off -Site 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-469 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Worker •i 5.00OOe- i 4.00OOe- i 4.3000e- 0.0000 i 1.6000e- 0.0000 � 1.7000e- i 4.00OOe- 0.0000 4.00OOe- 0.0000 i 0.1376 0.1376 0.0000 i 0.0000 i 0.1377 005 005 004 004 004 005 005 Total 5.00OOe- 4.00OOe- 4.3000e- 0.0000 1.6000e- 0.0000 1.7000e- 4.00OOe- 0.0000 4.00OOe- 0.0000 0.1376 0.1376 0.0000 0.0000 0.1377 11 005 005 004 004 004 005 005 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-469 CalEEMod Version: CalEEMod.2016.3.2 Page 71 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM 4.2 Trip Summary Information ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category ; 28.78 tons/yr -----------------------:-------------------------- 72,371 72,371 •...........................................6--__;----------- Strip MT/yr ---- -- -- - - Mitigated •i 0.2346 i 0.5177 i 2.0339 i 5.6200e- i 0.5378 � 6.9500e- 0.5447 i 0.1437 i 6.5400e- 0.1503 0.0000 i 524.4516 � 524.4516 0.0351 i 0.0000 525.3293 •� 003 003 003 Unmitigated 0.2346 0.5177 2.0339 5.6200e- - 0.5378 6.9500e- • 0.5447 - 0.1437 6.5400e- 0.1503 0.0000 524.4516 • 524.4516 0.0351 0.0000 525.3293 003 003 003 4.2 Trip Summary Information 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 82 15 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-470 Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Condo/Townhouse ; 203.35 ; 198.45 169.40 675,913 675,913 ......................................------------ Office Park ; 28.78 -------------------- ; 4.13 1.92 -----------------------:-------------------------- 72,371 72,371 •...........................................6--__;----------- Strip ---- -- -- - - -------------6------- -- - - - - - - ---------- - - - - -- 674 Total 619.49 570.01 349.87 1,423,099 1,423,099 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 82 15 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-470 CalEEMod Version: CalEEMod.2016.3.2 Page 72 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Condo/Townhouse 0.558976+ 0.0435341 0.2098211 0.1139491 0.0161111 0.0057911 0.0254471 0.0166541 0.0017131 0.0015531 0.0048961 0.000590 0.000966 I I I I I I } I I I I I I I I I I i-------------- -i---------------i------------- - i---------------i---------------i---------------i---------------i-------------- -t---------------t---------------- - - - - - - - Office Park 0.558976+ 0.0435341 0.2098211 0.1139491 0.0161111 0.0057911 0.0254471 0.0166541 0.0017131 0.0015531 0.0048961 0.000590 0.000966 I I } I I I I I I I I I I I I I 0.0307 I 0.0140 12.000Oe- ----------------------- -------- --------E--------E--------E--------E--------E--------E--------E--------E--------E--------E--------s------- I 12.4700e- 2.4700e- 0.0000 I- I I I I 35.4223 I 35.4223 16.8000e- 16.5000e- 35.6328 Strip Mall 0.558976. 0.043534, 0.209821, 0.113949, 0.016111, 0.005791, 0.025447 0.016654 0.001713 0.001553 0.004896, 0.000590, 0.000966 5.0 Energy Detail Historical Energy Use: N 5.1 Mitigation Measures Energy 12-471 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category tons/yr MT/yr Electricity •I I I I I I I I I I I 0.0000 I I I 0.0000 I I I 0.0000 0.0000 � 0.0000 I 99.6504 I I I I 99.6504 14.1100,- 18.5000,- 100.0069 Mitigated 003 I 004 I ------------l_ ,I I I I I I I I 1 -- I I I r ..... .69 Electricity I I I I I I I I I I I I 0.0000 I 0.0000 I I I 0.0000 0.0000 0.0000 I-------1 I I i 99.6504 I 99.6504 14.1100e- 18.5000,- 0 � 10.00. Unmitigated .I I I I I I I I 1 . I 1 003 I 004 I 1 - ------- I I I r....'.. ry-------I NaturalGas •I 3.5800e- I I I 0.0307 I 0.0140 12.000Oe- I I I 12.4700e- I I 12.4700e- I I 12.4700e- 2.4700e- 0.0000 I- I I I I 35.4223 I 35.4223 16.8000e- 16.5000e- 35.6328 Mitigated ;i 003 I I I 004 I I 003 I 003 I I 003 003 . i I I 004 004 - - - - - - - - - - - --------------- i--------------- --------------- }--------------+----------------------------- --------------- --------------- }--------------r ----------- - - --------------+-------------- .............. +--------------- - - - - - - NaturalGas 3.5800e- 0.0307 0.0140 2.000Oe- - 2.4700e- 2.4700e- - 2.4700e- 2.4700e- 0.0000 35.4223 35.4223 6.8000e- - 6.5000e- - 35.6328 Unmitigated 003 004 003 003 003 003 004 004 12-471 CalEEMod Version: CalEEMod.2016.3.2 Page 73 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 5.2 Energy by Land Use - NaturalGas Unmitigated Mitigated NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e s Use I I PM10 Pm Total PM2.5 PM2.5 IPM2.5Total INBio-CO2 Land Use kBTU/yr tons/yr MT/yr Condo/Townhous I I I I I I I I I I I I 617597 •I 3.3300e- I 0.0285 I 0.0121 11.8000e- I 12.3000e- 12.3000e- I 12.3000e- ; 2.3000e- 0.0000 I 32.9573 I 32.9573 16.3000e- 16.000Oe- I 33.1532 e •I 003I I I 004I I 003 I 003I 1 003 003 I I I 004 i I 004 '__________ Office Park ----- -- 28709.3 1.5000e- 1.4100e- 1.1800e- 1.000Oe- 1.1000e- 1.1000e- 1.1000e- 1.1000e- 0.0000 I 1.5320 I 1.5320 13.000Oe- 13.000Oe- 1.5411 Office Park 1 1 'I 004 I 003 I 003 I 005 I I 004 I 004 I I 004 004 005 � 005 'I I I I I I I I I -----------1 Strip Mall 1 • •I - -------- -------- -------- -------- -------- -------- ----------------------- I--------�--------------- 17482 •I 9.000Oe- ; 7.000Oe- 0.0000 I 0.9329 0.9329 i 0.9385 Strip Mall 1 18.6000e- 17.2000e- 11.000Oe- I 17.000Oe- 17.000Oe- I 17.000Oe- I 12.000Oe- 12.000Oe- 1 005004 I 004 I 005 I I 005 I 005 I I 005 005 005 005 1 'I I I I I I I I 1 • I Total 1 I I I I I I I 1 3.5700e- 0.0307 0.0140 2.000Oe- 0.0140 2.4800e- 2.4800e- 2.4800e- 2.4800e- 2.4800e- 0.0000 35.4223 35.4223 6.8000e- 6.5000e- 35.6328 6.5000e- 35.6328 003 003 004 003 003 003 003 003 003 003 004 004 004 Mitigated 12-472 NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio -0O2 Total CO2 CH4 N20 CO2e s Use I I PM10 I PM10 Total PM2.5 PM2.5 IPM2.5Total INBio-CO2 Land Use kBTU/yr tons/yr MT/yr Condo/Townhous I I I I I I I I I I I � 617597 •I 3.3300e- I 0.0285 I 0.0121 11.8000e- I 12.3000e- 12.3000e- I 12.3000e- ; 2.3000e- � 0.0000 I 32.9573 I 32.9573 16.3000e- 16.000Oe- i 33.1532 e 1 ;I 003 I I I 004 I I 003 I 003 I I 003 003 . I I I 004 I 004 1 I I I I I I I I 1 I I I 1 Office Park I I I I I I I I I I I I � 28709.3 -I 1.5000e- I 1.4100e- I 1.1800e- 11.000Oe- I 11.1000e- I 1.1000e- I 11.1000e- ; 1.1000e- � 0.0000 I 1.5320 I 1.5320 13.000Oe- 13.000Oe- i 1.5411 004 I 003 I 003 I 005 I I 004 I 004 I I 004 004 . i I I 005 I 005 1 Strip Mall I I I I I I I 1 I I I 17482 9.000Oe- 18.6000e- 17.2000e- 11.000Oe- I 17.000Oe- 17.000Oe- I 17.000Oe- ; 7.000Oe- 0.0000 0.9329 I 0.9329 12.000Oe- 12.000Oe- i 0.9385 1 i 1 .I 005 I 004 I 004 I 005 I I 005 I 005 I I 005 005005005 1 I I 1 I I I I I I I 1 Total 3.5700e- 0.0307 0.0140 2.000Oe- 2.4800e- 2.4800e- 2.4800e- 2.4800e- 0.0000 35.4223 35.4223 6.8000e- 6.5000e- 35.6328 003 004 003 003 003 003 004 004 12-472 CalEEMod Version: CalEEMod.2016.3.2 Page 74 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 5.3 Energy by Land Use - Electricity Unmitigated Mitigated Electricity Total CO2 CH4 N20 CO2e Use I Land Use kWh/yr MT/yr Condo/Townhous i 173898 •i 55.4077 i 2.2900e- 4.7000e- 55.6059 e 003 004 -r------- Office Park J-------J------- Office Park i 38859.8 •i 12.3816 i 5.1000e- 1.1000e- 12.4258 ---------- Strip Mall 004 i 004 -----------I •� JJ ------- ------- Strip M Mall 99997 •i 31.8612 i 1.3200e- 2.7000e- 31.9752 Total 003 004 Total 4.1200e- 99.6504 4.1200e- 8.5000e- 100.0069 003 004 003 004 Mitigated 6.0 Area Detail 12-473 Electricity Total CO2 CH4 N20 CO2e Use I Land Use kWh/yr MT/yr Condo/Townhous 173898 •i 55.4077 i 2.2900e- 4.7000e- 55.6059 e i ;� i 003 004 -r------- Office Park -------J-------J-------*------- 38859.8 •1 12.3816 i 5.1000e- : 1.1000e- 12.4258 004 004 ---------- Strip Mall --------------J-------J-------*------- 99997 •i 31.8612 i 1.3200e- 2.7000e- 31.9752 003 004 Total 99.6504 4.1200e- 8.5000e- 100.0069 003 004 6.0 Area Detail 12-473 CalEEMod Version: CalEEMod.2016.3.2 Page 75 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 6.1 Mitigation Measures Area 12-474 ROG I NOx I CO I SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category tons/yr MT/yr Mitigated •i 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 i 7.7340 11.4516 0.0117 2.5000e- 11.8183 004 004 i Unmitigated 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 11.8183 004 004 12-474 CalEEMod Version: CalEEMod.2016.3.2 Page 76 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 6.2 Area by SubCategory Unmitigated 12-475 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory tons/yr MT/yr Architectural •i 0.0160 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 Coating Consumer •i 0.1647 0.0000 i 0.0000 0.0000 0.0000 • 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 Products Hearth •i 0.1146 i 9.0800e- 0.2225 i 5.7000e- 0.0334 i 0.0334 0.0334 0.0334 3.7177 i 7.1441 10.8618 i 0.0111 2.5000e- 11.2141 i 003 004 004------------ Landscaping •i 0.0110 4.1800e- 0.3619 2.000Oe- 1.9900e- 1.9900e- 1.9900e- 1.9900e- � 0.0000 i 0.5899 0.5899 5.7000e- 0.0000 0.6042 i � i i � i � i � i � 003 005 003 003 003 003 004 i Total 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 11.8183 004 004 12-475 CalEEMod Version: CalEEMod.2016.3.2 Page 77 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 6.2 Area by SubCategory Mitigated 7.0 Water Detail 7.1 Mitigation Measures Water 12-476 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory tons/yr MT/yr Architectural •i 0.0160 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 Coating Consumer •i 0.1647 0.0000 i 0.0000 0.0000 0.0000 • 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 Products Hearth •i 0.1146 i 9.0800e- 0.2225 i 5.7000e- 0.0334 i 0.0334 0.0334 0.0334 3.7177 i 7.1441 10.8618 i 0.0111 2.5000e- 11.2141 i 003 004 004------------ Landscaping •i 0.0110 4.1800e- 0.3619 2.000Oe- 1.9900e- 1.9900e- 1.9900e- 1.9900e- � 0.0000 i 0.5899 0.5899 5.7000e- 0.0000 0.6042 i � i i � i � i � i � 003 005 003 003 003 003 004 i Total 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 11.8183 004 004 7.0 Water Detail 7.1 Mitigation Measures Water 12-476 CalEEMod Version: CalEEMod.2016.3.2 Page 78 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 7.2 Water by Land Use Unmitigated Total CO2 C N20 CO2e Category MT/yr Mitigated •1 22.5412 i 0.1109 i 2.7800e- 1 26.1419 •� 003 i - - - - - - - - - - - % --------------4--------------- ---------------* - - - - - - - Unmitigated •• 22.5412 0.1109 2.7800e- 26.1419 Land Use 003 7.2 Water by Land Use Unmitigated 12-477 Indoor/Out Total CO2 CH4 N20 CO2e door Use Land Use Mgal MT/yr Condo/Townhous 2.28039 / ■1 15.2734 1 0.0749 1.8800e- i 17.7059 e 1 1.43764 ;i 003 - - - - - --- - - - - - - Office Park :3.447889 / ■i 2.9720 0.0147 3.7000e- 3.4497 0.274513 ;i 004 ---------- ------- ------- Strip Mall 13.647394 / ■i 4.2959 0.0213 5.3000e- 4.9863 0.39679 ;i 004 Total 22.5413 0.1109 2.7800e- 26.1419 j 003 j 12-477 CalEEMod Version: CalEEMod.2016.3.2 Page 79 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 7.2 Water by Land Use Mitigated 8.0 Waste Detail 8.1 Mitigation Measures Waste 12-478 Indoor/Out Total CO2 CH4 N20 CO2e door Use Land Use Mgal MT/yr Condo/Townhous i 2.28039 / •1 15.2734 0.0749 1.8800e- i 17.7059 e 1.43764 ;i i 003 -- --r------4i-----------------------*------- Office Park 13.447889 / •i 2.9720 0.0147 3.7000e- i 3.4497 0.274513 'i i 004 ' --------- ------- Strip Mall X3.647394 / •i 4.2959 0.0213 5.3000e- 4.9863 0.39679 ;i 004 Total 22.5413 0.1109 2.7800e- 26.1419 003 8.0 Waste Detail 8.1 Mitigation Measures Waste 12-478 CalEEMod Version: CalEEMod.2016.3.2 Page 80 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual CategoryNear 8.2 Waste by Land Use Unmitigated Total CO2 C N20 CO2e CO2e MT/yr Mitigated •i 5.6066 i 0.3313 i 0.0000 1 13.8901 - - - - - - - - - - - %--------------+--------------}--------------* " " " " " " " Unmitigated 5.6066 0.3313 0.0000 13.8901 8.2 Waste by Land Use Unmitigated 12-479 Waste Total CO2 CH4 N20 CO2e Disposed Land Use tons MT/yr Condo/Townhous 16.1 •1 3.2682 0.1931 0.0000 i 8.0967 e ------- ------- Office Park 2.34 :i 0.4750 0.0281 0.0000 i 1.1768 Strip Mall 9.18 �i 1.8635 0.1101 0.0000 i 4.6166 Total 5.6066 0.3313 0.0000 13.8901 12-479 CalEEMod Version: CalEEMod.2016.3.2 Page 81 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 8.2 Waste by Land Use Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumas and Emeraencv Generators IEquipment Type I Number I Hours/Day I Hours/Year I Horse Power I Load Factor I Fuel Type I Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number 12-480 waste Total CO2 CH4 N20 CO2e Disposed Land Use tons MT/yr Condo/Townhous i 16.1 •1 3.2682 0.1931 0.0000 i 8.0967 e ------- ------- Office Park i 2.34 •1 0.4750 0.0281 0.0000 i 1.1768 Strip Mall i 9.18 •1 1.8635 0.1101 0.0000 i 4.6166 Total 5.6066 0.3313 0.0000 13.8901 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumas and Emeraencv Generators IEquipment Type I Number I Hours/Day I Hours/Year I Horse Power I Load Factor I Fuel Type I Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number 12-480 CalEEMod Version: CalEEMod.2016.3.2 Page 82 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 11.0 Vegetation 12-481 EXHIBIT "F" Affordable Housing Implementation Plan 12-482 EXHIBIT "F" 2510 W. COAST HIGHWAY/2530 WEST COAST HIGHWAY AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION RESUBMITTED JULY 9, 2020 Prepared by Springbrook , iff Realty Advisors, Inc. 12-483 2510 W. COAST HIGHWAY/2530 WEST COAST HIGHWAY AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION RESUBMITTED JULY 9, 2020 Project Description & Affordability Level The developer, 2510 W. Coast Hwy LLC and 2510 W. Coast Hwy Eat LLC (collectively "Developer") is proposing the 2510 W. Coast Highway/2530 W. Coast Highway mixed-use development (described herein as "2510 W. Coast Highway") on a .98 net acre site located in the Mariner's Mile area. The site is located South of the intersection of Tustin Avenue and West Coast Highway. The Newport Beach General Plan designates the project site as Mixed -Use Horizontal and the zoning is Mixed -Use H1 -MM. The site is currently developed with retail uses, including boat sales facilities. The development will consist of 35 residential units and 11,266 square feet of commercial space. The Mixed -Use Hl -MM Zoning requires a Floor Area Ratio between .25 and .5 for non- residential uses and a minimum lot area of 1,631 square feet per residential unit. This results in the following requirements: Non residential minimum s.f. of 10,750 and maximum of 21,500 s.f. Maximum of 26 residential units (before applying density bonus) Eligibility for Density Bonus The 2510 W. Coast Highway development will provide 3 units affordable to Very Low Income households, 11% of the Base Units as described in Table 1 on the next page. This will comply with the provisions of Government Code Section 65915 applicable to a 35% density bonus. Rents for the Very Low Income units will be computed in accordance with Health and Safety Code Sec. 50053, as required by Government Code Section 65915(c)(1). Density Bonus Computation and Term of Affordability The density bonus computation for the project per Government Code Section 65915 is shown in Table 1 on the next page: 12-484 2510 West Coast Highway Affordable Housing Plan July 9, 2020 Table 1 Density Bonus Computation Project Area 42,821 s.f. Minimum Lot Area Per Unit 1,631 s.f. Allowable Residential Units Before Density Bonus (Base Units) 26 Eligible Density Bonus (35%) 10 Density Bonus Utilized 9 Total Units 35 The Developer intends to operate the apartment project as a rental community. The 3 Very Low Income units will remain rent restricted for a minimum of 55 years, per Government Code Section 65915(c)(1). Reduction in Parking The 2510 W. Coast Highway development meets the criteria of subdivision (b) of Government Code Sec. 65915 and Section 20.32.030 of the City's Zoning Code by providing more than five percent (5%) of the total units of a housing development (excluding any units permitted by the density bonus awarded pursuant to that section) for Very Low Income households. Government Code Section 65915(p) and Section 20.32.040 of the City's Zoning Code provides the following: (1) Upon the request of the developer, no city, county, or city and county shall require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivision (b), that exceeds the following ratios: a. Zero to one bedrooms: one onsite parking space. b. Two to three bedrooms: two onsite parking spaces. (2) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subdivision, a development may provide "onsite parking" through tandem parking or uncovered parking, but not through street parking. Table 2 on the next page is a summary of Government Code Sec. 65915 parking requirements vs. spaces to be provided: 2 12-485 2510 West Coast Highway Affordable Housing Plan July 9, 2020 Table 2 Parking Requirements Unit Type Ir- Number of Units Stalls/Unit Per Gov. Code Total Stalls Per Gov. Code Studio 10 1.0 10 1 BR 16 1.0 16 2 BR 9 2.0 18 Total Parking Stalls Required - 3 r Residential Units 35 1.3 44 Parking Provided for Auto Showroom 13 Total Parking Stalls Required _ 57 Total Parking Stalls Provided 58 The Developer requests that parking requirements be calculated in accordance with Government Code Sec. 65915(p). Development Incentive Request Pursuant to Government Code Section 65915(d)(1) and Section 20.32 of the City's Zoning Code, the Developer is entitled to two concessions or incentives as a result of providing at least eleven percent (11 %) of the units as affordable for Very Low Income households. The Developer requests the following development incentive: Section 20.32.070 of the City's Zoning Code provides that "Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole." Developer requests that the 3 Very Low Income units be provided utilizing the following unit mixes: Table 3 Unit Mix 3 12-486 Total Affordable Unit Type Total Units Units Studio 10 2 1 Bedroom 16 l 2 Bedroom 9 0 Total 35 3 3 12-486 2510 West Coast Highway Affordable Housing Plan July 9, 2020 As required by Government Code Sec. 65915(d)(1)(A) this incentive will result in identifiable and actual cost reductions to provide for the affordable rents to be set in accordance with Government Code Sec. 65915(c)(1). The Developer reserves the right to request the second incentive or concession in the future. Development Standards Waiver Request Government Code Sec. 65915(e)(1) provides that a city or county may not apply any development standard (including height limits) that will have the effect of physically precluding the construction of a density bonus project at the density permitted under the density bonus statute. The Mixed -Use H1 -MM zoning specifies a maximum height of 26 ft. from the established grade (increased to as much as 50 ft. under certain conditions), for a roof with less than a 3/12 roof pitch. The maximum height for the 2510 W. Coast Highway development above the established grade is 35 ft., including required parapet walls. In accordance with Government Code Sec. 65915(e)(1) the Developer requests that a waiver be granted for the 2510 W. Coast Highway development to permit a 35'3" maximum height. Without this waiver, the project will not be able to accommodate the additional units permitted by the Zoning Code and Government Code Sec. 65915. Income Limits and Examples of Eligible Tenants for Affordable Homes Very Low Income Households are defined as households whose gross income does not exceed 80% of area median income, adjusted for household size. Table 4 below shows the maximum income limits for 2020 (effective through Spring 2021) as determined by the U.S. Department of Housing and Urban Development and the California Department of Housing and Community Development ("HCD") for Very Low Income households with household sizes appropriate for the 2510 W. Coast Highway development: Table 4 Maximum Income Limits 4 12-487 Very Low Income Units Maximum Annual Household Size Income - 2020/21 1 Person $44,850 2 Person 51,250 3 Person 57,650 4 12-487 2510 West Coast Highway Affordable Housing Plan July 9, 2020 Higher income limits apply to larger families; those families however are not considered to be a target market for 2510 W. Coast Highway, where the unit mix for the affordable homes is anticipated to consist of studios and one -bedroom apartment homes. The 3 affordable homes that Developer will provide will be rented to eligible Very Low Income Households. As shown in Table 4, Very Low Income Households includes incomes ranging from $44,850 per year for a one-person household to $57,650 per year for a three-person household. As such this could include retail and food service industry employees, certain City employees, school district employees, health care professionals, and other occupations which provide needed services to our community. In order to provide opportunities to workers to live in one of the affordable homes, the City could provide guidelines providing for acceptance of applications on a priority basis from classes of individuals who qualify under the income limits in effect. The guidelines could provide for priority treatment for local residents, City employees, employees of the local school district, and other categories identified by the City for priority treatment. Rental Rate Limits for Affordable Homes The 3 Very Low Income units shall be rented at an affordable rent calculated in accordance with the provisions of Section 50053 of the Health and Safety Code. Section 50053 of the Health and Safety Code limits affordable rent to 30% of total income for a Very Low Income household, as calculated in Table 5 below. That section also requires that the rent for a studio unit assumes a one-person household for rent calculation purposes and a one -bedroom unit assumes a two -person household. The rents calculated are then adjusted by a utility allowance as determined annually by the County of Orange Housing & Community Services Department. As of October 1, 2019, the reduction for the utility allowance is $119.00 per month for a studio unit and $132.00 per month for a one -bedroom unit. The utility allowance utilized assumes gas cooking, space heating, and water heating, as well as electricity, water, and sewer, and trash fees which will be paid by the tenant. The maximum rent levels for 2020 are shown in Table 5 below: Table 5 Maximum Rents by Bedroom Count The Developer will enter into an affordable housing agreement, in recordable form, with the City prior to obtaining the first building permit for any residential unit. That agreement will ensure that the maximum rents for the affordable apartment homes will be calculated using the methodologies as utilized in Table 5. The rental rates shown will be updated prior to the 5 Maximum Maximum Utility Affordable Bedrooms Annual Rent Monthly Rent Allowance Rent Studio $10,815 $901 5119 $782 1 Bedroom 12,360 1,030 132 898 The Developer will enter into an affordable housing agreement, in recordable form, with the City prior to obtaining the first building permit for any residential unit. That agreement will ensure that the maximum rents for the affordable apartment homes will be calculated using the methodologies as utilized in Table 5. The rental rates shown will be updated prior to the 5 2510 West Coast Highway Affordable Housing Plan July 9, 2020 commencement of rental activities and on an ongoing basis to reflect then current income limits, utility allowances, and any changes in applicable regulations and statutes. Unit Mix, Design, and Location of Affordable Homes While the exact location of each of the affordable homes within the 2510 W. Coast Highway development has not yet been determined, the affordable homes will be spread throughout the development to avoid concentration of affordable homes in any area. As required by Section 20.32.070 of the City's Zoning Code, the affordable homes shall be comparable in the facilities provided and in the quality of construction and exterior design to the market rate homes. Requested City of Newport Beach Assistance Financial Assistance Developer is not requesting any direct financial assistance from the City of Newport Beach for this project. 0 12-489 Attachment B February 18, 2021, Planning Commission Staff Report 12-490 PQR CITY OF NEWPORT BEACH r 3 n PLANNING COMMISION STAFF REPORT r February 18, 2021 Agenda Item No. 3 SUBJECT: 2510 West Coast Highway Mixed Use Project (PA2019-249) ■ Coastal Development Permit No. CD2019-062 ■ Conditional Use Permit No. UP2019-054 ■ Site Development Review No. SD2019-003 ■ Tentative Parcel Map No. NP2020-013 SITE LOCATION: 2510 and 2530 West Coast Highway APPLICANT: 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC OWNER: 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC PLANNER: Matt Schneider, Principal Planner 949-644-3219, mschneider@newportbeachca.gov PROJECT SUMMARY The project would redevelop an existing marine sales facility with a mixed-use development consisting of 35 residential dwelling units, including three affordable units and an 11,266 -square -foot boutique auto showroom. The following applications are requested or required in order to implement the project as proposed: • A Coastal Development Permit pursuant to Newport Beach Municipal Code (NBMC) Section 21.52.015 authorizing the construction of the mixed-use project within the Coastal Zone; • A Site Development Review required by NBMC Section 20.52.080 authorizing the construction of the mixed-use building; • A Conditional Use Permit pursuant to NBMC Section 20.22.020 authorizing the establishment of an auto show room use and reduction in off street parking; • A Tentative Parcel Map required by NBMC Title 19 (Subdivisions) to consolidate the five existing parcels into a single parcel; and • A density bonus with two incentives/concessions pursuant to Chapter 20.32 (Density Bonus) of the City's Municipal Code and Government Code Section 65915 (California Density Bonus Law). RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -fill Development Projects) of the CEQA 12-491 «ProjectName» (PA2019-249) Planning Commission, «HearingDATE» Page 2 Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2021-001 approving Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013 (Attachment No. PC 1). Project Description The proposed project will replace an existing marine sales facility with a mixed-use development consisting of 35 residential dwelling units, and an 11,266 -square -foot boutique auto showroom. The residential component will consist of 10 studio units, 16 one -bedroom units and nine two-bedroom units. Three of the units will be provided as workforce housing and made affordable to very low-income households. The commercial component of the project will consist of an 8,741 -square -foot auto showroom, with a 1,484 -square -foot mezzanine and a 750 -square -foot office space. DISCUSSION This project was originally scheduled for the January 21, 2021, Planning Commission meeting. However, in response to requests from residents for additional time to review the project more thoroughly and to hold a community outreach meeting, the applicant requested a continuance. In the interim, the applicant conducted a community meeting via Zoom on February 2, 2021, to review the project and answer questions from the public. Approximately 70 community members attended the meeting and a recording of the meeting was posted to the City's website so the public could have an opportunity to review it. The applicant has provided updated project plans (Attachment No. PC 4) to address some of the concerns that were raised prior to the last hearing. The primary design changes entail a reduction in overall building height from 35 feet, 2 inches to 35 feet. Additionally, a "green" wall has also been incorporated into the fagade of the residential entrance on Avon Street and a grass and paver style driveway replaces the previously paved driveway entrance from Avon Street. The updated plans also include additional view simulations from Cliff Drive Park as well as view simulations that outline the height and bulk of the project without including a simulation of the structure to better illustrate what view lies beyond the structure that would be affected. The new view simulation shows no impact on views from Cliff Drive Park. There has been considerable concern regarding public views. Applicable public view protection policies are subjective, and they do not provide any objective standard as to when development may be contrary to the policy. The question rests in the degree to which the view is altered or blocked. The view simulation from John Wayne Park does show a very small portion of water view being blocked when one looks to the harbor 12-492 «ProjectName» (PA2019-249) Planning Commission, «HearingDATE» Page 3 through existing development. The full panoramic view of the harbor, Lido Isle, Balboa Peninsula and the Pacific Ocean as shown in the simulations beyond remains intact. Staff believes the minimal impact does not warrant a finding that the project is inconsistent with view protection policies of the General Plan or the Local Coastal Program. During the public discourse, concerns about increased traffic along Coast Highway and Tustin Avenue were voiced. The City Traffic Engineer believes project traffic will be safely accommodated from Coast Highway, Avon Street and Tustin Avenue. The project is expected to increase trips by less than 300 trips per day on average. As a result, no traffic study is required pursuant to the Traffic Phasing Ordinance. The Traffic Engineer anticipates that about 70 percent of the traffic will access the site from Coast Highway and that any increase in traffic along Tustin Avenue would be easily accommodated due to the low volume of trips. Staff has incorporated additional Conditions of Approval (COA) into the draft resolution since the previous hearing. COA No. 18 prohibits the test driving of vehicles from the boutique auto showroom on residential streets in the City. COA No. 19 limits the delivery of vehicles and trash service pick-up utilizing the West Coast Highway Driveway. COA Nos. 27 and 28 ensure the affordable housing component of the project is memorialized and reflected in the resolution and that an affordable housing agreement is executed prior to the issuance of building permits for the project. Staff has worked with the City Attorney's Office to provide the following responses to the correspondence (Attachment No. PC 3) from the Applicant's attorney sent on February 1, 2021, explaining the limitations on the Planning Commission's discretion under the Housing Accountability Act since the Project does not require a general plan or zoning code amendment. The Housing Accountability Act requires local governments to process "housing development projects" in conformance with specific procedures and requires specific findings to deny or reduce the density of a project. However, the City is not relieved of its obligation to comply with the Coastal Act. Specifically, Section 65589.5(e) of the California Government Code states, "[n]othing in this section shall be constructed to relieve the local agency from complying with ... the California Coastal Act of 1976..." Since the Project is within the Coastal Zone, it is appropriate for the Planning Commission to ensure the Project harmonizes with both the Housing Accountability Act and the City's Local Coastal Program. Following the January 23, 2021 continuance, the Applicant revised the Project by further reducing the total height and provided photo simulations from various public vantage points at parks to demonstrate the project will have a limited impact on public views that complies with NBMC Section 21.30A.040(B)(4). If, based upon the evidence at the hearing, the Planning Commission determines the Project does not comply with NBMC Section 21.30A.040, staff recommends the Planning Commission condition the Project with specific design changes so as to comply with the Coastal Act that does not reduce the Project's density. 12-493 «ProjectName» (PA2019-249) Planning Commission, «HearingDATE» Page 4 Alternatives and Housing Accountability Act Compliance The Planning Commission has the following alternatives: 1. As indicated above, the Planning Commission may require or suggest specific design changes that are necessary to comply with the California Coastal Act that do not reduce the density of the project. If the requested changes are substantial, staff will return with a revised resolution incorporating new findings and/or conditions; or 2. Alternatively, if the Planning Commission chooses to deny or reduce the density of the project, findings must be made consistent with the Housing Accountability Act (Government Code Section 65589.5), which restricts the City's ability to deny, reduce density of, or make infeasible housing developments for projects that are consistent with objective general plan and zoning standards. The law also places the burden of proof on the City to justify denial or reduction in density. Therefore, if after consideration of all written and oral evidence presented, the Planning Commission desires to either disapprove or impose a condition that the project be developed at a lower density or with any other conditions that would adversely impact feasibility of the proposed project, the Planning Commission must articulate the factual basis for making the following findings and direct staff to return with a revised resolution incorporating the articulated findings and factual basis for the decision: (A) The housing development project would have a specific, adverse impact upon public health or safety unless the project is denied or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a "specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified, other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. As indicated at the January 21, 2021, Planning Commission meeting, Section 65905.5 of the California Government Code limits the total number of public meetings for a project that meets the definition of a "housing development project." This includes each continued hearing, appeal, workshop or any meeting conducted by the City. 12-494 «ProjectName» (PA2019-249) Planning Commission, «HearingDATE» Page 5 Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -fill Development Projects) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. CEQA Class 32 consists of projects characterized as in -fill development meeting the conditions described above. The proposed project consists of 35 multi -family residential units and a boutique auto showroom with office. It is consistent with the City's General Plan land use and zoning designations. There is no reasonable probability that the proposed project will have a significant effect on the environment due to unusual circumstances, nor will the project result in any short-term or long-term environmental impacts that were not previously considered in the Newport Beach General Plan and General Plan EIR. As described in the draft resolution (Attachment No. PC 1), implementation of the proposed project will not result in any adverse effects on sensitive biological resources, traffic, air quality, noise or water quality. Therefore, the proposed project meets all of the conditions described above for in -fill development and qualifies for a Class 32 exemption. Piihlir. Nnfir.P Notice of the January 21, 2021 hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. At the request of the applicant at the January 21 hearing, the Commission continued the project until February 18, 2021. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: �1 malt htneider Priv pal Planner ATTACHMENTS Submitted by: Jim Campbell Deputy Community Development Director PC 1 Draft Resolution PC2021-001 with Findings and Conditions PC 2 January 21, 2021 Planning Commission Staff Report PC 3 February 2, 2021 Correspondence from Sean Matsler PC 4 Project Plans 12-495 Attachment No. PC 1 Draft resolution PC2021-001 with findings and conditions of approval 12-496 RESOLUTION NO. PC2021-001 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-062, SITE DEVELOPMENT PERMIT NO. SD2019-003, CONDITIONAL USE PERMIT NO. UP2019-054, TENTATIVE PARCEL MAP NO. NP2020-013 FOR A MIXED-USE PROJECT LOCATED AT 2510 AND 2530 WEST COAST HIGHWAY (PA2019-249) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC, with respect to property located at 2510 & 2530 West Coast Highway, and legally described as Parcel A: Parcels 1, 2 & 3, in the City of Newport Beach, County of Orange, State of California as shown on a parcel map filed in Book 85, Pages 30 & 31 of Parcel Maps in the Office of the County Recorder of said County; Parcel B: that portion of Lot A, of Tract No. 919, in the City of Newport Beach, County of Orange, State of California as shown in Book 29, Pages 31 to 34, inclusive of miscellaneous maps, records of said County, described as follows: Beginning at the intersection of the southeasterly line of Tract No.1133, Seaview Heights, as shown on map recorded in Book 36, Pages 13 and 14 of miscellaneous maps in said office, with the northeasterly line of Lot 19 of last said tract; thence along the southeasterly prolongation of said northeasterly line South 610,00'30" East 57.10 feet to a point in the southwesterly prolongation of the northwesterly line of that certain land described in deed recorded in book 1396, page 168 of official records in said office; thence along said southwesterly prolongation south 390 west, 35.65 feet to the northwesterly line of the land described in deed recorded in book 975; page 361 of official records in said office; to said southeasterly line; thence along southeasterly line north 39043'30" east, 35.65 feet to the point of beginning. Parcel C: Parcel 1 of Parcel Map No. 90-173, in the City of Newport Beach, County of Orange, State of California, as per map filed in Book 256, pages 25 & 26 of Parcel Maps, record of Orange County requesting approval of the following: a. A Coastal Development Permit No. (CD2019-062) authorizing the construction of the mixed-use project within the Coastal Zone b. A Site Development Permit (SD2019-003) authorizing the construction of the mixed-use building; c. A Conditional Use Permit (UP2019-054) authorizing the establishment of an auto show room use and reduction in off street parking; d. A Tentative Parcel Map (NP2020-013) to consolidate the five (5) existing parcels into a single parcel; and 12-497 Planning Commission Resolution No. PC2021-001 Paae 2 of 42 e. A density bonus with an incentive and waiver pursuant to Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code ("NBMC") and Government Code Section 65915 (Density Bonus Law). 2. The Applicant requests to replace an existing marine sales facility with a mixed-use development consisting of thirty-five (35) residential dwelling units, and an 11,266 -square - foot boutique auto showroom. The residential component will consist of ten (10) studio units, sixteen (16) one -bedroom units and nine (9) two-bedroom units ("Project"). Three (3) of the units will be made available for workforce housing and affordable to low income households. The commercial component of the Project will consist of an 8,741 square foot auto showroom, with a 1,484 square -foot mezzanine and 750 square -foot office. 3. The Property is designated Mixed -Use Horizontal (MU -H1) by the General Plan Land Use Element and is located within the Mixed -Use Mariners' Mile (MU -MM) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is Mixed -Use — Horizontal (MU -H) and it is located within the Mixed -Use Mariners' Mile (MU - MM) Coastal Zone District. 5. A public hearing was held online by the Planning Commission on January 21, 2021, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapters 20.62 and 21. 62 (Public Hearings) of the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. 6. At the request of the applicant, the project was continued to the February 18, 2021, Planning Commission meeting in order to provide an opportunity for the applicant to conduct a community outreach meeting and allow the public to review the project more thoroughly. 7. A telephonic public hearing was held by the Planning Commission on February 18, 2021, in the Council Chambers located at 100 Civic Center Drive, Newport Beach, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapters 20.62 and 21. 62 (Public Hearings) of the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, 12-498 Planning Commission Resolution No. PC2021-001 Paae 3 of 42 Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 32 exemptions for in -fill development projects are required to meet the following conditions. a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The City of Newport Beach General Plan ("General Plan") Land Use Element designates the site as Mixed -Use Horizontal (MU -H1), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners' Mile Corridor, where the Property is located, the General Plan contemplates marine -related and highway -oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with free-standing neighborhood -serving retail, multi -family residential units, or mixed- use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU -H1 by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. The Project would be consistent with the General Plan's density limitations, which are 0.5 for the commercial building and 20.1-26.7 units per acre for the multi -family building. Land Use Policies Policy LU2.1 Resident -Serving Land Uses. Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). 12-499 Planning Commission Resolution No. PC2021-001 Paae 4 of 42 Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re -use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or density/intensity should be considered only in those areas that are economically underperforming, are necessary to accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densities/intensities to be permitted. The permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). Goal LU 5.1 Residential neighborhoods that are well-planned and designed contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. Policy LU 6.19.3 Marine -Related Businesses Protect and encourage facilities that serve marine -related businesses and industries unless present and foreseeable future demand for such facilities is already adequately provided for in the area. Encourage coastal -dependent industrial uses to locate or expand within existing sites and allow reasonable longterm growth. Policy LU 6.19.4 Inland side of Coast Highway [designated as "MU -1-11," "CG(0.3)," and "CG(0.5)" Sub -Areas B and C]. Accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on 12-500 Planning Commission Resolution No. PC2021-001 Paae 5 of 42 accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office. Policy LU 6.19.6 Corridor Identity and Quality Implement landscape, signage, lighting, sidewalk, pedestrian crossing, and other amenities consistent with the Mariners' Mile Specific Plan District and Mariners' Mile Strategic Vision and Design Plan. (Imp 20.1) restaurants, coffee shops, and similar uses. The mixed-use Project would include an 11,266 square foot boutique auto showroom with an accessory office along Coast Highway, with a 35 -unit affordable multi -family residential building to the rear of the site. The existing marine sale use does not have direct access to sea and is not dependent on its location to function. There are adequate marine related businesses in the area including boat dealers, boat rentals and sailing and seamanship schools to serve current and foreseeable demand. The intent of the Project is to add new commercial retail and housing to an underutilized site to serve the needs of the community. The mixed-use concept would foster a self-sustaining community and the proposed uses would complement the existing type and character of nearby development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to the livability and quality of life of residents. There is capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the proposed development. The Project represents infill development that can be served by the existing infrastructure. The Property is located within the MU -H1 designation, which is intended to accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The mix of proposed uses would be consistent with this designation. Project Design Policies Policy LU 5.1.9 Character and Quality of Multi -Family Residential. Require that multi -family dwellings be designed to convey a high quality architectural character in accordance with the following principles: • Building Elevations: o Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal fagades with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality, o Architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume, o Provide street- and path -facing elevations with high-quality doors, windows, moldings, metalwork, and finishes, 12-501 Planning Commission Resolution No. PC2021-001 Paae 6 of 42 • Ground Floor Treatment: o Where multi -family residential is developed on large parcels such as the Airport Area and West Newport Mesa: ■ Set ground -floor residential uses back from the sidewalk or from the right-of-way, whichever yields the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and landscaping, ■ Raise ground -floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces, ■ Encourage stoops and porches for ground -floor residential units facing public streets and pedestrian ways, o Where multi -family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate security. • Roof Design: o Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. • Parking: o Design covered and enclosed parking areas to be integral with the architecture of the residential units' architecture. • Open Space and Amenity: o Incorporate usable and functional private open space for each unit. Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • modulation of building masses, elevations and rooflines to promote visual interest; • architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • clear identification of storefront entries; 12-502 Planning Commission Resolution No. PC2021-001 Paae 7 of 42 • incorporation of signage that is integrated with the buildings' architectural character; • architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way, • extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. The Project includes an 11,266 square -foot boutique auto showroom, thirty-five (35) multi -family residential units, fifty-eight (58) at -grade parking spaces, 3,683 square feet of landscaping, and a 3,015 square -foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design. The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two (2) access points: one (1) off Coast Highway to access the auto showroom and one (1) off Avon Street to access the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site. Landscaping would be strategically incorporated to provide varied and high-quality views of the facades, with existing trees along Coast Highway to be protected in place. The residential building would feature a courtyard with enlarged private patios, wood screens and gates, and landscaping. The commercial building fronting Coast Highway would feature a fireside lounge, communal dining, a lounge lawn with synthetic turf, lounge furniture, and hedge screening. Neighborhood Compatibility Policies Policy LU 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: 12-503 Planning Commission Resolution No. PC2021-001 Paae 8 of 42 • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • Modulation of building masses, elevations, and rooflines to promote visual interest; • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • Clear identification of storefront entries; • Incorporation of signage that is integrated with the buildings' architectural character; • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way, • Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers • Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; • Attractive architectural treatment of elevations facing the residential neighborhood, • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian -Oriented Architecture and Streetscapes. Require that buildings located in pedestrian -oriented commercial and mixed-use districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and 12-504 Planning Commission Resolution No. PC2021-001 Paae 9 of 42 pedestrian paths, and provide "eyes on the street" in accordance with the following principles: • Location of buildings along the street frontage sidewalk, to visually form a continuous or semi -continuous wall with buildings on adjacent parcels; • Inclusion of retail uses characterized by a high level of customer activity on the ground floor, to insure successful retail -type operations, provide for transparency, elevation of the first floor at or transitioning to the sidewalk, floor -to -floor height, depth, deliveries, and trash storage and collection; • Articulation and modulation of street -facing elevations to promote interest and character; • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible; • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible. Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking be provided and is conveniently located to serve tenants and customers. Set open parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense landscaping. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high-quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well-designed and landscaped to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise. Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway. 12-505 Planning Commission Resolution No. PC2021-001 Paae 10 of 42 The design of the Project would be high-quality and would be compatible with adjacent uses with respect to building elevations. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. The buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height. Adequate setbacks are incorporated into the Project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project site is within the Newport Beach city limits, and consists of 42,821 square feet, or 0.98 acres. The site is surrounded by urban uses, including commercial uses south, east and west of the site and commercial and single-family residential uses north of the site. c. The project site has no value, as habitat for endangered, rare or threatened species. The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special -status plants or animals to exist on the Property. The Project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The Property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland Environmental Sensitive Habitat Area (ESHA) associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. A Parking Demand Evaluation was prepared for the Project by Urban Crossroads dated July 7, 2020. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. Chapter 20.40 of the NBMC (Off -Street Parking) requires off-street parking in the amount of forty- four (44) spaces for the residential use. The Project will provide a total of forty-four (44) residential parking spaces, including twenty-six (26) spaces for the studio and one (1) bedroom units and nine (9) spaces for the two (2) bedroom units. For the showroom, Section 20.40.404 of the NBMC requires one (1) space per 1,000 square feet of lot area for vehicle sales, which would equate to forty-three (43) 12-506 Planning Commission Resolution No. PC2021-001 Paae 11 of 42 spaces. However, the City's vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City's vehicle sales overstate the actual parking demands. Similarly, the City's Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate. A comparison of the three reference parking demand rates suggests an average parking rate of one (1) space per every 1,656 square feet, with a peak parking rate of one (1) space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of thirteen (13) spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a 30 -space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, and comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. Chapter 15.40 (Traffic Phasing Ordinance) of the Municipal Code requires a traffic study to be prepared and findings be made prior to issuance of building permits if a proposed project will generate in excess of 300 average daily trips (ADT). Per Traffic Phasing Ordinance (TPO) trip generation procedures, the project will generate 294 daily trips. Since the project would generate less than 300 average daily trips, a TPO traffic impact analysis is not required for the project. A Noise Impact Analysis was prepared for the Project on July 28, 2020, consistent with applicable City of Newport Beach noise standards and the CEQA Guidelines. It concluded that the Project would not create any sources of noise that would exceed thresholds. The primary source of traffic noise for the future onsite residents will be Coast Highway. Noise levels are not expected to exceed 64 dBA CNEL at the building fagade, which is less than the City's 65 dBA CNEL exterior noise compatibility criteria for residential mixed-use. Project -related stationary -source noise levels would result from air conditioning units, the trash enclosure, roof deck activities and vehicle movements. The closest sensitive receptor to the site is an existing outdoor play area approximately twenty- three (23) feet east of the site. Stationary -source noise levels will be below applicable standards of 55 dBA Leq during daytime hours and 50 dBA Leq during nighttime hours at all nearby sensitive receptor locations. During construction, the Project would generate noise and vibration. For construction noise, the Noise Impact Analysis uses a threshold of 85 dBA Leq since the City does not have a construction noise threshold. With the planned 8 to 16 -foot high temporary noise barrier during demolition, site preparation and grading, the 12-507 Planning Commission Resolution No. PC2021-001 Paae 12 of 42 Project's construction noise would be below 74 dBA Leq and would not expose sensitive receptors to construction noise levels in excess of standards. Likewise, the highest vibration levels of 75.6 VdB at the nearest sensitive receptor location would not exceed the vibration threshold of 78 VdB. An Air Quality and Greenhouse Gas Assessment was prepared for the Project, dated June 10, 2020. Neither short-term nor long-term air pollutant emissions generated by the Project would exceed significance thresholds established by the South Coast Air Quality Management District ("SCAQMD") as shown in Table 1 and 2 below. Localized air emissions would similarly not exceed applicable thresholds. No sensitive receptor would be exposed to emissions in excess of standards during construction or operation. The Assessment concluded that the Project would not produce the volume of traffic required to generate a CO "hot spot" and would not have the potential to generate any objectionable odors. Additionally, the Project would be consistent with all policies of the Air Quality Management Plan. The Project's greenhouse gas emissions estimate of 718.74 metric tons of carbon dioxide equivalent (MTCO2e) per year would not exceed the screening threshold of 3,000 MTCO2e per year applicable SCAQMD threshold for greenhouse gas emissions. Therefore, approval of the Project would not result in any significant effects relating to air quality or greenhouse gas emissions. TABLE 1: PROJECT CONSTRUCTION EMISSIONS AND REGIONAL THRESHOLDS (WITHOUT MITIGATION) Emissions VOC I NOX I CO I SOX I PM10 I PM2.5 Maximum Daily Emissions 64.06 17.08 8.50 0.03 1.65 0.89 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO >s day = Pounds Per Day TABLE 2: PROJECT OPERATIONAL EMISSIONS AND REGIONAL THRESHOLDS - WITHOUT MITIGATION 12-508 Emissions (lbs/day) VOC NOX CO SOX PM10 PM2.5 Summer Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.41 2.91 12.18 0.03 3.27 0.90 Total Maximum Daily Emissions 11.67 3.84 32.95 0.08 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Winter Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.47 3.02 11.85 0.03 3.27 0.90 Total Maximum Daily Emissions 11.74 3.94 32.63 0.08 5.98 3.60 12-508 Planning Commission Resolution No. PC2021-001 Paae 13 of 42 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO A preliminary Water Quality Management Plan ("WQMP") has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post -project implementation. The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the Project would not result in any significant effect related to water quality or drainage. e. The site can be adequately served by all required utilities and public services. All required utilities, including sewer, water, energy, etc., exist within the Project site. Private sewer and water lines will be located within an easement along the central portion of the site and connect to City sewer and water lines along Coast Highway. The southern portion of the site provides drainage and utility access via several easements and the Project will maintain access to these easements and utilities. No backbone facilities (i.e., master -planned roads and/or utilities) will be required to accommodate the Project. The nearest fire station is approximately one (1) mile from the Project site at 32nd Street and Via Oporto. All of the public services, including police and fire protection, schools and parks and recreation, are adequate to accommodate the Project. Thus, the site can be adequately served by all required utilities and public services. 3. CEQA Class 32 consists of projects characterized as in -fill development meeting the conditions described above. The Project consists of thirty-five (35) multi -family residential units and a boutique auto showroom with office. It is consistent with the City's General Plan land use and zoning designations. There is no reasonable probability that the Project will have a significant effect on the environment due to unusual circumstances, nor will the Project result in any short-term or long-term environmental impacts that were not previously considered in the City of Newport Beach General Plan ("General Plan") and General Plan EIR. As described above, implementation of the Project will not result in any adverse effects on sensitive biological resources, traffic, air quality, noise or water quality. Therefore, the 12-509 Planning Commission Resolution No. PC2021-001 Paae 14 of 42 Project meets all of the conditions described above for in -fill development and qualifies for a Class 32 exemption. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program Facts in Support of Finding: The Local Coastal Plan designates the Project site as Mixed -Use — Horizontal (MU - H). The MU -H category is intended to provide for the development of areas for a horizontally distributed mix of uses, which may include general or neighborhood commercial, commercial offices, multifamily residential, visitor -serving and marine - related uses, and/or buildings that vertically integrate residential with commercial uses. The Project will be consistent with the Local Coastal Plan designation of MU - H by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. 2. The Project site is zoned Mixed -Use Mariners' Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed for freestanding nonresidential uses, multi -unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit -mix incentive requested through the allowed density bonus, the Project complies with the applicable standards. 3. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the geotechnical investigations. Construction plans are reviewed for compliance with approved investigations and the California Building Code (CBC) prior to building permit issuance. 4. A preliminary Water Quality Management Plan ("WQMP") has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal 12-510 Planning Commission Resolution No. PC2021-001 Paae 15 of 42 Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post -project implementation. 5. The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the Project would not result in any significant effect related to water quality or drainage. 6. The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special -status plants or animals to exist on the Property. The Project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The Property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland ESHA associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: The closest public viewpoint is adjacent and above the Property to the northeast at John Wayne Park. View simulations were provided as part of the Project plans. The inland location of the Project site combined with the elevated and sloping location of the adjacent park minimize coastal view impacts. The Project's flat roof which is void mechanical equipment or vertical intrusions and strategic spacing of landscaping (palm trees) further protects coastal views; therefore, the development will not impact coastal views. 2. The closest coastal view road is West Coast Highway, which is to the south, as designated in the Coastal Land Use Plan. The Project is located entirely on private property and will not inhibit coastal views from the road since the proposed development will be constructed on the inland side of West Coast Highway. The building will be three (3) stories (35 feet) high. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials, neutral 12-511 Planning Commission Resolution No. PC2021-001 Paae 16 of 42 colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. 3. The Property is located in Mariners' Mile corridor area and is not located between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project's impact and be proportional to the impact. In this case, the Project involves the demolition of an existing Marine Sales use the construction of a new mixed-use project. Although the Project involves a change in intensity from the existing condition, mixed-use projects are the intended and allowed use for the Property and the development complies with all other applicable development standards including required parking. The Project is not anticipated to result in a significantly increased demand on public access and recreation opportunities. The Property is located on the inland side of West Coast Highway approximately 300 feet from Newport Harbor, and does not provide any public access easements. Site Development Review In accordance with NBMC Subsection 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The proposed development is allowed within the subject zoning district. Facts in Support of Finding: The Property is zoned Mixed -Use Mariners' Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed with freestanding nonresidential uses, multi -unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit -mix incentive requested through the allowed density bonus, the Project complies with the applicable standards of the Zoning Code. Finding: B. The proposed development is in compliance with all of the following applicable criteria: Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; 12-512 Planning Commission Resolution No. PC2021-001 Paae 17 of 42 ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30. 100 (Public View Protection). Facts in Support of Finding: All Facts in Support of Coastal Development Permit Findings A and B are hereby incorporated by reference. 2. The General Plan Land Use Element designates the site as Mixed -Use Horizontal (MU - H1), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners' Mile Corridor, where the Property is located, the General Plan contemplates marine -related and highway -oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with free-standing neighborhood -serving retail, multi -family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU -H1 by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. The Project would be consistent with the General Plan's density limitations, which are 0.5 for the commercial building and 20.1-26.7 units per acre for the multi -family building. 3. Land Use Policies Policy LU2.1 Resident -Serving Land Uses. Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a 12-513 Planning Commission Resolution No. PC2021-001 Paae 18 of 42 self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re -use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or density/intensity should be considered only in those areas that are economically underperforming, are necessary to accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densities/intensities to be permitted. The permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). Goal LU 5.1 Residential neighborhoods that are well-planned and designed contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. Policy LU 6.19.4 Inland side of Coast Highway [designated as "MU -H1," "CG(0.3)," and "CG(0.5)" Sub -Areas B and C]. Accommodate a mix of visitor- and local -serving retail commercial, residential, and 12-514 Planning Commission Resolution No. PC2021-001 Paae 19 of 42 public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office, restaurants, coffee shops, and similar uses. The mixed-use Project would include an 11,266 square -foot boutique auto showroom with an accessory office along Coast Highway, with a thirty-five (35) -unit affordable multi -family residential building to the rear of the site. The intent of the Project is to add new commercial retail and housing to an underutilized site to serve the needs of the community. The mixed-use concept would foster a self-sustaining community and the proposed uses would complement the existing type and character of nearby development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to the livability and quality of life of residents. There is capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the proposed development. The Project represents infill development that can be served by the existing infrastructure. The Property is located within the MU -H1 designation, which is intended to accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The mix of proposed uses would be consistent with this designation. 4. Project Design Policies Policy LU 5.1.9 Character and Quality of Multi -Family Residential. Require that multi -family dwellings be designed to convey a high quality architectural character in accordance with the following principles: Building Elevations: o Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal fagades with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality, o Architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume, o Provide street- and path -facing elevations with high-quality doors, windows, moldings, metalwork, and finishes, Ground Floor Treatment: o Where multi -family residential is developed on large parcels such as the Airport Area and West Newport Mesa: ■ Set ground -floor residential uses back from the sidewalk or from the right-of-way, whichever yields 12-515 Planning Commission Resolution No. PC2021-001 Paae 20 of 42 the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and landscaping, ■ Raise ground -floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces, ■ Encourage stoops and porches for ground -floor residential units facing public streets and pedestrian ways, o Where multi -family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate security. • Roof Design: o Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. • Parking: o Design covered and enclosed parking areas to be integral with the architecture of the residential units' architecture. • Open Space and Amenity: o Incorporate usable and functional private open space for each unit. Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • modulation of building masses, elevations and rooflines to promote visual interest; • architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • clear identification of storefront entries; • incorporation of signage that is integrated with the buildings' architectural character; • architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground 12-516 Planning Commission Resolution No. PC2021-001 Paae 21 of 42 floors where the parking structure faces a public street or pedestrian way, • extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. The proposed development includes an 11,266 square -foot boutique auto showroom, thirty-five (35) multi -family residential units, fifty-eight (58) at -grade parking spaces, 3,683 square feet of landscaping, and a 3,015 square -foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design. The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two (2) access points: one (1) off Coast Highway to access the auto showroom and one (1) off Avon Street to access the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site. Landscaping would be strategically incorporated to provide varied and high-quality views of the facades, with existing trees along Coast Highway to be protected in place. The residential building would feature a courtyard with enlarged private patios, wood screens and gates, and landscaping. The commercial building fronting Coast Highway would feature a fireside lounge, communal dining, a lounge lawn with synthetic turf, lounge furniture, and hedge screening. 5. Neighborhood Compatibility Policies Policy LU 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • Modulation of building masses, elevations, and rooflines to promote visual interest; 12-517 Planning Commission Resolution No. PC2021-001 Paae 22 of 42 • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • Clear identification of storefront entries; • Incorporation of signage that is integrated with the buildings' architectural character; • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; • Attractive architectural treatment of elevations facing the residential neighborhood, • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian -Oriented Architecture and Streetscapes. Require that buildings located in pedestrian -oriented commercial and mixed-use districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and pedestrian paths, and provide "eyes on the street" in accordance with the following principles: • Location of buildings along the street frontage sidewalk, to visually form a continuous or semi -continuous wall with buildings on adjacent parcels; 12-518 Planning Commission Resolution No. PC2021-001 Paae 23 of 42 • Inclusion of retail uses characterized by a high level of customer activity on the ground floor, to insure successful retail -type operations, provide for transparency, elevation of the first floor at or transitioning to the sidewalk, floor -to -floor height, depth, deliveries, and trash storage and collection; • Articulation and modulation of street -facing elevations to promote interest and character; • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible; • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible. Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking be provided and is conveniently located to serve tenants and customers. Set open parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense landscaping. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high-quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well-designed and landscaped to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise. Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway. The design of the Project would be high-quality and would be compatible with adjacent uses with respect to building elevations. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. The 12-519 Planning Commission Resolution No. PC2021-001 Paae 24 of 42 buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height. Adequate setbacks are incorporated into the Project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. 6. The Project is compliant with the Mariners' Mile Strategic Vision and Design Framework. The proposed boutique auto showroom is consistent with the uses envisioned along this inland area of Mariners' Mile. The Projects color scheme utilizes neutral brown, tan and grey colors with contrasting white trim elements consistent with the Mariners' Mile color palate. The architecture respects views from above by providing both flat and undulating rooflines that are free of mechanical equipment or vertical intrusions such as elevator overruns. The Project's landscaping preserves existing Palms along West Coast Highway while adding an additional Palm and background hedge consistent with the Mariners' Mile Coast Highway edge landscaping framework. Additional landscape features include linear concrete paver driveways, vine covered walls (green screen) and palms lining the eastern edge of the West Coast Highway access driveway. Finding: C. The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The Project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing Project with articulation and building modulations to enhance the urban environment. 2. The proposed building has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer. 3. The Project does not involve the use or manufacture of any hazardous substances that could impact nearby development. 4. The new construction complies with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval. 12-520 Planning Commission Resolution No. PC2021-001 Paae 25 of 42 Conditional Use Permit In accordance with NBMC Subsection 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Newport Beach Municipal Code. Facts in Support of Finding: All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. 2. A Parking Demand Evaluation was prepared for the Project by Urban Crossroads dated July 7, 2020. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. Chapter 20.40 (Off -Street Parking) of the NBMC requires off-street parking in the amount of forty-four (44) spaces for the residential use. The Project will provide a total of forty-four (44) residential parking spaces, including twenty-six (26) spaces for the studio and one (1) bedroom units and nine (9) spaces for the two (2) bedroom units. For the proposed showroom, the Chapter 20.40 (Off -Street Parking) requires one (1) space per 1,000 square feet of lot area for vehicle sales, which would equate to forty- three (43) spaces. However, the City's vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City's vehicle sales overstate the actual parking demands. Similarly, the City's Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate prior to the onset of the Covid-19 pandemic. A comparison of the three (3) reference parking demand rates suggests an average parking rate of one (1) space per every 1,656 square feet, with a peak parking rate of 12-521 Planning Commission Resolution No. PC2021-001 Paae 26 of 42 one (1) space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of thirteen (13) spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a thirty (30) space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, the Project will comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. 2. The commercial component of the Project consists of an 8,741 square -foot auto showroom, with a 1,484 square -foot mezzanine and 750 square -foot office. The showroom will operate by appointment only, during typical business hours, will not be permitted to test drive vehicles on residential streets and will not provide onsite mechanical services or store vehicles on the exterior of the building. Conditions of approval have been incorporated into the draft resolution to minimize the impacts of the proposed use. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. 12-522 Planning Commission Resolution No. PC2021-001 Paae 27 of 42 Facts in Support of Finding: All Facts in Support of Site Development Review Finding C are hereby incorporated by reference. Tentative Parcel Map In accordance with NBMC Subsection 19.12.070 (Required Findings for Action on Tentative Maps (66412.3, 66473 et seq.)), the following findings and facts in support of such findings are set forth: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. 2. The Project has been conditioned to require public improvements, including the reconstruction of sidewalks, curbs, and gutters on West Coast Highway and Avon Street as necessary. Finding: B. That the site is physically suitable for the type and density of development. Facts in Support of Finding: The Property is approximately 0.98 acres in size. The existing site consists of five (5) contiguous parcels and is bound by Avon Street to the north, West Coast Highway to the south. The proposed subdivision consolidates five (5) existing parcels into a single parcel. The proposed development is consistent with the type and density of development permitted for the site. Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other 12-523 Planning Commission Resolution No. PC2021-001 Paae 28 of 42 considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: The Property is currently developed and located in an urbanized area and does not contain any sensitive vegetation or habitat. 2. The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: All Facts in Support of Site Development Review Finding C are hereby incorporated by reference. Finding: E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: 1. The City Public Works and Utilities Departments have reviewed the Project to ensure the proposed subdivision will not conflict with easements acquired by the public at large, for access through, or use of property within the Project. Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will 12-524 Planning Commission Resolution No. PC2021-001 Paae 29 of 42 result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: The Property is not subject to the Williamson Act because the Property is not designated as an agricultural preserve and is less than one hundred (100) acres in area. 2. The Property is developed with a commercial use and is located in a Zoning District that does not permit agricultural development. Finding: G. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: 1. California Business and Professions Code Section 11000.5 has been repealed by the Legislature. However, this Project is not considered a "land project" as previously defined in Section 11000.5 of the California Business and Professions Code because the Property does not contain fifty (50) or more parcels of land. 2. The Project is not located within a specific plan area. Finding: H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Code of Regulations ("Building Code") that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces the Building Code compliance through the plan check and inspection process. Finding: That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the 12-525 Planning Commission Resolution No. PC2021-001 Paae 30 of 42 public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 1. The Project would add thirty-five (35) housing units to the City's housing inventory including three (3) units affordable to Very Low -Income households. The redevelopment of an aging commercial site with the addition of both market and affordable housing units balances the City's housing needs while providing an updated commercial space (auto showroom) that will generate sales tax income in support of the City's fiscal resources. 2. The Property is currently developed and located in an urbanized area and does not contain any sensitive vegetation or habitat. Finding: J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1. The proposed subdivision would not create waste that would result in a violation of the existing requirements prescribed by the Regional Water Quality Control Board. A preliminary Water Quality Management Plan ("WQMP") (Exhibit D) has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post - project implementation. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: 1. All Facts in Support of Coastal Development Permit Findings A and B are hereby incorporated by reference. 12-526 Planning Commission Resolution No. PC2021-001 Paae 31 of 42 Density Bonus The proposed Affordable Housing Implementation Plan ("AHIP") is consistent with the intent to implement affordable housing goals within the City pursuant to Government Code Section 65915-65918 (State Density Bonus Law), and Title 20 (Planning and Zoning), Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code ("NBMC") for the following reasons: 1. The State Density Bonus Law and the City's Density Bonus Code provide for an increase in the number of units of up to thirty-five percent (35%) above the maximum number of units allowed by the General Plan, for projects that include a minimum of eleven percent (11 %) units affordable to Very Low Income Households, in the case of the Project will provide three (3) units affordable to Very Low Income households, which equates to eleven percent (11 %) of the twenty-six (26) base units. At the maximum density bonus of thirty-five percent (35%), the Project is eligible for ten (10) additional units above the twenty-six (26) base units allowed by the General Plan for a total of thirty-six (36) units. Incentive Request: Pursuant to Section 20.32.070 of the NBMC (Design and Distribution of Affordable Units), affordable units shall reflect the range of the number of bedrooms provided in the residential development project as a whole. The Project would provide a unit mix that includes a greater percentage of studio and one - bedroom units than the Project as a whole. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the Project to ensure financial feasibility. Development Standard Waiver Request: Pursuant to the Mixed -Use H1 MM zoning standards, building heights are limited to a base height of 26 feet with flat roofs, but may be increased through a site development review to a height of 35 feet. Government Code Section 65915(e)(1) provides that a city may not apply a development standard that will have the effect of physically precluding the construction of the density bonus units at the density permitted under the density bonus law. In the case of the Project, a waiver of the 26 -foot base height limit development standard to allow a height of 35 feet is requested to accommodate the Project. Given the restriction on developing residential units along Coast Highway and requirement that residential units be located above the ground level the waiver is necessary to accommodate the density bonus units permitted under State law. 2. As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus), the Project is eligible for parking requirements calculated in accordance with Government Code Section 65915(p). Therefore, studio and one (1) bedroom units are required to provide one (1) onsite parking space per unit and two (2) bedroom units are required to provide two (2) onsite parking spaces. 12-527 Planning Commission Resolution No. PC2021-001 Paae 32 of 42 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 3. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 4. This action shall become final and effective ten (10) days after the adoption of this Resolution unless within such time an appeal is filed with the City Council in accordance with the provisions of Title 19 (Subdivisions), of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 18th DAY OF FEBRUARY, 2021. AYES: NOES: ABSTAIN: ABSENT: BY: tu Erik Weigand, Chairman Lauren Kleiman, Secretary 12-528 Planning Commission Resolution No. PC2021-001 Paae 33 of 42 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of any of the approved permits. 4. This approval may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 5. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 6. Prior to the issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 7. Prior to the issuance of a building permit, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 8. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be 12-529 Planning Commission Resolution No. PC2021-001 Paae 34 of 42 kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 9. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 10. Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are "1" or less at all property lines. 11. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 12. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: 13. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 14. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable Noise, Construction Activity -Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 15. No outside paging system shall be utilized in conjunction with this establishment. 16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 12-530 Between the hours of TOOAM and 10:OOPM Between the hours of 10:0013M and TOOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 13. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 14. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable Noise, Construction Activity -Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 15. No outside paging system shall be utilized in conjunction with this establishment. 16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 12-530 Planning Commission Resolution No. PC2021-001 Paae 35 of 42 The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 17. The auto showroom shall operate by appointment only between the hours of 8:00 a.m. and 9:00 p.m. No mechanical services or repairs may be conducted onsite. No vehicle inventory may be stored on the exterior of the showroom. No test drives shall be permitted on residential streets. 18. The test driving of vehicles from the auto showroom shall be prohibited on residential streets within the City of Newport Beach. 19. Auto showroom vehicle delivery and trash service pick-up shall utilize the Avon Street driveway only. 20. Thirteen (13) parking spaces shall be signed and reserved for the use of the auto showroom during business hours. 21. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within twenty (20) feet of the premises. 22. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 23. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 24. Storage outside of the building in the front or at the rear of the Property shall be prohibited, with the exception of the required trash container enclosure. 25. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 26. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 12-531 Planning Commission Resolution No. PC2021-001 Paae 36 of 42 27. A minimum of three (3) apartments units shall be made affordable to very low-income households consistent with the Affordable Housing Implementation Plan dated July 9, 2020. 28. Prior to the issuance of a building permit an affordable housing agreement shall be executed in a recordable form as required by the City Attorney's Office. 29. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of 2510 West Coast Highway Mixed -Use Project including, but not limited to, Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013 (PA2019-249). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 30. Fire access shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. California Fire Code Section 503.2.1 Off Street Fire Access shall be provided on West Coast Highway - a designated safe place for fire department to stage off the street for medical aids. 31. Group R occupancies shall be equipped throughout with an automatic sprinkler system in accordance with CFC Section 903.2.8. California Building Code (CBC) Section 420.5, Newport Beach Fire Department (NBFD) Guideline F.05 and NBFD Guideline F.03. 32. Fire Alarm Systems and Smoke Alarms shall be installed in Group R-1 occupancies as required in Sections 907.2.8.1 through 907.2.8.3 CFC Section 907.2.8. 33. All buildings and structures with one or more passenger service elevators shall be provided with not less than one medical emergency service elevator to all landings meeting the provisions of Section 3002.4a. California Building Code (CBC) Section 3002.4a. 12-532 Planning Commission Resolution No. PC2021-001 Paae 37 of 42 34. The elevator car shall be of such a size and arrangement to accommodate a 24 -inch by 84 -inch ambulance gurney or stretcher with not less than 5 -inch radius corners, in the horizontal, open position, shall be provided with a minimum clear distance between walls or between walls and door, excluding return panels not less than 80 inches by 54 inches, and a minimum distance from wall to return panel not less than 51 inches with a 42 -inch side slide door. CBC Section 3002.4.3a 35. Walls separating dwelling units in the same building, walls separating sleeping units in the same building and walls separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall, be constructed as fire partitions in accordance with Section 708. CBC Section 420.2 36. Floor assemblies separating dwelling units in the same building, floor assemblies separating sleeping units in the same building and floor assemblies separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall be constructed as horizontal assemblies in accordance with Section 711. CBC Section 420.3. 37. Fire Hydrants are required and shall be provided within 400 feet of all portions of a building. An approved route around the exterior of the facility or building shall measure the distances. CFC Section 507.5.1. 38. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. CFC Section 510.1. An Emergency Responder Radio Coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3. 39. Emergency responder radio coverage systems shall be provided with standby power in accordance with Section 604. The standby power supply shall be capable of operating the emergency responder radio coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3. 40. Dumpsters and containers with an individual capacity of 1.5 cubic yards or more shall not be stored in buildings or placed within 5 feet of combustible walls, openings or combustible to roof eave lines. CFC Section 304.3.3. 41. Class I standpipes shall be installed and located as required per NBFD. Standpipes are necessary due to lack of access around the perimeter of the structure. 42. A two-way communication system complying with Sections 12009.8.1 and 1009.8.2 shall be provided at the landing serving each elevator or bank of elevators one ach accessible floor that is one or more stories above or below the level of exit discharge. CFC Section 1009.8. 12-533 Planning Commission Resolution No. PC2021-001 Paae 38 of 42 43. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities and buildings are hereafter constructed or moved into or within the jurisdiction. CFC Section 507.1 44. Fire hydrants shall be provided and located within 400 feet of all portions of the building. The fire flow will also determine if additional fire hydrants are required. CFC Section 507.5 45. As per Amendment to CFC Section 604.8, provide and install electrical outlets connected to the emergency generator circuitry system when a generator is required by Section 604.2 of the CFC in every fire control room and in other areas as may be designated by the fire code official in the following locations: a. In the main exit corridor of each, floor adjacent to each exit enclosure. b. On every level in every stairwell. c. In each elevator lobby. d. In public assembly areas larger than 1,500 square feet. e. In every fire control room. f. In such other areas as may be designated by the fire code official. 46. Liquid or gas -fueled vehicles, boats or other motor craft shall not be located indoors except as follows: a. Batteries are disconnected. b. Fuel in fuel tanks does not exceed one-quarter tank or 5 gallons (whichever is least). c. Fuel tanks and fill openings are closed and sealed to prevent tampering. d. Vehicles, boats or other motor craft equipment are not fueled or defueled within the building. 47. Fire lanes shall be identified as per NBFD Guideline C.02 and shown as indicated on the plans. 48. During construction, an approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site. CFC Section 3312.1. 49. Construction Access. Either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions, shall provide vehicle access. Vehicle access shall be maintained until permanent fire apparatus access roads are available. NBFD Guideline C.01. 50. The elevator designated the medical emergency elevator shall be equipped with a key switch to recall the elevator nonstop to the main floor. CBC Section 3002.4.4a. 51. Fire Flow needs to be determined as per NBFD Guideline B.01. 52. The Fire Department Connection (FDC) shall be on the address side of the building and located a minimum of 30 feet from beginning of the radius for the driveway approach; arranged so they are located immediately adjacent to the approved fire department 12-534 Planning Commission Resolution No. PC2021-001 Paae 39 of 42 access road so that hose lines can be readily and conveniently attached to the inlets without interference from nearby objects including building, fence, posts, or other fire department connections. NBFD Guideline F.04. 53. The FDC shall be located no more than 100 feet from a public hydrant. NBFD Guideline F.04. 54. Fire Pits must be installed as per California Mechanical Code 932.0 and the manufacturer's specifications. 55. Gates across the fire access or gates blocking pedestrian access must be equipped with a means for emergency personnel to enter the Property via the road. NBFD Guideline C.01. Building Division 56. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 57. The applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90 -day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage car pooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement 12-535 Planning Commission Resolution No. PC2021-001 Paae 40 of 42 The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 58. Prior to the issuance of a aradina Dermit. a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the Project's impact on water quality. 59. Prior to the issuance of a grading permit, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 60. A list of "good housekeeping" practices will be incorporated into the long-term post - construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 61. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 62. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one -inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved 12-536 Planning Commission Resolution No. PC2021-001 Paae 41 of 42 by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 63. The conflicting easement (i.e. private sewer, water, storm drain, ingress,and egress easements) within the Project shall be vacated prior to the final parcel map processing or shall be vacated as part of the proposed parcel map. 64. The Project shall provide a 12 -foot wide dedication for street -purposes along the West Coast Highway frontage. 65. The Project shall provide a minimum 10 -foot easement for street and pedestrian purposes to provide an accessible compliant walkway at the top of the driveway along the Avon Street extension frontage. 66. No structural improvements shall be permitted within the limits of the proposed 12 -foot wide street dedication along the West Coast Highway frontage and minimum 10 -foot wide street and pedestrian easement along the Avon Street extension frontage. 67. The existing street light pole located adjacent to the new driveway along West Coast Highway shall be relocated a minimum of 5 -feet away from the proposed driveway approach unless otherwise approved by Caltrans. 68. Each unit shall be served by separate sewer and water services unless otherwise waived by the Utilities Director. If waived by the Utilities Director, at a minimum the residential and commercial uses shall have separate sewer and water services. Each sewer and water service shall be installed per applicable City Standards. 69. The driveways shall be constructed and installed per City Standard STD -160 -L-A. A minimum 4 -foot wide accessible walkway shall be provided at the top of the driveway approach. 70. Reconstruct curb, gutter and sidewalks along the West Coast Highway and Avon Street extension project frontages per the applicable City Standards. 71. Parking layout shall comply with City Standard STD -805 -L-A and STD -805 -L -B. All drive aisles shall be a minimum of 26 -feet wide. No obstruction shall be permitted to Project into the required width of the drive aisle. 72. All improvements shall be constructed as required by Ordinance and the Public Works Department. 73. The existing City street trees along the West Coast Highway and Avon Street extension frontages shall be protected in place. 74. All existing overhead utilities shall be undergrounded. 75. An encroachment permit is required for all work activities within the public right-of-way. 12-537 Planning Commission Resolution No. PC2021-001 Paae 42 of 42 76. All on-site drainage shall comply with the latest City Water Quality requirements. 77. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at Property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then be capped where the wye used to be. 78. Sewer and water demand study shall be reviewed and approved by the Public Works and Utilities Departments. Any City required improvements to accommodate the Project shall be designed and constructed at the owner's expense. 79. Fire Flow analysis shall be reviewed and approved by the Public Works Department, Utilities Department and Fire Marshall. Any City required improvements to accommodate the Project shall be designed and constructed at the owner's expense. 80. A construction management plan (CMP) shall be reviewed and approved by the City Traffic Engineer and the Community Development Director prior to the issuance of a building permit. 12-538 Attachment No. PC 2 January 21, 2021 Planning Commission Staff Report 12-539 PQR CITY OF NEWPORT BEACH r 3 n PLANNING COMMISION STAFF REPORT r January 21, 2021 Agenda Item No. 3 SUBJECT: 2510 West Coast Highway Mixed Use Project (PA2019-249) ■ Coastal Development Permit No. CD2019-062 ■ Conditional Use Permit No. UP2019-054 ■ Site Development Review No. SD2019-003 ■ Tentative Parcel Map No. NP2020-013 SITE LOCATION: 2510 & 2530 West Coast Highway APPLICANT: 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC OWNER: 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC PLANNER: Matt Schneider, Principal Planner 949-644-3219, mschneider@newportbeachca.gov PROJECT SUMMARY The project would redevelop an existing marine sales facility with a mixed-use development consisting of 35 residential dwelling units, including three affordable units and an 11,266 -square -foot boutique auto showroom. The following applications are requested or required in order to implement the project as proposed: • A Coastal Development Permit pursuant to Newport Beach Municipal Code (NBMC) Section 21.52.015 authorizing the construction of the mixed-use project within the Coastal Zone; • A Site Development Review required by NBMC Section 20.52.080 authorizing the construction of the mixed-use building; • A Condition Use Permit pursuant to NBMC Section 20.22.020 authorizing the establishment of an auto show room use and reduction in off street parking; • A Tentative Parcel Map required by NBMC Title 19 (Subdivisions) to consolidate the five existing parcels into a single parcel; and • A density bonus with two incentives/concessions pursuant to Chapter 20.32 (Density Bonus) of the City's Municipal Code and Government Code Section 65915 (California Density Bonus Law). RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 3 (In -fill Development Projects) of the CEQA 12-540 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 2 Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2021-001 approving Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and County Tentative Parcel Map No NP2020-013 (Attachment No. PC 1). VICINITY MAP Subject Prop rty FM P # } ■ r _ gp ■ GENERAL PLAN ZONING Wane w� pF �► �y1 Q AL �� �� 12-541 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 3 LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Mixed Use Horizontal 1 Mixed Use Mariners' Mile Marine Sales NORTH Public Facilities F Public Facilities Avon Street SOUTH Mixed -Use Water 1 Mixed -Use Water Coast Highway EAST IF Mixed Use Horizontal 1 Mixed Use Mariners' Mile Day Care Facility WEST Mixed Use Horizontal 1 Mixed Use Mariners' Mile Vehicle Sales & Retail INTRODUCTION Project Setting The subject property is located within the Mariners' Mile area and is approximately 0.98 acres in size. The property is currently developed with a marine sales use. The existing site consists of five contiguous parcels and is bound by Avon Street to the north, West Coast Highway to the south, a day care facility to the east and retail and vehicle sales uses to the west. The site takes vehicular access from both streets. The existing marine sales use was originally established at 2510 West Coast Highway in 1960 and expanded into the adjacent 2530 West Coast Highway location in 2001. The site is developed with two office buildings, several small storage sheds, and paved areas for ancillary boat and automobile parking. The site has no landscaping and provides no scenic resources, coastal access or public parking. Project Description The proposed project will replace an existing marine sales facility with a mixed-use development consisting of 35 residential dwelling units, and an 11,266 -square -foot boutique auto showroom. The residential component will consist of 10 studio units, 16 one -bedroom units and nine two-bedroom units. Three of the units will be provided as workforce housing and made affordable to very low-income households. The commercial component of the project will consist of an 8,741 square -foot auto showroom, with a 1,484 square -foot mezzanine and a 750 square -foot office space. Architectural and Site Design The proposed mixed-use building is designed as two structures interconnected with a shared ground level parking facility and upper story catwalk feature that provides residents access to rooftop amenities located atop the commercial structure. The commercial structure is located along the south side of the site and faces West Coast Highway. The residential structure is located along the north side of the site and faces Avon Street. The applicant describes the building's architectural design as "California Coastal Modern". The integral features and accents include an undulating roof line reminiscent of 12-542 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 4 a rolling wave and the utilization of wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. A combination of materials, earth tone color scheme and subtidal articulations are used throughout the project to vary the character and massing of the design. Parking and Access A ground level parking facility provides a total of 58 parking spaces. The parking facility is predominantly covered by the residential component of the project and is accessible via two-way access driveways from both West Coast Highway and Avon street. DISCUSSION Anal General Plan A complete consistency analysis of each of the applicable General Plan policies is included in the Draft Resolution (Attachment 1). The analysis concludes that the project is consistent with each of the adopted goals and policies. The following discussion highlights a finding of consistency in the General Plan Mixed -Use Horizontal 1 (MU -H1) land use designation. MU -H1 Land Use Category The General Plan Land Use Element designates the site as Mixed -Use Horizontal (MU - H1), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners' Mile Corridor, where the Property is located, the General Plan contemplates marine -related and highway -oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with free-standing neighborhood -serving retail, multi -family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU -H1 by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. The Project would be consistent with the General Plan's intensity and density limitations, which are a 0.5 floor area ratio (FAR) for the commercial use and 20.1-26.7 units per acre for the multi -family building. Local Coastal Plan The Local Coastal Plan designates the site as Mixed Use — Horizontal (MU -H). The MU - H category is intended to provide for the development of areas for a horizontally distributed mix of uses, which may include general or neighborhood commercial, 12-543 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 5 commercial offices, multifamily residential, visitor -serving and marine -related uses, and/or buildings that vertically integrate residential with commercial uses. The Project will be consistent with the Local Coastal Plan designation of MU -H by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. The existing marine sale use does not have direct access to sea and is not dependent on its location to function. There are adequate marine related businesses in the area including boat dealers, boat rentals and sailing and seamanship schools to serve current and foreseeable demand. Mixed Use Mariners' Mile (Zoning Code) Consistency The subject property is zoned Mixed Use Mariners' Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed for freestanding nonresidential uses, multi- unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit -mix incentive requested through the allowed density bonus, the proposed project complies with the applicable standards of the Zoning Code as detailed in Table 2. Project Elements Standard Proposed Compliance Lot Area 10,000 sq. ft. 42,821 Sq. Ft. Yes Density Minimum: 20 Units 26 (base units) Yes Maximum: 26 Units 9 w/ density bonus Total Residential Unit (With Density 36 max. 35 units Yes Bonus) • Base Unit 26 max. 26 Yes • Density Bonus 10 max. 9 Yes Units @ 35% Affordable Unit @ 3 min. 3 Yes 11 % of base units Market -Rate Unit No min. 26 Yes Non -Residential' Commercial Use 21,410 Sq. Ft. max. 11,266 sf. Yes Building Height 26 ft. with flat roof, 35 feet, 2 inches Yes, with Density 31 ft. with sloped roof Bonus waiver Front Setback (West 12 ft. Coast Highway) 0 Yes Side Setback 0 1 ft. Yes Rear Setback 0 9 inches Yes Common Open Minimum 75 square Space feet/dwelling per unit 3,015 sq. ft. Yes (2,625 sq. ft.) 12-544 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 6 Private Open Space 5% of the gross floor area for each unit. • Studio: 54 sq. ft. • Studio: 24.9 sq. ft. 'One Bedroom: 54 sq. ft. Yes • One Bedroom:34.4 sq. ft. • Two Bedroom: 54 sq. ft. • Two Bedroom: 44.3 sq. ft. Parking • Residential 44 spaces 44 spaces Yes, with CUP 43 Spaces 14 Spaces approval • Commercial Site Development Review In accordance with NBMC section 20.52.080, the project is subject to Site Development Review. In accordance with Section 20.52.080(F), the Planning Commission may approve or conditionally approve a site development review application, only after first finding that the proposed development is: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in 20.52.080(C)(2)(c) below: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments, and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30. 100 (Public View Protection). 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. In summary, the project implements the MU -H1 General Plan designation and meets all applicable development standards of the Mixed -Use Mariners' Mile zone unless otherwise addressed through a density bonus waiver. As discussed in the General Plan Consistency sections above, the proposed project will comply with all applicable policies of the General Plan. The requested development 12-545 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 7 waiver of the 35 feet 2 inches building height standard and distribution of affordable unit mix is addressed through the allowed density bonus and related incentive/waiver requests as discussed in more detail in the Density Bonus/Incentives section of this report. In summary, the City must allow the requested incentive and waiver request pursuant to State Bonus Density law and the Zoning Code. The project is compliant with the Mariners' Mile Strategic Vision and Design Framework. The proposed boutique auto showroom is consistent with the uses envisioned along this inland area of Mariners' Mile. The projects color scheme utilizes neutral brown, tan and grey colors with contrasting white trim elements consistent with the Mariners' Mile color palate. The architecture respects views from above by providing both flat and undulating rooflines that are free of mechanical equipment or vertical intrusions such as elevator overruns that project above the roof plain. The project's landscaping preserves existing Palms along West Coast Highway while adding an additional Palm and background hedge consistent with the Mariners' Mile Coast Highway edge landscaping framework. Additional landscape features include linear concrete paver driveways, vine covered walls (green screen) and palms lining the eastern edge of the West Coast Highway access driveway. The project has been designed to exhibit a high-quality design and complements the surrounding area. The project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise issues. Landscaping and green screens between adjacent uses will provide visual buffering of the building. Pedestrian pathways are designed to provide connections throughout the site and would allow access to sidewalks along Coast Highway. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. Adequate setbacks are incorporated into the project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. Vehicular access to the site would be provided via full -access driveways off Coast Highway and Avon Street. The parking garage would be restricted to apartment residents, guests, and employees; and to employees and patrons of the commercial use. The site has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles. Site access, including the drive aisles, driveways, parking and loading spaces, have all been reviewed by the City Traffic Engineer for adequacy, efficiency, and safety. The project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing project with articulation and building modulations to enhance the urban environment. 12-546 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 8 The project site does not have the potential to obstruct public views from identified public view points and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to the ocean, bay, harbor, or other scenic or historical resources due to the location of the project site. The site is located on the inland side of Coast Highway and development cannot block views to the south of Newport Harbor. The proposed buildings including the increased height are also well below the elevated public views from John Wayne Park. Visual simulations were prepared that are in the project plans that demonstrate the lack of impacts to public viewed from John Wayne Park. Staff believes facts to support the required findings exist to approve the Site Development Review, and they are included in the attached draft resolution for approval (Attachment PC 1). Density Bonus/Incentive The applicant has prepared an Affordable Housing Implementation Plan (Attachment PC 6) to illustrate compliance with density bonus allowances pursuant Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code). The project will provide three units affordable to Very Low -Income households, which equates to 11 percent of the base units as described in Table 1 below. Consistent with Government Code Section 65915 the project is therefore eligible to a 35 percent density bonus. Rents for the Very Low-income units will be computed in accordance with State Density Bonus Law (see Table 2). Table 1 Density Bonus Tabulation Project Area 42,821 sq. ft. Minimum Lot Area Per Unit 1,631 sq. ft. Maximum Allowable Units Before Density Bonus Base Units 26 Density Bonus Units Requested 35% 9 Total Units Proposed 35 Table 2 Maximum Rents by Bedroom Count Maximum Bedroom Annual Rent Maximum Monthly Rent Utility Allowance Affordable Rent Studio $10,815 $901 $119 $782 1 bedroom $12,360 $1,030 $132 $898 Affordable rent is based on 2020 data that will be adjusted accordingly to reflect most current year's data. As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code), the Project is eligible to receive up to 12-547 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 9 two incentives or concessions that would result in identifiable, financially sufficient, and actual cost reductions. Government Code Section 65915(e)(1) also entitles developers to waivers or modifications of development standards that, if applied, would physically preclude development of housing with the provided density bonus. The proposed project includes a request for one development concession for the unit mix and one waiver for the height as follows: Incentive Request: Pursuant to Section 20.32.070 of the NBMC, affordable units shall reflect the range of the number of bedrooms provided in the residential development project as a whole. As illustrated in Table 3, the project would provide a unit mix that includes a greater percentage of studio and one -bedroom units than the project as a whole. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the project to ensure financial feasibility. Table 3 Unit Mix Unit Type Total Units Total Affordable Units Studio 10 2 1 Bedroom 16 1 2 Bedroom 9 0 Total 35 3 Development Standard Waiver Request: Pursuant to the Mixed -Use H1 MM zoning standards, building heights are limited to a base height of 26 feet with flat roofs, but may be increased through a site development review application to a height of 35 feet. Government Code Section 65915(e)(1) provides that a city may not apply a development standard that will have the effect of physically precluding the construction of the density bonus units at the density permitted under the density bonus law. In the case of the proposed project, a waiver of the 35 -foot height limit development standard to allow a height of 35 feet 2 inches is requested to accommodate the proposed project. Given the restriction on developing residential units along Coast Highway and requirement that residential units be located above the ground level the waiver is necessary to accommodate the density bonus units permitted under State law. As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code), the Project is eligible for parking requirements calculated in accordance with Government Code Section 65915(p). Therefore, studio and one -bedroom units are required to provide one onsite parking space per unit and two-bedroom units are required to provide two onsite parking spaces. Conditional Use Permit 12-548 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 10 The project's request to establish a vehicle sales use and its associated reduction of off- street parking requires approval of a conditional use permit. Vehicle Sales The commercial component of the project consists of an 8,741 square -foot auto showroom, with a 1,484 square -foot mezzanine and a 750 square -foot office space. The showroom will operate by appointment only, during typical business hours and will not provide onsite repair services or store vehicles on the exterior of the building. Conditions of approval have been incorporated into the draft resolution to minimize the impacts of the proposed use. Parking Reduction A Parking Demand Evaluation was prepared for the Project by Urban Crossroads dated July 7, 2020. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. The City's Zoning Code requires off-street parking in the amount of 44 spaces for the residential use. The Project will provide a total of 44 residential parking spaces, including 26 spaces for the studio and one -bedroom units and 18 spaces for the two-bedroom units. For the proposed showroom, the Zoning Code requires one space per 1,000 square feet of lot area for vehicle sales, which would equate to 43 spaces. However, the City's vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No repair services will be provided on-site. Counts observed prior to the current Covid-19 pandemic at similar high-end boutique showrooms indicate the City's vehicle sales overstate the actual parking demand for this type of vehicle sales use. Similarly, the City's Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate. A comparison of the three reference parking demand rates suggests an average parking rate of one space per every 1,656 square feet, with a peak parking rate of one space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of 13 spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a 30 -space reduction in required parking. Parkina Summary 12-549 Parking Quantity Parking Parking Use Rate Requirements Supply 12-549 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 11 Residential — Studio and 1 1 space 26 units 26 Bedroom Units per unit Residential — 2 -bedroom 2 spaces 9 units 18 Units per unit Auto Sales Showroom 1 per 876 11,266 sf 13 sf' Totals: 57 58 1. Per Urban Crossroads July 7, 2020 Parking Demand Study The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, the project would comply with City requirements. Staff believes facts to support the required findings exist to approve the Conditional Use Permit, and they are included in the attached draft resolution for approval (Attachment PC 1). Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits), the Planning Commission must make the following findings in order to approve a coastal development permit. 1. Conforms to all applicable sections of the certified Local Coastal Program; 2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The Local Coastal Plan designates the project site as Mixed Use — Horizontal (MU -H). The MU -H category is intended to provide for the development of areas for a horizontally distributed mix of uses, which may include general or neighborhood commercial, commercial offices, multifamily residential, visitor -serving and marine -related uses, and/or buildings that vertically integrate residential with commercial uses. The Project will be consistent with the Local Coastal Plan designation of MU -H by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. The project site is zoned Mixed Use Mariners' Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed for freestanding nonresidential uses, multi -unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit -mix incentive requested through the allowed density bonus, the proposed project complies with the applicable standards. The project has also been analyzed for conformance with the following sections pertaining to the certified Local Coastal Program. 12-550 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 12 The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the geotechnical investigations. Construction plans are reviewed for compliance with approved investigations and the California Building Code (CBC) prior to building permit issuance. A preliminary Water Quality Management Plan (WQMP) has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the proposed project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post -project implementation. The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the project would not result in any significant effect related to water quality or drainage. The subject property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special -status plants or animals to exist on the property. The project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland Environmental Sensitive Habitat Area (ESHA) associated with the project. For these reasons, the project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. Coastal Views and Access The closest public viewpoint is adjacent and above the property to the northeast at John Wayne Park. View simulations are provided as part of the project plans (Attachment No. PC 2). The inland location of the project site combined with the elevated and sloping location of the adjacent park minimize coastal view impacts. The project's flat roof which is void of mechanical equipment or vertical intrusions and strategic spacing of 12-551 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 13 landscaping (palm trees) further protects coastal views; therefore, the development will not impact coastal views. The closest coastal view road is West Coast Highway, which is to the south, as designated in the Coastal Land Use Plan. The project is located entirely on private property and will not inhibit coastal views from the road since the proposed development will be constructed on the inland side of West Coast Highway. The building will be three (3) stories (35.2 feet) high and utilizes a density bonus development waiver to exceed the 35 -foot height limit by two inches. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials, neutral colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. The Property is located in Mariners' Mile corridor area and is not located between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project's impact and be proportional to the impact. In this case, the Project involves the demolition of an existing Marine Sales use the construction of a new mixed-use project. Although the Project involves a change in intensity from the existing condition, mixed use projects are the intended and allowed use for the property and the development complies with all other applicable development standards including required parking. The Project is not anticipated to result in a significantly increased demand on public access and recreation opportunities. The Property is located on the inland side of West Coast Highway approximately 300 feet from Newport Harbor, and does not provide any public access easements. Tentative Parcel Map A Tentative Parcel Map to consolidate the five existing parcels that comprise the project site into a single parcel has been requested. While consolidations of this nature are considered somewhat utilitarian, a series of findings are required and facts in support of all the findings have been provided in the draft resolution. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. CEQA Class 32 consists of projects characterized as in -fill development meeting the conditions described above. The proposed project consists of 35 multi -family residential units and a boutique auto showroom with office. It is consistent with the City's General Plan land use and zoning designations. There is no reasonable probability that the proposed 12-552 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 14 project will have a significant effect on the environment due to unusual circumstances, nor will the project result in any short-term or long-term environmental impacts that were not previously considered in the Newport Beach General Plan and General Plan EIR. As described in the draft resolution (Attachment PC 1), implementation of the proposed project will not result in any adverse effects on sensitive biological resources, traffic, air quality, noise or water quality. Therefore, the proposed project meets all of the conditions described above for in -fill development and qualifies for a Class 32 exemption. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Matt hneider Priv pal Planner ATTACHMENTS Submitted by: Jim Campbell Deputy Community Development Director PC 1 Draft Resolution PC2021-001 with Findings and Conditions PC 2 Project Plans PC 3 Parking Demand Study PC 4 Air Quality and Greenhouse Gas Assessment PC 5 Noise Study PC 6 Affordable Housing Implementation Plan 12-553 Attachment No. PC 1 Draft resolution PC2021-001 with findings and conditions of approval 12-554 RESOLUTION NO. PC2021-001 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-062, SITE DEVELOPMENT PERMIT NO. SD2019-003, CONDITIONAL USE PERMIT NO. UP2019-054, TENTATIVE PARCEL MAP NO. NP2020-013 FOR A MIXED-USE PROJECT LOCATED AT 2510 & 2530 WEST COAST HIGHWAY (PA2019-249) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC, with respect to property located at 2510 & 2530 West Coast Highway, and legally described as Parcel A: Parcels 1, 2 & 3 , in the City of Newport Beach, County of Orange, State of California as shown on a parcel map filed in Book 85, Pages 30 & 31 of Parcel Maps in the Office of the County Recorder of said County; Parcel B: that portion of Lot A, of Tract No. 919, in the City of Newport Beach, County of Orange, State of California as shown in Book 29, Pages 31 to 34, inclusive of miscellaneous maps, records of said County, described as follows: Beginning at the intersection of the southeasterly line of Tract No.1133, Seaview Heights, as shown on map recorded in Book 36, Pages 13 and 14 of miscellaneous maps in said office, with the northeasterly line of Lot 19 of last said tract; thence along the southeasterly prolongation of said northeasterly line South 610,00'30" East 57.10 feet to a point in the southwesterly prolongation of the northwesterly line of that certain land described in deed recorded in book 1396, page 168 of official records in said office; thence along said southwesterly prolongation south 390 west, 35.65 feet to the northwesterly line of the land described in deed recorded in book 975; page 361 of official records in said office; to said southeasterly line; thence along southeasterly line north 39043'30" east, 35.65 feet to the point of beginning. Parcel C: Parcel 1 of Parcel Map No. 90-173, in the City of Newport Beach, County of Orange, State of California, as per map filed in Book 256, pages 25 & 26 of Parcel Maps, record of Orange County requesting approval of the following: a. A Coastal Development Permit No. (CD2019-062) authorizing the construction of the mixed-use project within the Coastal Zone b. A Site Development Permit (SD -2019-003) authorizing the construction of the mixed-use building; c. A Conditional Use Permit (UP2019-054) authorizing the establishment of an auto show room use and reduction in off street parking; d. A Tentative Parcel Map (NP2020-013) to consolidate the five existing parcels into a single parcel; and 12-555 Planning Commission Resolution No. PC2021-001 Paae 2 of 42 e. A density bonus with an incentive and waiver pursuant to Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code ("NBMC") and Government Code Section 65915 (Density Bonus Law). 2. The Applicant requests to replace an existing marine sales facility with a mixed-use development consisting of thirty-five (35) residential dwelling units, and an 11,266 -square - foot boutique auto showroom. The residential component will consist of ten (10) studio units, sixteen (16) one -bedroom units and nine (9) two-bedroom units ("Project"). Three (3) of the units will be made available for workforce housing and affordable to low income households. The commercial component of the Project will consist of an 8,741 square foot auto showroom, with a 1,484 square -foot mezzanine and 750 square -foot office. 3. The Property is designated Mixed -Use Horizontal (MU -H1) by the General Plan Land Use Element and is located within the Mixed -Use Mariners' Mile (MU -MM) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is Mixed -Use — Horizontal (MU -H) and it is located within the Mixed -Use Mariners' Mile (MU - MM) Coastal Zone District. 5. A public hearing was held online by the Planning Commission on January 21, 2021, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapters 20.62 and 21. 62 (Public Hearings) of the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 32 exemptions for in -fill development projects are required to meet the following conditions. a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The City of Newport Beach General Plan ("General Plan") Land Use Element designates the site as Mixed -Use Horizontal (MU -1-11), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners' Mile Corridor, where the Property is located, the General Plan contemplates marine -related and highway -oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with 12-556 Planning Commission Resolution No. PC2021-001 Paae 3 of 42 free-standing neighborhood -serving retail, multi -family residential units, or mixed- use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU -H1 by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. The Project would be consistent with the General Plan's density limitations, which are 0.5 for the commercial building and 20.1-26.7 units per acre for the multi -family building. Land Use Policies Policy LU2.1 Resident -Serving Land Uses. Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re -use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or density/intensity should be considered only in those areas that are economically underperforming, are necessary to accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through 12-557 Planning Commission Resolution No. PC2021-001 Paae 4 of 42 Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densities/intensities to be permitted. The permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). Goal LU 5.1 Residential neighborhoods that are well-planned and designed contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. Policy LU 6.19.3 Marine -Related Businesses Protect and encourage facilities that serve marine -related businesses and industries unless present and foreseeable future demand for such facilities is already adequately provided for in the area. Encourage coastal -dependent industrial uses to locate or expand within existing sites and allow reasonable longterm growth. Policy LU 6.19.4 Inland side of Coast Highway [designated as "MU -1-11," "CG(0.3)," and "CG(0.5)" Sub -Areas B and C]. Accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office. Policy LU 6.19.6 Corridor Identity and Quality Implement landscape, signage, lighting, sidewalk, pedestrian crossing, and other amenities consistent with the Mariners' Mile Specific Plan District and Mariners' Mile Strategic Vision and Design Plan. (Imp 20.1) restaurants, coffee shops, and similar uses. The mixed-use Project would include an 11,266 square foot boutique auto showroom with an accessory office along Coast Highway, with a 35 -unit affordable multi -family residential building to the rear of the site. The existing marine sale use does not have direct access to sea and is not dependent on its location to function. There are adequate marine related businesses in the area including boat dealers, boat rentals and sailing and seamanship schools to serve current and foreseeable demand. The intent of the 12-558 Planning Commission Resolution No. PC2021-001 Paae 5 of 42 Project is to add new commercial retail and housing to an underutilized site to serve the needs of the community. The mixed-use concept would foster a self-sustaining community and the proposed uses would complement the existing type and character of nearby development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to the livability and quality of life of residents. There is capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the proposed development. The Project represents infill development that can be served by the existing infrastructure. The Property is located within the MU -H1 designation, which is intended to accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The mix of proposed uses would be consistent with this designation. Project Design Policies Policy LU 5.1.9 Character and Quality of Multi -Family Residential. Require that multi -family dwellings be designed to convey a high quality architectural character in accordance with the following principles: Building Elevations: o Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal fagades with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality, o Architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume, o Provide street- and path -facing elevations with high-quality doors, windows, moldings, metalwork, and finishes, Ground Floor Treatment: o Where multi -family residential is developed on large parcels such as the Airport Area and West Newport Mesa: ■ Set ground -floor residential uses back from the sidewalk or from the right-of-way, whichever yields the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and landscaping, ■ Raise ground -floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces, ■ Encourage stoops and porches for ground -floor residential units facing public streets and pedestrian ways, 12-559 Planning Commission Resolution No. PC2021-001 Paae 6 of 42 o Where multi -family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate security. • Roof Design: o Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. • Parking: o Design covered and enclosed parking areas to be integral with the architecture of the residential units' architecture. • Open Space and Amenity: o Incorporate usable and functional private open space for each unit. Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • modulation of building masses, elevations and rooflines to promote visual interest; • architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • clear identification of storefront entries; • incorporation of signage that is integrated with the buildings' architectural character; • architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way, • extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. 12-560 Planning Commission Resolution No. PC2021-001 Paae 7 of 42 The Project includes an 11,266 square -foot boutique auto showroom, thirty-five (35) multi -family residential units, fifty-eight (58) at -grade parking spaces, 3,683 square feet of landscaping, and a 3,015 square -foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design. The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two (2) access points: one (1) off Coast Highway to access the auto showroom and one (1) off Avon Street to access the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site. Landscaping would be strategically incorporated to provide varied and high-quality views of the fagades, with existing trees along Coast Highway to be protected in place. The residential building would feature a courtyard with enlarged private patios, wood screens and gates, and landscaping. The commercial building fronting Coast Highway would feature a fireside lounge, communal dining, a lounge lawn with synthetic turf, lounge furniture, and hedge screening. Neiahborhood Compatibility Policies Policy LU 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles. • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • Modulation of building masses, elevations, and rooflines to promote visual interest; • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures, • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • Clear identification of storefront entries; • Incorporation of signage that is integrated with the buildings' architectural character; 12-561 Planning Commission Resolution No. PC2021-001 Paae 8 of 42 • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers • Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; • Attractive architectural treatment of elevations facing the residential neighborhood, • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian -Oriented Architecture and Streetscapes. Require that buildings located in pedestrian -oriented commercial and mixed-use districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and pedestrian paths, and provide "eyes on the street" in accordance with the following principles: • Location of buildings along the street frontage sidewalk, to visually form a continuous or semi -continuous wall with buildings on adjacent parcels; • Inclusion of retail uses characterized by a high level of customer activity on the ground floor; to insure successful retail -type operations, provide for transparency, elevation of the first floor at or transitioning to the sidewalk, floor -to -floor height, depth, deliveries, and trash storage and collection; • Articulation and modulation of street -facing elevations to promote interest and character; • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible; 12-562 Planning Commission Resolution No. PC2021-001 Paae 9 of 42 • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible. Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking be provided and is conveniently located to serve tenants and customers. Set open parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense landscaping. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high-quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well-designed and landscaped to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise. Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway. The design of the Project would be high-quality and would be compatible with adjacent uses with respect to building elevations. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. The buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height. Adequate setbacks are incorporated into the Project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. 12-563 Planning Commission Resolution No. PC2021-001 Paae 10 of 42 The Project site is within the Newport Beach city limits, and consists of 42,821 square feet, or 0.98 acres. The site is surrounded by urban uses, including commercial uses south, east and west of the site and commercial and single-family residential uses north of the site. c. The project site has no value, as habitat for endangered, rare or threatened species. The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special -status plants or animals to exist on the Property. The Project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The Property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland Environmental Sensitive Habitat Area (ESHA) associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. A Parking Demand Evaluation was prepared for the Project by Urban Crossroads dated July 7, 2020. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. Chapter 20.40 of the NBMC (Off -Street Parking) requires off-street parking in the amount of forty- four (44) spaces for the residential use. The Project will provide a total of forty-four (44) residential parking spaces, including twenty-six (26) spaces for the studio and one (1) bedroom units and nine (9) spaces for the two (2) bedroom units. For the showroom, Section 20.40.404 of the NBMC requires one (1) space per 1,000 square feet of lot area for vehicle sales, which would equate to forty-three (43) spaces. However, the City's vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City's vehicle sales overstate the actual parking demands. Similarly, the City's Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate. A comparison of the three reference parking demand rates suggests an average parking rate of one (1) space per every 1,656 square feet, with a peak parking rate of one (1) space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of 12-564 Planning Commission Resolution No. PC2021-001 Paae 11 of 42 thirteen (13) spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a 30 -space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, and comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. Chapter 15.40 (Traffic Phasing Ordinance) of the Municipal Code requires a traffic study to be prepared and findings be made prior to issuance of building permits if a proposed project will generate in excess of 300 average daily trips (ADT). Per Traffic Phasing Ordinance (TPO) trip generation procedures, the project will generate 294 daily trips. Since the project would generate less than 300 average daily trips, a TPO traffic impact analysis is not required for the project. A Noise Impact Analysis was prepared for the Project on July 28, 2020, consistent with applicable City of Newport Beach noise standards and the CEQA Guidelines. It concluded that the Project would not create any sources of noise that would exceed thresholds. The primary source of traffic noise for the future onsite residents will be Coast Highway. Noise levels are not expected to exceed 64 dBA CNEL at the building facade, which is less than the City's 65 dBA CNEL exterior noise compatibility criteria for residential mixed-use. Project -related stationary -source noise levels would result from air conditioning units, the trash enclosure, roof deck activities and vehicle movements. The closest sensitive receptor to the site is an existing outdoor play area approximately twenty- three (23) feet east of the site. Stationary -source noise levels will be below applicable standards of 55 dBA Leq during daytime hours and 50 dBA Leq during nighttime hours at all nearby sensitive receptor locations. During construction, the Project would generate noise and vibration. For construction noise, the Noise Impact Analysis uses a threshold of 85 dBA Leq since the City does not have a construction noise threshold. With the planned 8 to 16 -foot high temporary noise barrier during demolition, site preparation and grading, the Project's construction noise would be below 74 dBA Leq and would not expose sensitive receptors to construction noise levels in excess of standards. Likewise, the highest vibration levels of 75.6 VdB at the nearest sensitive receptor location would not exceed the vibration threshold of 78 VdB. An Air Quality and Greenhouse Gas Assessment was prepared for the Project, dated June 10, 2020. Neither short-term nor long-term air pollutant emissions generated by the Project would exceed significance thresholds established by the South Coast Air Quality Management District ("SCAQMD") as shown in Table 1 and 2 below. Localized air emissions would similarly not exceed applicable thresholds. No sensitive receptor would be exposed to emissions in excess of standards during construction or operation. The Assessment concluded that the Project would not produce the volume of traffic required to generate a CO "hot spot" and would not have the potential to generate any objectionable odors. Additionally, the Project 12-565 Planning Commission Resolution No. PC2021-001 Paae 12 of 42 would be consistent with all policies of the Air Quality Management Plan. The Project's greenhouse gas emissions estimate of 718.74 metric tons of carbon dioxide equivalent (MTCO2e) per year would not exceed the screening threshold of 3,000 MTCO2e per year applicable SCAQMD threshold for greenhouse gas emissions. Therefore, approval of the Project would not result in any significant effects relating to air quality or greenhouse gas emissions. TABLE 1: PROJECT CONSTRUCTION EMISSIONS AND REGIONAL THRESHOLDS (WITHOUT MITIGATION) Emissions VOC I NOX I CO I SOX I PM10 I PM2.5 Maximum Daily Emissions 64.06 17.08 8.50 0.03 1.65 0.89 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO lbs/day = Pounds Per Day TABLE 2: PROJECT OPERATIONAL EMISSIONS AND REGIONAL THRESHOLDS - WITHOUT MITIGATION A preliminary Water Quality Management Plan ("WQMP") has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post -project implementation. 12-566 Emissions (lbs/day) VOC NOX CO SOX PM10 PM2.5 Summer Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.41 2.91 12.18 0.03 3.27 0.90 Total Maximum Daily Emissions 11.67 3.84 32.95 0.08 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Winter Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.47 3.02 11.85 0.03 3.27 0.90 Total Maximum Daily Emissions 11.74 3.94 32.63 0.08 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO A preliminary Water Quality Management Plan ("WQMP") has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post -project implementation. 12-566 Planning Commission Resolution No. PC2021-001 Paae 13 of 42 The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the Project would not result in any significant effect related to water quality or drainage. e. The site can be adequately served by all required utilities and public services. All required utilities, including sewer, water, energy, etc., exist within the Project site. Private sewer and water lines will be located within an easement along the central portion of the site and connect to City sewer and water lines along Coast Highway. The southern portion of the site provides drainage and utility access via several easements and the Project will maintain access to these easements and utilities. No backbone facilities (i.e., master -planned roads and/or utilities) will be required to accommodate the Project. The nearest fire station is approximately one (1) mile from the Project site at 32nd Street and Via Oporto. All of the public services, including police and fire protection, schools and parks and recreation, are adequate to accommodate the Project. Thus, the site can be adequately served by all required utilities and public services. 3. CEQA Class 32 consists of projects characterized as in -fill development meeting the conditions described above. The Project consists of thirty-five (35) multi -family residential units and a boutique auto showroom with office. It is consistent with the City's General Plan land use and zoning designations. There is no reasonable probability that the Project will have a significant effect on the environment due to unusual circumstances, nor will the Project result in any short-term or long-term environmental impacts that were not previously considered in the City of Newport Beach General Plan ("General Plan") and General Plan EIR. As described above, implementation of the Project will not result in any adverse effects on sensitive biological resources, traffic, air quality, noise or water quality. Therefore, the Project meets all of the conditions described above for in -fill development and qualifies for a Class 32 exemption. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program 12-567 Planning Commission Resolution No. PC2021-001 Paae 14 of 42 Facts in Support of Finding: 1. The Local Coastal Plan designates the Project site as Mixed -Use — Horizontal (MU - H). The MU -H category is intended to provide for the development of areas for a horizontally distributed mix of uses, which may include general or neighborhood commercial, commercial offices, multifamily residential, visitor -serving and marine - related uses, and/or buildings that vertically integrate residential with commercial uses. The Project will be consistent with the Local Coastal Plan designation of MU - H by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. 2. The Project site is zoned Mixed -Use Mariners' Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed for freestanding nonresidential uses, multi -unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit -mix incentive requested through the allowed density bonus, the Project complies with the applicable standards. 3. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the geotechnical investigations. Construction plans are reviewed for compliance with approved investigations and the California Building Code (CBC) prior to building permit issuance. 4. A preliminary Water Quality Management Plan ("WQMP") has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post -project implementation. 5. The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the Project would not result in any significant effect related to water quality or drainage. 12-568 Planning Commission Resolution No. PC2021-001 Paae 15 of 42 6. The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special -status plants or animals to exist on the Property. The Project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The Property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland ESHA associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The closest public viewpoint is adjacent and above the Property to the northeast at John Wayne Park. View simulations were provided as part of the Project plans. The inland location of the Project site combined with the elevated and sloping location of the adjacent park minimize coastal view impacts. The Project's flat roof which is void mechanical equipment or vertical intrusions and strategic spacing of landscaping (palm trees) further protects coastal views; therefore, the development will not impact coastal views. 2. The closest coastal view road is West Coast Highway, which is to the south, as designated in the Coastal Land Use Plan. The Project is located entirely on private property and will not inhibit coastal views from the road since the proposed development will be constructed on the inland side of West Coast Highway. The building will be three (3) stories (35.2 feet) high and utilizes a density bonus development waiver to exceed the thirty-five (35) foot height limit by two (2) inches. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials, neutral colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. 3. The Property is located in Mariners' Mile corridor area and is not located between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project's impact and be proportional to the impact. In this case, the Project involves the demolition of an existing Marine Sales use the construction of a new mixed-use project. Although the Project involves a change in intensity from the existing condition, mixed-use projects are the intended and allowed use for the Property and the development complies with all other applicable development standards including required parking. The Project is not anticipated to result in a significantly increased demand on public access and recreation 12-569 Planning Commission Resolution No. PC2021-001 Paae 16 of 42 opportunities. The Property is located on the inland side of West Coast Highway approximately 300 feet from Newport Harbor, and does not provide any public access easements. Site Development Review In accordance with NBMC Subsection 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The proposed development is allowed within the subject zoning district. Facts in Support of Finding: The Property is zoned Mixed -Use Mariners' Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed with freestanding nonresidential uses, multi -unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit -mix incentive requested through the allowed density bonus, the Project complies with the applicable standards of the Zoning Code. Finding: B. The proposed development is in compliance with all of the following applicable criteria: Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30. 100 (Public View Protection). 12-570 Planning Commission Resolution No. PC2021-001 Paae 17 of 42 Facts in Support of Finding: All Facts in Support of Coastal Development Permit Findings A and B are hereby incorporated by reference. 2. The General Plan Land Use Element designates the site as Mixed -Use Horizontal (MU - H1), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners' Mile Corridor, where the Property is located, the General Plan contemplates marine -related and highway -oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with free-standing neighborhood -serving retail, multi -family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU -H1 by developing a boutique auto showroom along Coast Highway and a multi -family residential building to the rear of the commercial frontage. The Project would be consistent with the General Plan's density limitations, which are 0.5 for the commercial building and 20.1-26.7 units per acre for the multi -family building. 3. Land Use Policies Policy LU2.1 Resident -Serving Land Uses. Accommodate uses that support the needs of Newport Beach's residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re -use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or density/intensity should be considered only in those areas that are economically underperforming, are necessary to 12-571 Planning Commission Resolution No. PC2021-001 Paae 18 of 42 accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densities/intensities to be permitted. The permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). Goal LU 5.1 Residential neighborhoods that are well-planned and designed contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. Policy LU 6.19.4 Inland side of Coast Highway [designated as "MU -H1," "CG(0.3)," and "CG(0.5)" Sub -Areas B and C]. Accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office, restaurants, coffee shops, and similar uses. The mixed-use Project would include an 11,266 square -foot boutique auto showroom with an accessory office along Coast Highway, with a thirty-five (35) -unit affordable multi -family residential building to the rear of the site. The intent of the Project is to add new commercial retail and housing to an underutilized site to serve the needs of the community. The mixed-use concept would foster a self-sustaining community and the proposed uses would complement the existing type and character of nearby development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to 12-572 Planning Commission Resolution No. PC2021-001 Paae 19 of 42 the livability and quality of life of residents. There is capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the proposed development. The Project represents infill development that can be served by the existing infrastructure. The Property is located within the MU -H1 designation, which is intended to accommodate a mix of visitor- and local -serving retail commercial, residential, and public uses. The mix of proposed uses would be consistent with this designation. 4. Project Design Policies Policy LU 5.1.9 Character and Quality of Multi -Family Residential. Require that multi -family dwellings be designed to convey a high quality architectural character in accordance with the following principles: Building Elevations: o Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal fagades with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality, o Architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume, o Provide street- and path -facing elevations with high-quality doors, windows, moldings, metalwork, and finishes, Ground Floor Treatment: o Where multi -family residential is developed on large parcels such as the Airport Area and West Newport Mesa: ■ Set ground -floor residential uses back from the sidewalk or from the right-of-way, whichever yields the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and landscaping, ■ Raise ground -floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces, ■ Encourage stoops and porches for ground -floor residential units facing public streets and pedestrian ways, o Where multi -family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate security. Roof Design: 12-573 Planning Commission Resolution No. PC2021-001 Paae 20 of 42 o Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. • Parking: o Design covered and enclosed parking areas to be integral with the architecture of the residential units' architecture. • Open Space and Amenity: o Incorporate usable and functional private open space for each unit. Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • modulation of building masses, elevations and rooflines to promote visual interest; • architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • clear identification of storefront entries; • incorporation of signage that is integrated with the buildings' architectural character; • architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. The proposed development includes an 11,266 square -foot boutique auto showroom, thirty-five (35) multi -family residential units, fifty-eight (58) at -grade parking spaces, 3,683 square feet of landscaping, and a 3,015 square -foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped 12-574 Planning Commission Resolution No. PC2021-001 Paae 21 of 42 and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design. The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two (2) access points: one (1) off Coast Highway to access the auto showroom and one (1) off Avon Street to access the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site. Landscaping would be strategically incorporated to provide varied and high-quality views of the fagades, with existing trees along Coast Highway to be protected in place. The residential building would feature a courtyard with enlarged private patios, wood screens and gates, and landscaping. The commercial building fronting Coast Highway would feature a fireside lounge, communal dining, a lounge lawn with synthetic turf, lounge furniture, and hedge screening. 5. Neighborhood Compatibility Policies Policy LU 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • Modulation of building masses, elevations, and rooflines to promote visual interest; • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest, • Clear identification of storefront entries; • Incorporation of signage that is integrated with the buildings' architectural character; • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; 12-575 Planning Commission Resolution No. PC2021-001 Paae 22 of 42 • Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; • Attractive architectural treatment of elevations facing the residential neighborhood, • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian -Oriented Architecture and Streetscapes. Require that buildings located in pedestrian -oriented commercial and mixed-use districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and pedestrian paths, and provide "eyes on the street" in accordance with the following principles: • Location of buildings along the street frontage sidewalk, to visually form a continuous or semi -continuous wall with buildings on adjacent parcels; • Inclusion of retail uses characterized by a high level of customer activity on the ground floor; to insure successful retail -type operations, provide for transparency, elevation of the first floor at or transitioning to the sidewalk, floor -to -floor height, depth, deliveries, and trash storage and collection; • Articulation and modulation of street -facing elevations to promote interest and character; • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible; • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible. Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact 12-576 Planning Commission Resolution No. PC2021-001 Paae 23 of 42 adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking be provided and is conveniently located to serve tenants and customers. Set open parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense landscaping. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high-quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well-designed and landscaped to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise. Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway. The design of the Project would be high-quality and would be compatible with adjacent uses with respect to building elevations. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. The buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height. Adequate setbacks are incorporated into the Project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. 6. The Project is compliant with the Mariners' Mile Strategic Vision and Design Framework. The proposed boutique auto showroom is consistent with the uses envisioned along this inland area of Mariners' Mile. The Projects color scheme utilizes neutral brown, tan and grey colors with contrasting white trim elements consistent with the Mariners' Mile color palate. The architecture respects views from above by providing both flat and undulating rooflines that are free of mechanical equipment or vertical intrusions such as elevator overruns. The Project's landscaping preserves existing Palms along West Coast Highway while adding an additional Palm and background hedge consistent with the Mariners' Mile Coast Highway edge landscaping framework. Additional landscape 12-577 Planning Commission Resolution No. PC2021-001 Paae 24 of 42 features include linear concrete paver driveways, vine covered walls (green screen) and palms lining the eastern edge of the West Coast Highway access driveway. Finding: C. The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in SUDDort of Findina: 1. The Project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing Project with articulation and building modulations to enhance the urban environment. 2. The proposed building has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer. 3. The Project does not involve the use or manufacture of any hazardous substances that could impact nearby development. 4. The new construction complies with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval. Conditional Use Permit In accordance with NBMC Subsection 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in SUDDort of Findina: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Newport Beach Municipal Code. 12-578 Planning Commission Resolution No. PC2021-001 Paae 25 of 42 Facts in Support of Finding: All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. 2. A Parking Demand Evaluation was prepared for the Project by Urban Crossroads dated July 7, 2020. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. Chapter 20.40 (Off -Street Parking) of the NBMC requires off-street parking in the amount of forty-four (44) spaces for the residential use. The Project will provide a total of forty-four (44) residential parking spaces, including twenty-six (26) spaces for the studio and one (1) bedroom units and nine (9) spaces for the two (2) bedroom units. For the proposed showroom, the Chapter 20.40 (Off -Street Parking) requires one (1) space per 1,000 square feet of lot area for vehicle sales, which would equate to forty- three (43) spaces. However, the City's vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City's vehicle sales overstate the actual parking demands. Similarly, the City's Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate prior to the onset of the Covid-19 pandemic. A comparison of the three (3) reference parking demand rates suggests an average parking rate of one (1) space per every 1,656 square feet, with a peak parking rate of one (1) space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of thirteen (13) spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a thirty (30) space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, the Project will comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Findina: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. 12-579 Planning Commission Resolution No. PC2021-001 Paae 26 of 42 2. The commercial component of the Project consists of an 8,741 square -foot auto showroom, with a 1,484 square -foot mezzanine and 750 square -foot office. The showroom will operate by appointment only, during typical business hours and will not provide onsite mechanical services or store vehicles on the exterior of the building. Conditions of approval have been incorporated into the draft resolution to minimize the impacts of the proposed use. D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 2. All Facts in Support of Site Development Review Finding C are hereby incorporated by reference. Tentative Parcel Map In accordance with NBMC Subsection 19.12.070 (Required Findings for Action on Tentative Maps (66412.3, 66473 et seq.)), the following findings and facts in support of such findings are set forth- orth: Finding- Findin : A. A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. 2. The Project has been conditioned to require public improvements, including the reconstruction of sidewalks, curbs, and gutters on West Coast Highway and Avon Street as necessary. 12-580 Planning Commission Resolution No. PC2021-001 Paae 27 of 42 B. That the site is physically suitable for the type and density of development. Facts in SUDDort of Findina: The Property is approximately 0.98 acres in size. The existing site consists of five (5) contiguous parcels and is bound by Avon Street to the north, West Coast Highway to the south. The proposed subdivision consolidates five (5) existing parcels into a single parcel. The proposed development is consistent with the type and density of development permitted for the site. C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: The Property is currently developed and located in an urbanized area and does not contain any sensitive vegetation or habitat. 2. The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. 12-581 Planning Commission Resolution No. PC2021-001 Paae 28 of 42 Facts in Support of Finding: All Facts in Support of Site Development Review Finding C are hereby incorporated by reference. E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. F. Facts in Support of Finding: The City Public Works and Utilities Departments have reviewed the Project to ensure the proposed subdivision will not conflict with easements acquired by the public at large, for access through, or use of property within the Project. G. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Suaaort of Findina- The Property is not subject to the Williamson Act because the Property is not designated as an agricultural preserve and is less than one hundred (100) acres in area. 2. The Property is developed with a commercial use and is located in a Zoning District that does not permit agricultural development. H. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code. (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Suabort of Findina: 1. California Business and Professions Code Section 11000.5 has been repealed by the Legislature. However, this Project is not considered a "land project" as 12-582 Planning Commission Resolution No. PC2021-001 Paae 29 of 42 previously defined in Section 11000.5 of the California Business and Professions Code because the Property does not contain fifty (50) or more parcels of land. 2. The Project is not located within a specific plan area. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 664 73. 1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Code of Regulations ("Building Code") that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces the Building Code compliance through the plan check and inspection process. J. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 1. The Project would add thirty-five (35) housing units to the City's housing inventory including three (3) units affordable to Very Low -Income households. The redevelopment of an aging commercial site with the addition of both market and affordable housing units balances the City's housing needs while providing an updated commercial space (auto showroom) that will generate sales tax income in support of the City's fiscal resources. 2. The Property is currently developed and located in an urbanized area and does not contain any sensitive vegetation or habitat. K. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding - 1 . inding: 1. The proposed subdivision would not create waste that would result in a violation of the existing requirements prescribed by the Regional Water Quality Control Board. A preliminary Water Quality Management Plan ("WQMP") (Exhibit D) has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to 12-583 Planning Commission Resolution No. PC2021-001 Paae 30 of 42 surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post - project implementation. L. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: 1. All Facts in Support of Coastal Development Permit Findings A and B are hereby incorporated by reference. Density Bonus The proposed Affordable Housing Implementation Plan ("AHIP") is consistent with the intent to implement affordable housing goals within the City pursuant to Government Code Section 65915-65918 (State Density Bonus Law), and Title 20 (Planning and Zoning), Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code ("NBMC") for the following reasons: The State Density Bonus Law and the City's Density Bonus Code provide for an increase in the number of units of up to thirty-five percent (35%) above the maximum number of units allowed by the General Plan, for projects that include a minimum of eleven percent (11 %) units affordable to Very Low Income Households, in the case of the Project will provide three (3) units affordable to Very Low Income households, which equates to eleven percent (11 %) of the twenty-six (26) base units. At the maximum density bonus of thirty-five percent (35%) , the Project is eligible for ten (10) additional units above the twenty-six (26) base units allowed by the General Plan for a total of thirty-six (36) units. Incentive Request: Pursuant to Section 20.32.070 of the NBMC (Design and Distribution of Affordable Units), affordable units shall reflect the range of the number of bedrooms provided in the residential development project as a whole. The Project would provide a unit mix that includes a greater percentage of studio and one - bedroom units than the Project as a whole. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the Project to ensure financial feasibility. Development Standard Waiver Request: Pursuant to the Mixed -Use H1 MM zoning standards, building heights are limited to a base height of twenty-six (26) feet with flat roofs, but may be increased through a site development review to a height of thirty-five (35) feet. Government Code Section 65915(e)(1) provides that a city may not apply a development standard that will have the effect of physically precluding the construction of the density bonus units at the density permitted under the density bonus law. In the case of the Project, a waiver of the thirty-five (35) -foot height limit 12-584 Planning Commission Resolution No. PC2021-001 Paae 31 of 42 development standard to allow a height of thirty-five (35) feet two (2) inches is requested to accommodate the Project. Given the restriction on developing residential units along Coast Highway and requirement that residential units be located above the ground level the waiver is necessary to accommodate the density bonus units permitted under State law. 2. As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus), the Project is eligible for parking requirements calculated in accordance with Government Code Section 65915(p). Therefore, studio and one (1) bedroom units are required to provide one (1) onsite parking space per unit and two (2) bedroom units are required to provide two (2) onsite parking spaces. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 3. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 4. This action shall become final and effective ten (10) days after the adoption of this Resolution unless within such time an appeal is filed with the City Council in accordance with the provisions of Title 19 (Subdivisions), of the Newport Beach Municipal Code. 12-585 Planning Commission Resolution No. PC2021-001 Paae 32 of 42 PASSED, APPROVED, AND ADOPTED THIS 21St DAY OF January, 2021. AYES: NOES: ABSTAIN: ABSENT: BY: Erik Weigand, Chairman Lauren Kleiman, Secretary 12-586 Planning Commission Resolution No. PC2021-001 Paae 33 of 42 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. All signs shall be in conformance with the approved Comprehensive Sign Program for the Project site and provisions of Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code. 5. This Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 6. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 7. Prior to the issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 8. Prior to the issuance of a building permit, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 12-587 Planning Commission Resolution No. PC2021-001 Paae 34 of 42 9. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 10. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 11. Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are "1" or less at all property lines. 12. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 13. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: 14. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 15. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable Noise, Construction Activity -Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating construction activities are not allowed on Saturdays, Sundays or Holidays. 16. No outside paging system shall be utilized in conjunction with this establishment. 12-588 Between the hours of TOOAM and 10:OOPM Between the hours of 10:OOPM and TOOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 14. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 15. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable Noise, Construction Activity -Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating construction activities are not allowed on Saturdays, Sundays or Holidays. 16. No outside paging system shall be utilized in conjunction with this establishment. 12-588 Planning Commission Resolution No. PC2021-001 Paae 35 of 42 17. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 18. The auto showroom shall operate by appointment only between the hours of 8:00 a.m. and 9:00 p.m. No mechanical services or repairs may be conducted onsite. No vehicle inventory may be stored on the exterior of the showroom. No test drives shall be permitted on residential streets. 19. Thirteen (13) parking spaces shall be signed and reserved for the use of the auto showroom during business hours. 20. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within twenty (20) feet of the premises. 21. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 22. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 23. Storage outside of the building in the front or at the rear of the Property shall be prohibited, with the exception of the required trash container enclosure. 24. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 25. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 12-589 Planning Commission Resolution No. PC2021-001 Paae 36 of 42 26. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of 2510 West Coast Highway Mixed -Use Project including, but not limited to, Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013 (PA2019-249). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 27. Fire access shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. California Fire Code Section 503.2.1 Off Street Fire Access shall be provided on West Coast Highway - a designated safe place for fire department to stage off the street for medical aids. 28. Group R occupancies shall be equipped throughout with an automatic sprinkler system in accordance with CFC Section 903.2.8. California Building Code (CBC) Section 420.5, Newport Beach Fire Department (NBFD) Guideline F.05 and NBFD Guideline F.03. 29. Fire Alarm Systems and Smoke Alarms shall be installed in Group R-1 occupancies as required in Sections 907.2.8.1 through 907.2.8.3 CFC Section 907.2.8. 30. All buildings and structures with one or more passenger service elevators shall be provided with not less than one medical emergency service elevator to all landings meeting the provisions of Section 3002.4a. California Building Code (CBC) Section 3002.4a. 31. The elevator car shall be of such a size and arrangement to accommodate a 24 -inch by 84 -inch ambulance gurney or stretcher with not less than 5 -inch radius corners, in the horizontal, open position, shall be provided with a minimum clear distance between walls or between walls and door, excluding return panels not less than 80 inches by 54 inches, and a minimum distance from wall to return panel not less than 51 inches with a 42 -inch side slide door. CBC Section 3002.4.3a 32. Walls separating dwelling units in the same building, walls separating sleeping units in the same building and walls separating dwelling or sleeping units from other 12-590 Planning Commission Resolution No. PC2021-001 Paae 37 of 42 occupancies contiguous to them in the same building shall, be constructed as fire partitions in accordance with Section 708. CBC Section 420.2 33. Floor assemblies separating dwelling units in the same building, floor assemblies separating sleeping units in the same building and floor assemblies separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall be constructed as horizontal assemblies in accordance with Section 711. CBC Section 420.3. 34. Fire Hydrants are required and shall be provided within 400 feet of all portions of a building. An approved route around the exterior of the facility or building shall measure the distances. CFC Section 507.5.1. 35. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. CFC Section 510.1. An Emergency Responder Radio Coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3. 36. Emergency responder radio coverage systems shall be provided with standby power in accordance with Section 604. The standby power supply shall be capable of operating the emergency responder radio coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3. 37. Dumpsters and containers with an individual capacity of 1.5 cubic yards or more shall not be stored in buildings or placed within 5 feet of combustible walls, openings or combustible to roof eave lines. CFC Section 304.3.3. 38. Class I standpipes shall be installed and located as required per NBFD. Standpipes are necessary due to lack of access around the perimeter of the structure. 39. A two-way communication system complying with Sections 12009.8.1 and 1009.8.2 shall be provided at the landing serving each elevator or bank of elevators one ach accessible floor that is one or more stories above or below the level of exit discharge. CFC Section 1009.8. 40. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities and buildings are hereafter constructed or moved into or within the jurisdiction. CFC Section 507.1 41. Fire hydrants shall be provided and located within 400 feet of all portions of the building. The fire flow will also determine if additional fire hydrants are required. CFC Section 507.5 42. As per Amendment to CFC Section 604.8, provide and install electrical outlets connected to the emergency generator circuitry system when a generator is required by 12-591 Planning Commission Resolution No. PC2021-001 Paae 38 of 42 Section 604.2 of the CFC in every fire control room and in other areas as may be designated by the fire code official in the following locations: a. In the main exit corridor of each, floor adjacent to each exit enclosure. b. On every level in every stairwell. c. In each elevator lobby. d. In public assembly areas larger than 1,500 square feet. e. In every fire control room. f. In such other areas as may be designated by the fire code official. 43. Liquid or gas -fueled vehicles, boats or other motor craft shall not be located indoors except as follows: a. Batteries are disconnected. b. Fuel in fuel tanks does not exceed one-quarter tank or 5 gallons (whichever is least). c. Fuel tanks and fill openings are closed and sealed to prevent tampering. d. Vehicles, boats or other motor craft equipment are not fueled or defueled within the building. 44. Fire lanes shall be identified as per NBFD Guideline C.02 and shown as indicated on the plans. 45. During construction, an approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site. CFC Section 3312.1. 46. Construction Access. Either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions, shall provide vehicle access. Vehicle access shall be maintained until permanent fire apparatus access roads are available. NBFD Guideline C.01. 47. The elevator designated the medical emergency elevator shall be equipped with a key switch to recall the elevator nonstop to the main floor. CBC Section 3002.4.4a. 48. Fire Flow needs to be determined as per NBFD Guideline B.01. 49. The Fire Department Connection (FDC) shall be on the address side of the building and located a minimum of 30 feet from beginning of the radius for the driveway approach; arranged so they are located immediately adjacent to the approved fire department access road so that hose lines can be readily and conveniently attached to the inlets without interference from nearby objects including building, fence, posts, or other fire department connections. NBFD Guideline F.04. 50. The FDC shall be located no more than 100 feet from a public hydrant. NBFD Guideline F.04. 51. Fire Pits must be installed as per California Mechanical Code 932.0 and the manufacturer's specifications. 12-592 Planning Commission Resolution No. PC2021-001 Paae 39 of 42 52. Gates across the fire access or gates blocking pedestrian access must be equipped with a means for emergency personnel to enter the Property via the road. NBFD Guideline C.01. Building Division 53. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 54. The applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90 -day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage car pooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. �Iacement Sandbag construction sites for erosion control. Fill • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 55. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Project applicant will provide 12-593 Planning Commission Resolution No. PC2021-001 Paae 40 of 42 the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the Project's impact on water quality. 56. Prior to the issuance of a grading permit, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 57. A list of "good housekeeping" practices will be incorporated into the long-term post - construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 58. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 59. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one -inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 60. The conflicting easement (i.e. private sewer, water, storm drain, ingress,and egress easements) within the Project shall be vacated prior to the final parcel map processing or shall be vacated as part of the proposed parcel map. 61. The Project shall provide a 12 -foot wide dedication for street -purposes along the West Coast Highway frontage. 12-594 Planning Commission Resolution No. PC2021-001 Paae 41 of 42 62. The Project shall provide a minimum 10 -foot easement for street and pedestrian purposes to provide an accessible compliant walkway at the top of the driveway along the Avon Street extension frontage. 63. No structural improvements shall be permitted within the limits of the proposed 12 -foot wide street dedication along the West Coast Highway frontage and minimum 10 -foot wide street and pedestrian easement along the Avon Street extension frontage. 64. The existing street light pole located adjacent to the new driveway along West Coast Highway shall be relocated a minimum of 5 -feet away from the proposed driveway approach unless otherwise approved by Caltrans. 65. Each unit shall be served by separate sewer and water services unless otherwise waived by the Utilities Director. If waived by the Utilities Director, at a minimum the residential and commercial uses shall have separate sewer and water services. Each sewer and water service shall be installed per applicable City Standards. 66. The driveways shall be constructed and installed per City Standard STD -160 -L-A. A minimum 4 -foot wide accessible walkway shall be provided at the top of the driveway approach. 67. Reconstruct curb, gutter and sidewalks along the West Coast Highway and Avon Street extension project frontages per the applicable City Standards. 68. Parking layout shall comply with City Standard STD -805 -L-A and STD -805 -L -B. All drive aisles shall be a minimum of 26 -feet wide. No obstruction shall be permitted to Project into the required width of the drive aisle. 69. All improvements shall be constructed as required by Ordinance and the Public Works Department. 70. The existing City street trees along the West Coast Highway and Avon Street extension frontages shall be protected in place. 71. All existing overhead utilities shall be undergrounded. 72. An encroachment permit is required for all work activities within the public right-of-way. 73. All on-site drainage shall comply with the latest City Water Quality requirements. 74. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at Property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then be capped where the wye used to be. 12-595 Planning Commission Resolution No. PC2021-001 Paae 42 of 42 75. Sewer and water demand study shall be reviewed and approved by the Public Works and Utilities Departments. Any City required improvements to accommodate the Project shall be designed and constructed at the owner's expense. 76. Fire Flow analysis shall be reviewed and approved by the Public Works Department, Utilities Department and Fire Marshall. Any City required improvements to accommodate the Project shall be designed and constructed at the owner's expense. 77. A construction management plan (CMP) shall be reviewed and approved by the City Traffic Engineer and the Community Development Director prior to the issuance of a building permit. 12-596 Attachment No. PC 2 Project Plans 12-597 v j 4 or lip W*Z4- Fu irPhD lir Jew 'ML VA 4 _ # f • yy Ah r dw kh w IN % is I • a . a y + i14 * do ■ •dol * a # + # L f r iLASr JL k • � + a a IP OP MIS Ar — # t i �l ti Y ' Or 114C - a - #94 * # i +Apr* + glib + • + �' OPP 4e p IN #� Ilp '10D GL dw IMF }asib- kbe 9 limp lip # � s P 1 t s Nk _ - ir N .1 qlWpp Ip -d ry f ■ t y sop - ' * s v mop If — r - • d - 6 N ■ * 400( 0% WOOA , db dr, ' p 400, mop od �lbl b • ;, _ 4 i ti A • PROJECT DATA ASSESSOR PARCEL NUMBER 425-471-55 & 425-471-56 PROJECT ADDRESS 2510 & 2530 W EST COAST H I G HWAY NEWPORT BEACH, CA. 92663 APPLICABLE CODES CITY OF NEWPORT BEACH ZONING ORDINANCE GENERAL PLAN LAND USE MU -H1 MIXED USE HORIZONTAL ZONING DISTRICT MU -MM MIXED-USE MARINER'S MILE FIRST 100' FROM COAST HWY CAN ONLY BE NON-RESIDENTIAL NON-RESIDENTIAL USES REQUIRED ON GROUND FLOOR; MIN. DEPTH OF 25' AT STREET FRONTAGE (20.18.130.C) TYPE OF CONSTRUCTION COMMERCIAL BUILDING - V -B RESIDENTIAL BUILDING - III -A SPRINKLERED, NFPA-13 OCCUPANCY CLASSIFICATION R-2 RESIDENTIAL UNITS M RETAI L S-2 GARAGE LOT AREA F.A.R. BUILDING HEIGHT 42,821 SF. 0.983 ACRES RESIDENTIAL: 26' FLAT ROOF <3/12 PITCH; 35'W/ APPROVAL OF DISCRETIONARY APPLICATION COMMERCIAL: 31' SLOPED ROOF >3/12 PITCH; 40'W/ APPROVAL OF DISCRETIONARY APPLICATION RECREATIONAL AMENITIES REQUIRED: 2700 SF (75 SF PER DWELLING UNIT) PROVIDED: 3,015 SF TRASH 1625 D.U. = 48 SF TRASH +48 SF RECYCLING = 96 SF 2650 D.U. = 96 SF TRASH + 96 SF RECYCLING = 192 SF 5-10K SF NON-RESIDENTIAL = 24 SF TRASH + 24 SF RECYCLING = 48 SF 10-25K SF NON-RESIDENTIAL = 48 SF TRASH + 48 SF RECYCLING = 96 SF GRADING CUT/FILL 300 CU. YD. CUT 610 CU. YD. FILL +/- 310 CU YD IMPORT SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT DEVELOPMENT PARAMETERS ZONING REQ'D PROVIDED NON-RESIDENTIAL MIN. 0.25 0.98 ACRES (42,821 SF.) MAXIMUM BUILDING HEIGHT (42,821 X 0.25 = 10,672 SF 35'W/ APPROVAL OF 10,705 SF) DISCRETIONARY APPLICATION TOTAL NUMBER OF UNITS 35 266 S F 32 MAX.1, AX. 0.5 (26.3 /o) INCOME UNITS (42,821 X 0.5 = A -1.3A LEVEL 3 COMMERCIAL FLOOR PLAN 21,410 SF) LEVEL 3 RESIDENTIAL FLOOR PLAN RESIDENTIAL MAX. 1.0 34,306 SF EXTERIOR ELEVATIONS (42,821 SF) (80.1%) A-5 TOTAL 45,372 SF RESIDENTIAL: 26' FLAT ROOF <3/12 PITCH; 35'W/ APPROVAL OF DISCRETIONARY APPLICATION COMMERCIAL: 31' SLOPED ROOF >3/12 PITCH; 40'W/ APPROVAL OF DISCRETIONARY APPLICATION RECREATIONAL AMENITIES REQUIRED: 2700 SF (75 SF PER DWELLING UNIT) PROVIDED: 3,015 SF TRASH 1625 D.U. = 48 SF TRASH +48 SF RECYCLING = 96 SF 2650 D.U. = 96 SF TRASH + 96 SF RECYCLING = 192 SF 5-10K SF NON-RESIDENTIAL = 24 SF TRASH + 24 SF RECYCLING = 48 SF 10-25K SF NON-RESIDENTIAL = 48 SF TRASH + 48 SF RECYCLING = 96 SF GRADING CUT/FILL 300 CU. YD. CUT 610 CU. YD. FILL +/- 310 CU YD IMPORT SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT DEVELOPMENT PARAMETERS ZONING MU -MM MEZZANINE OFFICE MIXED-USE MARINER'S MILE TOTAL SITE AREA 0.98 ACRES (42,821 SF.) MAXIMUM BUILDING HEIGHT 26' FLAT ROOF; 10,672 SF 35'W/ APPROVAL OF 885 DISCRETIONARY APPLICATION TOTAL NUMBER OF UNITS 35 NUMBER OF MARKET -RATE UNITS 32 NUMBER OF VERY LOW 3 INCOME UNITS LEVEL 2 RESIDENTIAL FLOOR PLAN BUILDING AREAS - NON-RESIDENTIAL BOUTIQUE AUTO SHOWROOM 8 741 SF MEZZANINE OFFICE 1,484 SF 750 SF EGRESS STAIR FROM ROOM 291 SF 11,266 SF TOTAL BUILDING AREAS - RESIDENTIAL UNIT STUDIO COUNT 10 SF/UNIT SUBTOTAL 41880 SF 488 ONE BEDROOM TWO BEDROOM COMMON AREAS, SUPPORT, & CIRCULATION TOTAL GROSS AREA 16 667 10,672 SF 9 885 71965 SF 0 101789 SF TOTAL 34,306 SF LANDSCAPED AREAS GROUND FLOOR CENTRAL COURTYARD ROOF TOP DECK TOTAL OUTDOOR RECREATION AREAS 899 SF 1,533 SF 1,251 SF 3,683 SF ROOF TOP DECK 3,306 SF (CIRCULATION FROM ROOFTOP) (2 91 SF) TOTAL 3,015 SF PARKING SUMMARY RESIDENTIAL - REQUIRED PER CITY OF NEWPORT BEACH MUNICIPAL CODE SECTION 20.40.040 UNIT COUNT RATIO REQ'D PKG STUDIO 8 1 8 STUDIO - AFFORDABLE 2 1 2 ONE BEDROOM 15 1 15 ONE BEDROOM - AFFORDABLE 1 9 1 2 1 18 TWO BEDROOM TWO BEDROOM - AFFORDABLE 0 0 0 TOTAL 35 A -1.2A 44 BOUTIQUE AUTO SHOWROOM - REQUIRED PER URBAN CROSSROAD'S "2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMAND EVALUATION" (OCTOBER 17,2019) GROSS AREA RATIO REQ'D PKG 105975 SF. 1 PER 876 SF 13 OVERALL TOTAL REQUIRED OVERALL TOTAL PROVIDED STALL TYPE TOTAL GENERAL VAN A. P. 9'X18' STAN DARD A. P. 91X18' STANDARD 8.5'X17' ARCHITECTURAL TOTAL 2 2 53 57 OVERALL TOTAL PROVIDED PROJECT SUMMARY G-1 SHEET INDEX STALL TYPE TOTAL GENERAL VAN A. P. 9'X18' STANDARD A. P. 9'X18' STANDARD 8.5'X17' ARCHITECTURAL TOTAL 2 2 54 58 PROJECT SUMMARY G-1 SHEET INDEX SHEET # SHEET NAME GENERAL CS -1 COVER SHEET PROJECT SUMMARY G-1 ARCHITECTURAL A-0.1 SITE DEMOLITION PLAN A-0.2 SITE PLAN A -1.1A LEVEL 1 COMMERCIAL FLOOR PLAN A-1.113 LEVEL 1 RESIDENTIAL FLOOR PLAN A -1.2A LEVEL 2 COMMERCIAL FLOOR PLAN A-1.213 LEVEL 2 RESIDENTIAL FLOOR PLAN A -1.3A LEVEL 3 COMMERCIAL FLOOR PLAN A-1.313 LEVEL 3 RESIDENTIAL FLOOR PLAN A-2.0 TYPICAL UNIT PLANS A-4.1 EXTERIOR ELEVATIONS A-4.2 EXTERIOR ELEVATIONS A-5 BUILDING SECTION A -A A-6 IMAGERY STUDIES KEY MAP A-7 IMAGERY STUDIES A-8 IMAGERY STUDIES A-9 IMAGERY STUDIES A-10 IMAGERY STUDIES PH -01 SITE PHOTOMETRIC CIVIL C-1 TITLE SHEET, GRADING NOTES, ETC. C-2 GRADING PLAN, SECTIONS, DETAILS, ETC. C-3 EROSION CONTROL PLAN & SOILS REPORT RECOMMENDATIONS C-4 TOPOGRAPHIC SURVEY C-5 CONSTRUCTION POLLUTION PREVENTION PLAN GRADE PLANE ESTABLISHMENT PLAN C-6 C-7 PRELIMINARY UTILITY PLAN LANDSCAPE L-1 LANDSCAPE IMAGERY L-2 LANDSCAPE SCHEMATIC PLAN L-3 GROUND LEVEL LANDSCAPE PLAN L-4 LEVEL 2 AND 3 LANDSCAPE PLAN L-5 LEVEL 3 ENLARGEMENT L-6 LANDSCAPE NOTES AND PLANT PALETTE AVENUE Tvs��N FUTUR ROJ ECT AREA 07.20.2020 DWEST D ARCHITECTURE I PLANNING GROUP GROUP G N S INTERIOR DESIGN 12-599 SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT SITE DEMOLITION PLAN A-0.1 SN# DESCRIPTION SN.01 DEMOLISH AND REMOVE EXISTING BUILDING SN.02 DEMOLISH AND REMOVE EXISTING CONCRETE WALK SN.03 DEMOLISH AND REMOVE EXISTING STAIRS SN.04 DEMOLISH AND REMOVE EXISTING HARDSCAPE SN.05 DEMOLISH AND REMOVE EXISTING SITE WALLS SN.06 DEMOLISH AND REMOVE EXISTING ASPHALT PAVING, TYP. SN.07 DEMOLISH AND REMOVE EXISTING CONCRETE SWALE SN.08 DEMOLISH AND REMOVE EXISTING CATCH BASIN SN.09 DEMOLISH AND REMOVE EXISTING FENCE 1/16" = 1' 0 16 32 48 07.20.2020 NNOWEST D = s ARCHITECTURE I PLANNING GROUP I G N S INTERIOR DESIGN 12-600 I I \ I I \ I I \ I I I \ I \ I \ I \ I _ \ I I ------------ I I I I \ I I I \ I F.H.® \ F 11 _ 2540 WEST 116 TUSTI N AVE. 120 124 TUSTI N 'I \ -- COAST HIGHWAY TUSTIN AVE. \ 1 I \ 326'- 0" AVE. I \ 1 12'-7" 117'-9" 20'-3" 160'-7" 14'-10" m 10'-3" om \ 1 \ in w w \ cn F.H. _ R 00 CITY TREE TO REMAIN - PROTECT IN PLACE _ I 76' 30' - 0"', I SETBACK I 0 --I G V L o R G w LY 12'-0" �- I , N /� EASEMEN i SID NT \ N 1 \ ; \ om• 8T-5" / 1 \ w U) / :PLAYG_ROU,ND _ \ 2436 WEST ' COAST HIGHWAY = I 1 RESIDENTIAL: ---- — \ - R-2 OCCUPANCY 1 0�� • TYPE III -A I O CITY TREE TO REMAIN - - - - \ PROTECT IN PLACE - T _ co N CONSTRUCTION • COMMERCIAL: � w \ 1 z oEp�CAT'°N ABOVE PODIUM �m B OCCUPANCY • TWO STORIES 1 11,266 SF =OD n = PARKING GARAGE: O NEW CITY TREE - • \ 1� SEE LANDSCAPE _ • S-2 OCCUPANCY \ ; (=D - -, • ONE STORY AT \ 1It CAL -TRANS LIGHT TO BE RELOCATED 0 GRADE ^ FIVE FEET AWAY FROM THE DRIVEWAY �O O \ 1 (v,, APPROACH IBJ/ \ T • F.D.C. - - - ,- - - 101'-6" 20'-3" 1 \ ~ > co Lu c/) TM SITE PLAN LEGEND F.H. ® FIRE HYDRANT LOCATION, VERIFY LOCATION WITH CIVIL DRAWINGS PROPERTY LINE. VERIFY LOCATION WITH CIVIL DRAWINGS AREA DESIGNATED FOR FIRE ENGINE & EMERGENCY VEHICLES CONCRETE WALK Jr/�L�G ?.ginw cc->asTHwviic I I CITC of nni n_n 9 11 042020) Z (� I (0� N .1� W STGROUP ARCHITECTURE I PLANNING I INTERIOR DESIGN I N v E s T M ENT PARTNERS MIXED-USE DEVELOPMENT �� � L r ��i v � � •� ----- -- -- — ---12-601 SP/SCE TM INVESTMENT PARTNERS 113'- 10" 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BOUTIQUE AUTO SHOWROOM 8,741 (1 ST FL.) + 1,484 (MEZZANINE) + = 10,975 SF 105975 SF / 876 SF = 13 STALLS COMMERCIAL: 750 (OFFICE) 1ST FL.: 9,491 SF MEZZANINE: 1,484 SF TOTAL: 10,975 SF LEVEL 1 COMMERCIAL FLOOR PLAN A -1.1A 1/8" = 1' TRASH 100 SF 11.04.2020 XM�%WESTGROUP D = s ARCHITECTURE I PLANNING G N S I INTERIOR DESIGN 12-602 A-4.2 1 SP/SCE TNI INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 1 RESIDENTIAL FLOOR PLAN A-1. 1 B0 8 16 24 Q • 11.04.2020 ION ii♦LW-A lAnWESTGROUP D = s ARCHITECTURE I PLANNING I G N S INTERIOR DESIGN 12-603 SP/SCE TM INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 2 COMMERCIAL FLOOR PLAN A -1.2A 1/8" = 1' 09.09.2020 XM�%WESTGROUP D = s ARCHITECTURE I PLANNING I G N S INTERIOR DESIGN 12-604 169'-8" S F)/k(: E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT MULTIFAMILY RESIDENTIAL LEVEL 2 - 18 D.U. 22 STALLS REQ. LEVEL 2 RESIDENTIAL FLOOR PLAN A-1.213 1/8" = 1' VNOWESTGROUP 07.20.2020 D _SIGN S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-605 SF)/k(:E Tm NVESTM ENT PARTN E RS L 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 3 COMMERCIAL FLOOR PLAN A - 1.3A A-4.2 3 1/8" = 1' 16 24 1 A-5 WESTGROUP 07.20.2020 D 7- _SIGN S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-606 169'- 8" S F)/k(: E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT MULTIFAMILY RESIDENTIAL LEVEL 3 - 17 D.U. 22 STALLS REQ. LEVEL 3 RESIDENTIAL FLOOR PLAN A-1 .313 1/8" = 1' 16 24 WESTGROUP 07.20.2020 D 7- _SIGN S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-607 a 29'- 3" SF)/k(:E Tm INVESTMENT PARTNERS 3 TYP. 2 BEDROOM 1/� 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT co co 29' - 3" TYPICAL UNIT PLANS 2 TYP. 1 BEDROOM 1/� A-2.0 oe 29'- 3" 1/4" = 1' 0 4 8 12 1 TYP. STUDIO UNIT 1/� WESTGROUP 07.20.2020 D _SIGN S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-608 0? 1/8" = 1'-0" NORTH ELEVATION - COMMERCIAL c SN.07 OPEN- 80 PEN-w U' 0 �e 2 NORTH ELEVATION - RESIDENTIAL 1/8" = 1'-0" SF)/k(:E TIM NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT EXTERIOR ELEVATIONS A-4.1 SN# DESCRIPTION SN.01 VERTICAL WOOD LOOK METAL SIDING - DARK SN.02 HORIZONTAL WOOD LOOK METAL SIDING - WHITE SN.03 HORIZONTAL WOOD LOOK METAL SIDING -ASH COLOR SN.04 PLASTER CEMENT FOAM TRIM - DARK BRONZE SN.05 METAL PANEL - DARK BRONZE SN.06 WOOD PLANK DECKING SN.07 PRECISION CMU BLOCK y►�iF:�lil�J:al►O��_�iI�K�L[y:7��� y►R[Ill mmEel 7PLi]►11_1srirLeZol9l[i 0Ed05I: aIF_1I &I1911►Eel we] :L\'Kole] we] V EAST ELEVATION 1 " = 10'-0" 07.20.2020 DWEST D ARCHITECTURE I PLANNING GROUP G N S INTERIOR DESIGN 12-609 w O O LL O 0 LL W 0 U) Lu X: U) z z LL 0 LL O Of L ' - (V M O M c SN.07 OPEN- 80 PEN-w U' 0 �e 2 NORTH ELEVATION - RESIDENTIAL 1/8" = 1'-0" SF)/k(:E TIM NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT EXTERIOR ELEVATIONS A-4.1 SN# DESCRIPTION SN.01 VERTICAL WOOD LOOK METAL SIDING - DARK SN.02 HORIZONTAL WOOD LOOK METAL SIDING - WHITE SN.03 HORIZONTAL WOOD LOOK METAL SIDING -ASH COLOR SN.04 PLASTER CEMENT FOAM TRIM - DARK BRONZE SN.05 METAL PANEL - DARK BRONZE SN.06 WOOD PLANK DECKING SN.07 PRECISION CMU BLOCK y►�iF:�lil�J:al►O��_�iI�K�L[y:7��� y►R[Ill mmEel 7PLi]►11_1srirLeZol9l[i 0Ed05I: aIF_1I &I1911►Eel we] :L\'Kole] we] V EAST ELEVATION 1 " = 10'-0" 07.20.2020 DWEST D ARCHITECTURE I PLANNING GROUP G N S INTERIOR DESIGN 12-609 ry O O J LL 0 w U) Z LL 2 O Of LL O 10 M SN.01kj SN.01 SN.03 Lwo4Typ. I]]- OPEN- OPEN- SN.08TYP� `- - _OPEN 00 U 3 1/8" = 1'-0" i-w0i C? LL_ (V M SOUTH ELEVATION - RESIDENTIAL IA 1/8" = 1'-0" SOUTH ELEVATION - COMMERCIAL S F)lAt(: E TM INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT EXTERIOR ELEVATIONS A-4.2 SN# DESCRIPTION SN.01 VERTICAL WOOD LOOK METAL SIDING - DARK SN.02 HORIZONTAL WOOD LOOK METAL SIDING - WHITE SN.03 HORIZONTAL WOOD LOOK METAL SIDING - ASH COLOR y►Killww_u91:1:Z4l2101:1►12907_lLVA 09:11►ve.L1dEGA 630PA21 y►►VAI:0IF_10LT_1►1:1=9L11:7EGA 630PA0 y\Kil�rirc i•7.II,W-1►I:d.7xNRI\10 SN.07 PRECISION CMU BLOCK SN.08 POUR -IN-PLACE CONCRETE SN.09 PLASTER CEMENT - WHITE SN.10 HORIZONTAL WOOD LOOK METAL SIDING - GRAY COLOR 1 1 " = 10'-0" 07.20.2020 WEST ELEVATION OWESTGROUP D :_: S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-610 TOP 0" -------------- 71 \II F1 1,71, RESIDENTIAL UNIT CORR RESIDENTIAL UNIT S F)/AtC: E TM INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BUILDING SECTION A -A _COURTYARD _ OPEN TO ABOVE PARKING A-5 B � J A (47.6' - 35'-2" ABOVE GRADE) TOP 35' -0 Lu w 0 (36.60'- 22'-2" ABOVE GRADE) LEVEL 3 ui N � M 2 fn J m Q LEVEL 3 w(24.60' - 11'-2"ABOVE GRADE) LEVEL 2 0co Q 22'_p° (35.26' - 22'-10" ABOVE GRADE) w \\UyYUNIT 71 1 Mi ZZANINE O RESIDENTIAL CORR. RESIDENTIAL UNITcn T ," LEVEL 2 - — w — — �. " — — — — — — - — — — — 11_p" w — _ m - - - - - - � - (24.26' - 11'-10" ABOVE GRADE) _ Q . - 77 O F M SPACE (13.26' - 10" A LEVEL -1 — OVE GRADE) — — — — — ., — - - — — — — FTWO ® — — — — — — — — — 09_011 - (12.40' ESTABLISHED GRADE) S F)/AtC: E TM INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BUILDING SECTION A -A _COURTYARD _ OPEN TO ABOVE PARKING A-5 B � J A (47.6' - 35'-2" ABOVE GRADE) TOP 35' -0 (13.60' - 2" ABOVE GRADE) LEVEL 1 (13.41' ESTABLISHED GRADE) of - p��JIF WESTGROUP 07.20.2020 D_ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-611 w 0 (36.60'- 22'-2" ABOVE GRADE) LEVEL 3 ui N � M 2 fn J m Q w(24.60' - 11'-2"ABOVE GRADE) LEVEL 2 0co Q (13.60' - 2" ABOVE GRADE) LEVEL 1 (13.41' ESTABLISHED GRADE) of - p��JIF WESTGROUP 07.20.2020 D_ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-611 lcoi� SF)/k(:E Tm NVESTM ENT PARTN E RS .. ........... -�h71•'CAW 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT f 'IV .OF Lk" -- - " _::: tiv r N�4'�• Y�Y --------------------------------------------- . .•MfMaxi/fa.ti ix.J. Y. a'Y is _a• __ _ _ _ �...� ---------------------- -------------- IMAGERY STUDIES KEY MAP A-6 L ------.,� Fr �4aY .............. . - - " --- - Y _ .:: ::::::. - ..............._.......-- . _�..Y.a_. _____ __ __ _ 7' ................ .. _______ f .......................___________.... .._` '-:....:.:.. _....._-__-_ 07.20.2020 DWEST D ARCHITECTURE I PLANNING GROUP G N S INTERIOR DESIGN 12-612 S F)lAt(: E TM INVESTMENT PARTNERS 2510 W. 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'o, 'oa *,.o 'i "o ta t.o *1.o '10 '10 t t °.n o 7 *..e ba °.n °.z b.z b.1 t 1 t. 1 b.° b,o t.o oo b.° b.° t.o oo to to t.o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o on to to 'b on to o.z o 2 t.3 t.3 t 4 o o t.o t o. t . o *..I *..I 'o I o I *..I t 6t 6 t t I 'o 7 *..1 t.7 t t.7 t 1 1 t . t t t t °.s t o tA bat 2 t 2 b.1 b.1 t 1 t. 1 b.° b,o t.o to to to t.o to to to t.o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o on to to t.o on to 1 111 12 t, *11 11 � t4 t4 11A '1A t4 t4 'b4 '" t4 tl *11 111 t. t4 *14 '1 %1 bt t 'os U t' os os bs t' os os t' 4 ' 4 4 t4 t4 t4 t4 t4 t4 t3 tl tl tl b, tl tl b, to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to o+ 'o i t' t' t, I 1a ba t t, 1a ba os os 1a ba oz oz ba bn oz oz b.n bt' b, b, b, ti bi to to to b.o to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to o 'ol 'ol t i t.2 t.2 'o 2 t 2 t.2 t.2 t 2 'o 2 t 2 'o 2 `oz t 2 'o 2 AU t t.3 AU t 2 2 t 2 2 t 2 t 2 t� b� °.z '. b� b� 'U 2 b, b.1 t i t i b.1 b.° °.o to b.° b,o t.o to to to .o to to to t.o to to P t. i 'ol '. i 'o 'ol t.1 t 1 o 1 t.I t.I t I 'o I t 2 'o 2 t z t z t 2 o I t x I" t o 2 t.2 t.2 t 2 o 2 t.2 t 2 t 2 LAYGROONO " " " " " " " " " " " " " " " " " to 2436 WEST AREA COAST HIGHWAY Luminaire Schedule Symbol Qty Label Arrangement Total Lamp Lumens LLF Description Avg/Min 'o. 'bo A 'ol N.A. 0.850 'o I tn 'o o t4 tl 'o o 0.0 N.A. 16 . i SINGLE N.A. os o � `o, . 2 of olto MH: 1.5 MH: 1.5 MH: 1.5 MH: 1.5 to to 'o 11 t 11 11 ti ti t' ti t' to to 1t, o°t.o O 0 SINGLE to to 0.850 to ti "i Q SINGLE N.A. 0.850 B -K // DS-LED-e65-WFL-12 Fc 7 R o b.o to b.o to b.o to to N.A. 0.850 Selux 11 L60W-1 B25_30-LW-X-04-XX-UNV Illuminance oo oo 20.5 0.0 N.A. N.A. o.o bo bo o bo o.o o.o o.o to to t.1olt.1o' t..o ti oa tst' ts'o t''o to to to t' t t, t oa ,.° i.o o.3 o 1 .1 o to t'.1 tn .o o 0.,0.,o2 o4 (�)%2 H. lbo '.o 'ol 'ol t2 o4 t o t 1 '41 '14 ,n 1 '1 o.o o.o t' ti t, 21 2A t I to '1 '1 o to o t: '1' to ti t' o, 1a o. o.s oA .2 ol o Q tn t, t, 'o i t' oo , o. 'o. oa oa b '1t i 'o i to o.o to 'o to o.o to to o.o oo 'o o to 'o o to 'o o to 'o o to '. i t. 1 o' t I t 11 1�1 12 11� '111 '­ 'iol '­ '­ '- o.o to to o.o 'o it _3 =lml.3 t. i 'ol 4. o 'o i 'ol t.1 ilml PA4:49AEhA(). 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'o, 'oa *,.o 'i "o ta t.o *1.o '10 '10 t t °.n o 7 *..e ba °.n °.z b.z b.1 t 1 t. 1 b.° b,o t.o oo b.° b.° t.o oo to to t.o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o on to to 'b on to o.z o 2 t.3 t.3 t 4 o o t.o t o. t . o *..I *..I 'o I o I *..I t 6t 6 t t I 'o 7 *..1 t.7 t t.7 t 1 1 t . t t t t °.s t o tA bat 2 t 2 b.1 b.1 t 1 t. 1 b.° b,o t.o to to to t.o to to to t.o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o on to to t.o on to 1 111 12 t, *11 11 � t4 t4 11A '1A t4 t4 'b4 '" t4 tl *11 111 t. t4 *14 '1 %1 bt t 'os U t' os os bs t' os os t' 4 ' 4 4 t4 t4 t4 t4 t4 t4 t3 tl tl tl b, tl tl b, to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to o+ 'o i t' t' t, I 1a ba t t, 1a ba os os 1a ba oz oz ba bn oz oz b.n bt' b, b, b, ti bi to to to b.o to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to o 'ol 'ol t i t.2 t.2 'o 2 t 2 t.2 t.2 t 2 'o 2 t 2 'o 2 `oz t 2 'o 2 AU t t.3 AU t 2 2 t 2 2 t 2 t 2 t� b� °.z '. b� b� 'U 2 b, b.1 t i t i b.1 b.° °.o to b.° b,o t.o to to to .o to to to t.o to to P t. i 'ol '. i 'o 'ol t.1 t 1 o 1 t.I t.I t I 'o I t 2 'o 2 t z t z t 2 o I t x I" t o 2 t.2 t.2 t 2 o 2 t.2 t 2 t 2 LAYGROONO " " " " " " " " " " " " " " " " " to 2436 WEST AREA COAST HIGHWAY Luminaire Schedule Symbol Qty Label Arrangement Total Lamp Lumens LLF Description Avg/Min I A SINGLE N.A. 0.850 Louis Poulsen // SKT­LED_30K_SYM_V00_C0120 0.0 N.A. 16 B SINGLE N.A. 0.850 KIM // LLF1 OP35-2OL3K 0- 7 P SINGLE 1824 0.850 Louis Poulsen // HOMAN-LED-30K-LO_INTENS-T3-NO_UP_V00_A0335 e13 0.0 0 SINGLE N.A. 0.850 Louis Poulsen 11 KIW-LED_30K_VOO_CO190 0- 3 Q SINGLE N.A. 0.850 B -K // DS-LED-e65-WFL-12 Fc 7 R SINGLE N.A. 0.850 Selux 11 L60W-1 B25_30-LW-X-04-XX-UNV Illuminance Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min Back Entrance Illuminance Fc 0.60 2.5 0.0 N.A. N.A. Drive Aisle Illuminance Fc 2.47 15.5 0.1 24.70 155.00 Inner Area Illuminance Fc 3.31 118.1 0.0 N.A. N.A. Light Spill Illuminance Fc 0.23 14.2 0.0 N.A. N.A. North Side Path Illuminance Fc 18.14 99.8 1.5 12.09 66.53 Sidewalk Illuminance Fc 2.57 20.5 0.0 N.A. N.A. Jobname 2510 PCHSITE - 2020-5-13_(R2).AGI Report for: Adrienne (Kelly) Amico Report by: Ismael Avina-Prieto / Applications Engineer Mounting Ht.: See Drawing See Luminaire Schedule for Light Loss Factor - Unless otherwise specified by customer Reflectance: Outdoors - Unless otherwise specified by customer Date:5114/2020 ------ Disclaimer ------ Luminaire unninaire data is obtained according to IES procedures Ill WIr con itin, "eld! results m m di 10 �u u t 9 f for ter many incl 2510 W. COAS cdy.' Hr'. f- t invited nco bye f tor incl ted to .6ame illast input watts, t MIXED-USE DEV5 WePmtNil.ns and Jobsite Conditions. 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A I flfRE ENPINE t� +o 2 t 2 t 2 t t 1 1 b 1 1 b 1 1 1 b , 'o b + o.o 14 1.1 1 I i o o o �o 1 1 1 b, ti ol b , 'b o bo 0o b to o to to . b o + o.o + o.o 11 1 4 b o o o b b o b b o o b b.o o.o o to b.o o o, a. a 0a o, o, , o. o 1 1 'o b b to oo b o b.o b.o t U 1 o I o 1� 1� 1 10 0.1 oo o 4 o 0.2 0.2 o I o I U U o I o oo oo o o o .o .o b b t I ao ao b.o b.o as tA 1n b.n tl o, o, o, o, +o 1 b.o b.o +o o oo b.o b.o +1 . 0o b.o b.o t 0 +o 0 o.o o t o +b o b.o b.o 00 o.o b.o 10 b.0 ba ba bs b4 b4 b4 b4 b4 ba ba b, b, b1 1 11 b, b.o b.o b.o b.o b.o b.o b.o b.o b.o bo b.o b.o b.o b.o b.o b b.o bo b.o b os b 1 b 1 t.1 ..1 b 2 b 2 'U ba b n oa b t 2 b 1 t.1 b.1 b 1 b.o t.0 t,o U b.. b.° b.° t.o b.. b.° b b.o b.o b.° o b.o b.o b.° b.° b.o os b.° b 1 t.1 t.1 b 1 b 2 'U t 2 b 2 t 1 b i t, b.1 b.o b.o t.o b,o U b.o b.° b.° t.o b.o b.° b b.o b.o b.° b b.o b.o b.° b.° t b. b t to to to to t' t' ti ti t' t' ti bi t' t' ti bi to to to to to to to to to to to to to to to to to to to to to to b.o b. t b.o b.o to b.o t b, b, b+ b, b, b, b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o bo b.o b.o b.o o bo b.o bo on os b.° b.° 07.20.2020 WEST D=s ARCHITECTURE I PLANNING I GROUP I G N S INTERIOR DESIGN 12-617 General 1. All work shall conform to Chapter 15 of the Newport Beach requirements of the permit. 2. Dust shall be controlled by watering and/or dust palliative. 3. Sanitary facilities shall be maintained on the site during construction period. 4. Work hours are limited from 7.00 AM to 6:30 PM Monday through Friday, 8:00 AM to 6:00 PM Saturdays, and 10:00 AM to 6:00 PM Sundays and Holidays per Section 10-28 of the NBMC. 5. Noise, excavation, delivery and removal shall be controlled per Section 10-28 of the NBMC. 6. The stamped set of approved plans shall be on the job site at all times. 7. Permittee and Contractor are resposible for locating and protecting utilities. 8. Approved drainage provisions and protective measures must be used to protect adjoining porperties during the grading operation. 9. Cesspools and septic tanks shall be abandoned in compliance with the Uniform Plumbing Code and approved by the Building Official. 10. Haul routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. 11. Positive drainage shall be maintained away from all building and slope areas. 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in forefeiture of the construction site cleanup deposit. 13. All plastic drainage pipe shall consist of PVC or ABS plastic and either ASTM 2751, ASTM D1527, ASTM D3034 or ASTM D1785. Erosion Con trol 1. Temporary erosion control plans are required from November 15 to March 15. 2. Erosion control devices shall be available on site between November 15 and March 15. 3. Between November 15 and March 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day whenever the daily rainfall probability exceeds 50 percent. 4. Place gravel bags, two bags high, as shown on plan between November 15 and March 15. Erosion Control 1. Temporary erosion control plans are required from October 15 to May 15. 2. Erosion control devices shall be available on site between October 15 and May 15. J. Between October 15 and May 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day whenever the daily rainfall probability exceeds 50 percent. 4. Landscaping plans shall be submitted for approval, work completed and acertificate of conformance received by the City Grading Engineer prior to closure of permit, unless waived by the City Grading Engineer. 5. Temporary desilting basins, when required, shall be installed and maintained for the duration of the project. Documentation 1. An as -built grading plan shall be prepared by the civil engineer including original ground surface elevations, as -graded ground surface elevations, lot drainage patterns and locations, and elevations of all surface and sub -surface drainage facilities. He shall provide written approval that the work was done in accordance with the final approved grading plan and state the number of yards of cut and/or fill moved during the operation. 2. A soils grading report prepared by the soils engineer, including locations and elevation of field density tests, summaries of field and laboratory results and other substantiated data and comments on any changes made during grading and their effect on the recommendations made in the soils engineering investigation report. He shall provide written approval as to the adequacy of the site for the intended use and completion of work in accordance with the NBMC. 3. A geologic grading report prepared by the engineering geologist, including a final description of the geology of the site, including any new information disclosed during the grading and the effect of the some on recommendations incorporated in the approved gradin plan. He shall provide written approval as to the adequacy of the site for the intended use as affected by geologic factors. ADDITIONAL NOTES rig O8lbu� 1. Graded slopes shall be no steeper than 2 horizontal to 1 vertical. 2. Fill slopes shall be compacted to no less than 90 percent relative compaction to the finished surface. 3. All fills shall be compacted throughout to a minimum of 90 percent approved by the soils engineer. Compaction tests shall be performed approximately every two feet in vertical height and of sufficent quantity to attest to the overall compaction effort applied to the fill areas. 4. Areas to receive fill shall be cleared of all vegetation and debris, sacrified and approved by the soils engineer prior to placing of the fill. 5. Fills shall be keyed or benched into competent material. 6. All existing fills shall be approved by the soils engineer or removed befor any additional fills are added. 7. Any existing irrigation lines and cistrens shall be removed, or crushed in place and backfilled, and approved by the soils engineer. 8. The engineering geologist and soils engineer shall, after clearing and prior to the placement of fill in canyons, inspect each canyon for areas of adverse stability and determine the presence of, or possibility of future accumulation of, subsurface water or spring flow. If needed, drains will be designed and constructed prior to the placement of fill in each respective canyon. 9. The exact location of the subdrains shall be surveyed in the field for line and grade. 10. All trench backfills shall be compacted throughout to a minimum of 90 percent relative compaction, and APPROVED BY THE SOILS ENGINEER. The Building Department may require coring of concrete flat work placed over untested backfills to facilitate testing. 11. The stockpiling of excess material shall be approved by the City Grading Engineer. 12. Landscaping of all slopes and pads shall be in accordance with Chapter 15 of the NBMC. 13. All cut slopes shall be investigated both during and after grading by an engineering geologist to determine if any stability problem exists. Should excavation disclose any geological hazards, the engineering geologist shall recommend and submit necessary treatment to the City Grading Engineer for approval. 14. Where support or buttressing of cut and natural slopes is determined to be necessary by the engineering geologist and soils engineer, the soils engineer will obtain approval of design, location and calculations from the City Grading Engineer prior to construction, 15. The engineering geologist and soils engineer shall inspect and test the construction of all buttress fills and attest to the stability of the slope and adjacent structures upon completion. 16. When cut pads are brought to near grade the engineering geologist shall determine if the bedrock is extensively fractured or faulted and will readily transmit water. If considered necessary by the engineering geologist and soils engineer, a compacted fill blanket will be placed. 17. The engineering geologist shall perform periodic inspections during grading. 18. Notification of Noncompliance: If, in the course of fulfilling their resposibility, the civil engineer, the soils engineer, the engineering geologist or the testing agency finds that the work is not being done in conformance with the approved grading plans, the discrepancies shall be reported immediately in writing to the person in charge of the grading work and to the City Grading Engineer. Recommendations for corrective measures, if necessary, shall be submitted to the City Grading Engineer for approval. Required_ln spections 1. A pre -grading meeting shall be scheduled 48 hours prior to start of P 9 9 9 grading with the following people present: owner, grading contractor, design civil engineer, soils engineer, geologist, City Grading Engineer or their representatives. Required field inspections will be outlined at the meeting. 2. A pre -paving meeting shall be scheduled 48 hours prior to start of the sub -grade preparation for the paving with the following people present: owner, poveing contractor, design civil engineer, soils engineer, City Grading Engineer or their representatives. Required field inspections will be outlined at the meeting. 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSET BEFORE STARTING STARTING GRADING. 5. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSIIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. 6. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT -OF- WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 8. ABANDONMENT OF SEWER LATERAL SHALL INCLUDE REMOVAL OF THE CLEANOUT RISER, THE 4TT BOX AND THE WYE, IF APPLICABLE. SEWER LATERAL SHALL THEN BE CAPPED WHERE THE WYE USED TO BE. 9. ABANDONMENT OF EXISTING UNUSED WATER SERVICE SHALL INCLUDE CAPPING AT MAIN (CORPORATION STOP) AND REMOVAL OF EXISTING WATER METER, BOX AND COVER. ■ NO. I DATE I DESCRIPTION 1 ADDITIONAL NOTES PRECISE GRADING PLAN FOR 251OWES T COAST HWY. NEWPORT BEACH, CA O 8 FULLERTON n AVENUE ooU, to ?x� O [NI, m / 0 Ul nen � A a Z O m � .a a O • L N MrNE Ln AVENUE 49-22 -CONTRACTOR SHALL, USE THE CITY STANDARD FORM '30 -DAY NOTICE OF INTENT TO EXCAVATE' TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP: //WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE." -CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING. - CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE GEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING." - LICENSED SURVEYOR TO PROVIDE HORIZONTAL AND VERTICAL MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT WITH A REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY REAL OR ALLEGED IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL. BENCHMARK COUNTY OF ORANGE BENCHMARK NO. 3K-23-68: FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "3K-23-68", SET IN THE WEST CORNER OF A 8 FT. BY 5.5 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED ALONG THE NORTH SIDE OF PACIFIC COAST HIGHWAY, 0.75 MI. SOUTHEAST FROM ITS INTERSECTION WITH NEWPORT BOULEVARD, 20 FT. NORTHEAST OF THE CENTERLINE OF THE NORTHBOUND LANES ALONG PCH, BETWEEN TWO DRIVEWAYS FOR #1600 PCH. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEV.= 10.457 (NAVD 88, 2015) VICINITY MAP NTS LEGAL DESCRIPTION PARCEL A: PARCELS 1, 2 AND 3, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 AND 31 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO. 1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT, THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 61* 00' 30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 39° WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975, PAGE 361 -OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID NORTHEASTERLY LINE NORTH 61* 00' 30" WEST 57.10 FEET TO SAID SOUTHEASTERLY LINE,- THENCE INE;THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 39' 43' 30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 AND 26 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ASSESSOR'S PARCEL NUMBER: 425-471-55 & 425-471-56 EAR n -MIP IC ES nMTM RAW CUT RAW FLL 300 C.Y. 810 C.Y. THIS ESTIMATE TO BE USED FOR FEE DETERMINA IION ONLY. CONTRACTOR TO PREPARE HIS OWN ESTIMATE PRIOR TO CONSTRUCTION O�pFESSfO� �444 q �� YEFIM TSALYUK n w NO. C052871 m s F OF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. 2 LOS ALAMITOS BLVD., �jsn-L SUITE #354 4 LOS ALAMI TOS, CA 90720 PM 800-797-9483 PP POWER POLE SDMH .« SMH SEWER MANHOLE SR SPRINKLER ST.LT. STREET LIGHT .WOE A9 09 .09 A9 m N O O a9 O O, a �. TOP OF CURB ELEVATION TE TRASH ENCLOSURE 3nN3A TELEPHONE MANHOLE TF O N TG TOP OF GRATE ELEVATION SITE TOE OF SLOPE TOP TOP OF SLOPE O O g T.R. TOP OF RETAINING WALL TW TOP OF WALL ELEVATION WDF .o• Ov -7 ft07 WV WATER VALVE '00.00) EXISTING ELEVATION > EXISTING ELEVATION bl a O00 V O R� E ELECTRICAL G GAS �, W WATER S SEWER 4- Dace•a P(A - - - - PROPERTY LINE STREET CENTERLINE , g. c� .-• C 21 O� ti z k, ti x EL MOOENA b AVENUE IV v mwb L .a �+ eaona? AHI cn W1�b F xaox nT.9a Y v a N 9 O 8 n x o zs �o cVWaO O c Oa 0 ` X02 � j a o0 N, a 0 omni ,a e z ? l O j ALSO AVENUE o opo > V A Q � m � s; 2nd Q) :o m �No 0 s x O 8 FULLERTON n AVENUE ooU, to ?x� O [NI, m / 0 Ul nen � A a Z O m � .a a O • L N MrNE Ln AVENUE 49-22 -CONTRACTOR SHALL, USE THE CITY STANDARD FORM '30 -DAY NOTICE OF INTENT TO EXCAVATE' TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP: //WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE." -CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING. - CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE GEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING." - LICENSED SURVEYOR TO PROVIDE HORIZONTAL AND VERTICAL MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT WITH A REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY REAL OR ALLEGED IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL. BENCHMARK COUNTY OF ORANGE BENCHMARK NO. 3K-23-68: FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "3K-23-68", SET IN THE WEST CORNER OF A 8 FT. BY 5.5 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED ALONG THE NORTH SIDE OF PACIFIC COAST HIGHWAY, 0.75 MI. SOUTHEAST FROM ITS INTERSECTION WITH NEWPORT BOULEVARD, 20 FT. NORTHEAST OF THE CENTERLINE OF THE NORTHBOUND LANES ALONG PCH, BETWEEN TWO DRIVEWAYS FOR #1600 PCH. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEV.= 10.457 (NAVD 88, 2015) VICINITY MAP NTS LEGAL DESCRIPTION PARCEL A: PARCELS 1, 2 AND 3, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 AND 31 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO. 1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT, THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 61* 00' 30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 39° WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975, PAGE 361 -OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID NORTHEASTERLY LINE NORTH 61* 00' 30" WEST 57.10 FEET TO SAID SOUTHEASTERLY LINE,- THENCE INE;THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 39' 43' 30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 AND 26 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ASSESSOR'S PARCEL NUMBER: 425-471-55 & 425-471-56 EAR n -MIP IC ES nMTM RAW CUT RAW FLL 300 C.Y. 810 C.Y. THIS ESTIMATE TO BE USED FOR FEE DETERMINA IION ONLY. CONTRACTOR TO PREPARE HIS OWN ESTIMATE PRIOR TO CONSTRUCTION O�pFESSfO� �444 q �� YEFIM TSALYUK n w NO. C052871 m s F OF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. 2 LOS ALAMITOS BLVD., IF11278 SUITE #354 4 LOS ALAMI TOS, CA 90720 PM 800-797-9483 PP POWER POLE SHEET INDEX N0. DESCRIPTION 1 TITLE SHEET, GRADING NOTES, ETC. 2 GRADING PLAN, SECTIONS, DETAILS, ETC 3 EROSION CONTROL PLAN & SOILS REPORT RECOMMENDATIONS 4 TOPOGRAPHIC SURVEY PM PARKING METER POST A.B. AGGREGATE BASE LEGEND A. C. ASPHALT CONCRETE BFP BACKFLOW PREVENTER BW BACK OF WALK BRL BREAK LINE CB CATCH BASIN CBX CONTROL BOX CF CURB FACE CLF CHAIN LINK FENCE C. 0. CLEAN OUT C.Y. CUBIC YARD DS DOWNSPOUT EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM ELECTRIC METER EMH ELECTRICAL MANHOLE E.P. EDGE OF PAVEMENT EV ELECTRICAL VAULT F. F. FINISHED FLOOR ELEVATION F. G. FINISHED GRADE ELEVATION FH FIRE HYDRANT F. L. FLOW LINE ELEVATION F. S. FINISHED SURFACE ELEVATION G.B. GRADE BREAK GM GAS METER GP GUARD POST H.P. HIGH POINT ELEVATION INV. INVERT OF PIPE ELEVATION L. F. LINEAR FEET LP LOW POINT LT PARKING LOT LIGHT NG NATURAL GRADE PCC PORTLAND CEMENT CONCRETE P.L. PROPERTY LINE PM PARKING METER POST PP POWER POLE PB PULL BOX PCC PORTLAND CEMENT CONCRETE R. RATE OF GRADE OR RADIUS R/W RIGHT OF WAY S. SLOPE OF PIPE SB SPLASH BOX SCO SEWER CLEANOUT SDMH STORM DRAIN MANHOLE SMH SEWER MANHOLE SR SPRINKLER ST.LT. STREET LIGHT SW SIDE WALK TC TOP OF CURB ELEVATION TE TRASH ENCLOSURE TEL. MH TELEPHONE MANHOLE TF TOP OF FOOTING ELEVATION TG TOP OF GRATE ELEVATION TOE TOE OF SLOPE TOP TOP OF SLOPE TS TRAFFIC SIGNAL T.R. TOP OF RETAINING WALL TW TOP OF WALL ELEVATION WDF WOODEN FENCE WW WATER METER WV WATER VALVE '00.00) EXISTING ELEVATION 'OG.AO- EXISTING ELEVATION 00.00 PROPOSED ELEVATION E ELECTRICAL G GAS W WATER S SEWER T - TELEPHONE - - - PROPERTY LINE STREET CENTERLINE OWNER 2510 W. COAST HWY LLC 2510 W. COAST HWY. NEWPORT BEACH, CA 92660 p. 949-350-4019 WESTGROUP DESIGN . 19520 JAMBOREE RD., SUITE 100 IRVINE, CA 92612 p. 949-250-0880 SOILS ENGINEER P.A. & ASSOCIATES, INC. 30 EDELMAN IRVINE, CA 92618 p. 949-679-7474 CITY OF NEWPORT BEACH PRECISE DRAINAGE PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SH EET 0 N LO 0 OF 7 X4 SITE SPECIFIC DATA 7' PROJECT NUMBER 0.5% ORDER NUMBER PROJECT NAME I-_ PROJECT LOCATION H Y 57RUC7URE ID Z TREATMENT REQUIRED X 0 VOLUME 84SED (CF) FLOW BASED (CFS) W N TREATMENT HGL AVAILABLE (FT) PEAK BYPASS REQUIRED (CFS) - IF APPLICABLE Z PIPE DATA LE. MATERNAL DAMETER INLET PIPE 1 U INLET PIPE 2 ' OUTLET PIPE PRETREATMENT BIOFILTRATION DISCHARGE R/M ELEVATION UJ SURFACE LOAD PEDESTRIAN OPEN PLANTER PEDESTRIAN FRAME & COVER 030' N/A 024" WETZANDMEDIA VOLUME (CY) TBD ORIFICE SIZE (DIA. INCHES) 7190 N07ES PRELIMINARY NOT FOR CONSTRUCTION. MAX INSTALLATION NOTES CURB 1. CONTRACTOR TO PROVIDE ALL LABOR, EQUIPMENT MA7ER/ALS AND INCIDENTALS REQUIRED TO OFFLOAD AND INSTALL THE SYSTEM AND APPURTENANCES /N ACCORDANCE W/7H THIS DRAWING AND THE MANUFACTURERS SPECIFICATIONS, UNLESS OTHERWISE STATED /N MANUFACTURERS CON7R4CT. 2 UNIT MUST BE INSTALLED ON LEVEL BASE. MANUFACTURER RECOMMENDS A MINIMUM 6' LEVEL ROCK BASE UNLESS SPECIFIED BY THE PROJECT ENGINEER. CONTRACTOR IS RESPONSIBLE TO VERIFY PROJECT ENGINEERS RECOMMENDED BASE SPECIFICATIONS. 4. CONTRACTOR TO SUPPLY AND INSTALL ALL EXTERNAL CONNECTING PIPES ALL PIPES MUST BE FLUSH W17H INSIDE SURFACE OF CONCRETE. (PIPES CANNOT INTRUDE BEYOND FLUSH). INVERT OF OUTFLOW PIPE MUST BE FLUSH WITH DISCHARGE CHAMBER FLOOR. ALL PIPES SHALL BE SEALED WATER 77GHT PER MANUFACTURERS STANDARD CONNECTION DETAIL. 5. CONTRACTOR RESPONSIBLE FOR INSTALLATION OF ALL RISERS, MANHOLES, AND HATCHES CONTRACTOR TO GROUT ALL MANHOLES AND HATCHES TO MATCH FINISHED SURFACE UNLESS SPECIFIED 07HERWISE. 6. VEGETATION SUPPLIED AND INSTALLED BY OTHERS. ALL UN17S WITH VEGETATION MUST HAVE DRIP OR SPRAY IRRIGATION SUPPLIED AND INSTALLED BY OTHERS. 7. CONTRACTOR RESPONSIBLE FOR CONTAC77NG BIO CLEAN FOR ACTIVATION OF UNIT. MANUFACTURERS WARRANTY 1S VOID WITH OUT PROPER ACTIVATION BY A BIO CLEAN REPRESENTATIVE GENERAL NOTES 1. MANUFACTURER TO PROVIDE ALL MA7£RWLS UNLESS OTHERWISE NOTED. 2. ALL DIMENSIONS ELEVATIONS, SPECIFICATIONS AND CAPAC17YES ARE SUBJECT TO CHANGE FOR PROJECT SPECIFIC DRAWINGS DETAILING EXACT DIMENSIONS WEIGHTS AND ACCESSORIES PLEASE CONTACT BIO CLEAN. let OUTLET PIPE DRAIN DOWN LINE SEE N07ES PLAN VIEW 9�—O"� ELEVATION VIEW N7ROL 6'6"-0" 9,_0. LEFT END VIEW RIGHT END VIEW STORMWATER BIOFILTRATION SYSTEM N TS lkl[ellmb7_rl� 91mmeffllil[elo R/W SECTION A -A N TS T %IIV1 U DETAIL 'A' PCC CONC. GUTTER N. T. S. WEEPSCREED 3'-0" MIN. WEEPSCREED 3" FF FF 2% MIN. MIN. 4 8" 5. MIN. MIN. ° a ° a SUB( I — a (SUBGRADE CONCRETE , ° II (PER SOIL ENGINEER'S a ° RECOMMENDATIONER SOIL )ER'S RECOMMENDATION) PAD PAD ° e e ea A4 TYPICAL CLEARENCE DETAIL N TS TOP OF GRATE SEE NOTES FOR GRATE TYPE SEE NOTES FOR GRATE TYPE ELEV. PER PIAN T. PER PLAN FINISH GRADE FINISH GRADE OR - PVADAPTOC RISER (IF NEEDED) NOS 643 COUPLING NDS SPEED -D -BASIN 90' PVC ELL. DOUBLEIOCATCH OBASINI 4' PVC SDR OR SCHED 40 DRAIN PIPE (TVP.) 4' PJC\ c i� PER PIAN 4' MIN PVC MAIN W/ TEE OR WYE INV. ELEV. PER PLAN 'USE 6° NDS 66 EXTENSIONS WHERE NEEDED NOTES: 1. ALL FRTINGS BY: NDS, INC. (OR EQUAL) 4. GLUE "I.P.S. WELD ON" 1773 SOLVENT PHONE (800) 726-1994 (MEDIUM BODIED FAST SE) FOR 2. REFER TO GRADING PLAN FOR FINISH GRADING PIPES THRU 6"0 3. DO NOT GLUE GRATE OR RISER TO PIPE 5. ALL PIPES TO BE 4"0 PVC SDR 35 OR SCHEDULE 40 TYPICAL DRAINAGE INLET DETAIL N TS Oq�oFESS/O� ��/YEFIM TSALYUK �n. C—" z w NO. C052871 m s�'9T C1 V 1�. ��\Q F PC BUILDING FACE CHECK VALVE z 00 4" PVC 45' DEGREE ELL. - TYP. (2) PLACES PREPARED BY: o ITF & ASSOCIATES, INC. 11278 LOS ALAMITOS BLVD., I F SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 CONSTRUCTION NOTES GRADING 1� CONSTRUCT BMP PER DETAIL HEREON. �2 CONSTRUCT 4" PVC PIPE (SDR 35). �3 CONSTRUCT AREA DRAIN (12 x12") PER NDS OR EQUIV. ® CONSTRUCT P.C.C. SWALE PER DETAIL HEREON. �5 CONSTRUCT 180x18" CATCH BASIN *ITN GALVANIZED TRAFFIC RATED GRATE © CONSTRUCT CONNECTION FROM PIPING SYSTEM TO STORMWATER BIOFILTRATION SYSTEM PER DETAIL HEREON. SYSTEM TO BE MAINTAINED BY THE OWNER BASED ON RECORDED M&O AGREEMENT. OFF SITE IMPROVEMENTS 1Q CONSTRUCT DRIVEWAY APPROACH (W=26; X=3') PER CNB TD-160—L—A AND DETAIL HEREON �k CONSTRUCT DRIVEWAY APPROACH (W=26, X=4') PER CNB STD-160—L—A �l REMOVE EXIST. DRIVEWAY APPROACH. CONSTRUCT FULL HEIGHT (6') CURB & GUTTER AND SIDEWALK OUTSIDE OF NEW DRIVEWAY APPROACH LIMITS S 10' PLAN I— Z W W W W J 3' 17 10 ../ 7'I 1 6' 4' 1 w I U Q W I m m � IU 3/8"LIP MPX21MAXI 1p%% 6"P.C.C. 4"C.M.B. SECTION X -X AVON ST. DRVEWAY APPROACH NTS 7' -CONCRETE 0.5% -CONCRETE GUTTER 6' I-_ -ASPHALT H Y -SUBTERRANEAN Z C0 X 0 W N W N Z w�l �o ~ U ' X W Z o U W UJ LL E_ 10% 2 o a MAX MAX C.L. DRIVEWAY W=26', X=3 I X 6' � x 10' PLAN I— Z W W W W J 3' 17 10 ../ 7'I 1 6' 4' 1 w I U Q W I m m � IU 3/8"LIP MPX21MAXI 1p%% 6"P.C.C. 4"C.M.B. SECTION X -X AVON ST. DRVEWAY APPROACH NTS DOWNSPOUT PER ARCHITECT'S PLAN ATTACHED WM,�NSCREW EACH SIDE "N.D.S." BLACK 4" ROUND GRATE DOWNSPOUT ADAPTER NDS903 OR PIPE INCREASER ATTACHMENT NDS407 4" P.V.C. RISER (LENGTH VARIES) FINISH GRADE 4" PVC SDR 35 OR SCHED 40 TYPICAL DOWNSPUTS CONNECTION DETAIL NTS MINIMUM SURFACE SLOPE SHOULD BE PER NBMC 15.10.120E AND AS FOLLOWS: -EARTH 12' -CONCRETE 0.5% -CONCRETE GUTTER 6' z w o -ASPHALT 1.0% -SUBTERRANEAN a 1.0% N on cr w�l �o ' N �� W Z o U LL E_ o a yj 12' 10%2 MAXI M II 7' 4' C.L. DRIVEWAY I I N Ld U I L W=26', X=4 X 7' I 4' X Q Ill I � IU I 3/8"LIP PX �.MAXII Z>OollrA 1p% 3z, PL II zN 6"P.C.C. 4"C.M.B. 10 (� LLJ Z SECTION X -X W J Z PLAN COAST HWY. DRIVEWAY APPROACH NTS DOWNSPOUT PER ARCHITECT'S PLAN ATTACHED WM,�NSCREW EACH SIDE "N.D.S." BLACK 4" ROUND GRATE DOWNSPOUT ADAPTER NDS903 OR PIPE INCREASER ATTACHMENT NDS407 4" P.V.C. RISER (LENGTH VARIES) FINISH GRADE 4" PVC SDR 35 OR SCHED 40 TYPICAL DOWNSPUTS CONNECTION DETAIL NTS MINIMUM SURFACE SLOPE SHOULD BE PER NBMC 15.10.120E AND AS FOLLOWS: -EARTH 2.0% -CONCRETE 0.5% -CONCRETE GUTTER IN PA VED AREA 0.2% -ASPHALT 1.0% -SUBTERRANEAN DRAINAGE PIPE 1.0% CITY OF NEWPORT BEACH I SHEET PRECISE DRAINAGE PLAN N 0 12N 2510 WEST COAST HWY. o NEWPORT BEACH, CA OF 7 12-619 SOILS REPORT RECOMMENDATIONS 5.1 RECOMMENDATIONS THE PROPOSED CONSTRNCTION FOR THE SITE IS CONSIDERED GEOTECHNICALLY FEASIBLE. GRADING AND FOUNDATION PLANS SHOULD TAKE INTO ACCOUNT THE SOIL CONDITIONS OF THE SITE. YOUD (1998) CITES EVIDENCE THAT HOUSES AND SMALL BUILDINGS WITH REINFORCED PERIMETER FOOTINGS AND CONNECTED GRADE BEAMS HAVE PERFORMED WELL IN JAPAN, AND SIMILAR PERFORMANCE SHOULD BE EXPECTED IN CALIFORNIA. HOWEVER, IT IS RECOMMENDED THAT A REINFORCED MAT FOOTING BE USED OVER THE SITE TO PROVIDE A MONOLITHIC FOUNDATION. THE SUBTENANEAN REGIONS OF THE PROPOSED BUILDINGS MAY REQUIRE PROVISIONS FOR WATER- TIGHT CONSTRUCTION DEPENDING UPON THE PROXIMIFY OF THE GROUNDWATER TABLE TO FINISH FLOOR. 5.2 EARTHWORK EARTHWORK FOR PROPOSED STRNCTURES, WHICH AI E FOUNDED ON THE PROPOSED SUBTERRANEAN PARKING LEVEL, WILL REQUIRE SHORING OF EXCAVATION WALLS AND EXPMT OF REMOVED SOILS. RELATIVELY MINOR CUTS AND FILLS MAY BE EXPECTED OUTS IDE OF THE SUBTERRANEAN EXCAVATION AlEAS. 5.3 EXCAVATION DEWATERING ALTHOUGH ELEVATIONS OF PROPOSED SUBTENANEAN LEVELS ARE ANTICIPATED TO BE ABOVE GROUNDWATER, FLUCTUATIONS IN GROUNDWATER LEVELS MAY OCCUR DURING CONSTRUCTION, AND TEMPORARY DEWATERING MAY BE NECESSARY. DESIGN OF THE DEWATERING SYSTEMS IS BEYOND THE AUTHORIZED SCOPE OF SERVICE AND IS TYPICALLY PERF01MED BY CONTRACTORS THAT SPECIALIZE IN CONSTRUCTION AND EXCAVATION DEWATERING. DESIGN OF THE SYSTEM MAY REQUIRE INSTALLATION OF GROUNDWATER PUMPING WELLS AND ASSOCIATED OBSERVATION TEST WELLS TO EVALUATE DRAWDOWN AND EXTRACTION RATE DEPENDING UPON THE TARGET DEPTH OF EXCAVATION WITH RESPECT TO GROUNDWATER LEVELS. 5.4 SUB -SURFACE SOIL PREPARATION (OVEREXCAVATION) AFTER CLEARING THE SITE, WITHIN THE BUILDING LINES AND 5 -FEET BEYOND (OR TO THE EXISTING STRUCTURE OR PROPERTY LINE), THE EXISTING NATIVE SOIL SHOULD BE EXCAVATED TO A MINIMUM DEPTH OF 5 FEET BELOW THE BOTTOM OF THE PROPOSED FOUNDATION. OVEREXCAVATION SHOULD BE TIMED TO ANTICIPATE FLUCTUATING TIDES. THE REMOVAL BOTTOM SHOULD BE STABILIZED WITH MINIMUM 1.5 FEET OF 1.5-2 INCHES ANGULAR CRUSHED ROCK COMPACTED INTO THE SATURATED SOIL BELOW 6 FEET FOLLOWED BY 2 FEET OF %" CRUSHED ROCK. THE CRUSHED ROCK SHOULD BE COMPACTED INTO THE NATIVE SOILS IN 6 -INCH LIFTS SO AS TO FILL THE VOIDS WITH NATIVE SOIL. THE CRUSHED ROCK SHOULD BE COMPACTED TO MINIMUM OF 95 PERCENT RELATIVE COMPACTION OF THE LABORATORY STANDARD. 5.5 FILL NATIVE GRANULAR SOILS (SAND) ARE ACCEPTABLE FOR UTILIZATION AS STRUCTURAL FILL. ALL FILL SOILS SHOULD BE PLACED IN MAXIMUM 6 -INCH LIFTS MOISTURE TREATED AS NECESSARY AND PROPERLY DENSIFIED COMPACTED TO AT LEAST 90 PERCENT OF THEIR MAXIMUM DENSITY. 5.6 IMPORTED FILL ANY PROPOSED IMPORT FILL SHOULD POSSESS AN EXPANSION INDEX LESS THAN 20, HAVE SOIL STRENGTH PARAMETERS EQUAL OR GREATER THAN THE ON-SITE SOILS, AND SHOULD BE TESTED AND APPROVED BY A REPRESENTATIVE OF THIS FOM PRIOR TO ITS USE. 5.7 TRENCH BACKFILL ALL TRENCHES SHOULD BE BACKFILLED WITH SOILS COMPACTED MECHANICALLY TO AT LEAST 90 PERCENT RELATIVE COMPACTION. TRENCHES DEEPER THAN 2 FEET SHOULD BE TESTED PROGRESSIVELY AS FILL IS PLACED. BACKFILL OF ALL TRENCHES SHOULD BE COMPACTED TO ACHIEVE A RELATIVE COMPACTION OF AT LEAST 90 PERCENT OF THEIR MAXIMUM DENSITY. CARE SHOULD BE TAKEN NOT TO DAMAGE UTILITY LINES. THE SITE SOILS ARE CONSIDERED SUITABLE FOR USE AS TRENCH BACKFILL, PROVIDED THEY ARE AT OR NEAR OPTIMUM MOISTURE. 5.8 TEMPORARY CUTS THE WALLS OF TEMPORARY CONSTRUCTION TRENCHES ARE EXPECTED TO BE STABLE WHEN EXCAVATED NEARLY VERTICAL, OR WITH ONLY MINOR SHORING IF THE TOTAL DEPTH DOES NOT EXCEED 2 FEET. SHORING OF EXCAVATION WALLS OR FLATTENING OF SLOPES MAY BE REQUIRED IF GREATER DEPTH IS NECESSARY. FOR SHORING/BRACING OF TEMPORARY TRENCH SURFACES STEEPER THAN 1H: 1V AND HIGHER THAN 2 FEET, WE RECOMMEND TRAPEZOIDAL/TRIANGULAR DISTRIBUTION OF EMTH PRESSURE. FOR DESIGN DETAIL, PLEASE REFER TO APPENDIX D, FIG. D-1. ALL WORK ASSOCIATED WITH TRENCH SHORING MUST MINIMALLY CONFIRM TO CAL -OSHA AND LOCAL SAFETY CODES. 5.9 UTILITY TRENCH BACKFILL OF ALL TRENCHES SHOULD BE COMPACTED TO ACHIEVE A RELATIVE COMPACTION OF AT LEAST 90 PERCENT OF THEIR MAXIMUM DENSITY. CARE SHOULD BE TAKEN NOT TO DAMAGE UTILITY LINES. THE SITE SOILS ARE CONSIDERED SUITABLE FOR USE AS TRENCH BACKFILL, PROVIDED THEY ARE AT OR NEAR OPTIMUM MOISTURE. ALL WORK ASSOCIATED WITH TRENCH SHORING MUST MINIMALLY CONFIRM TO CAL- OSHA AND LOCAL SAFETY CODES. ■ NO. I DATE I DESCRIPTION 1 6.1 FOUNDATION RECOMMENDATIONS 6.2 MAT FOUNDATION MAT SLAB SHOULD BE AN MINIMUM OF 18 INCHES WITH THICKENED EDGES OF 24 INCHES FOUNDED IN COMPACTED FILL OR COMPETENT NATIVE MATERIALS MAY BE DESIGNED FOR AN ALLOWABLE BEARING VALUE OF 2,500 PSF, AND MODULES OF SUBGRADE REACTION (KS) MAY BE ASSUMED TO BE 200 KCF WITH MINIMUM REINFORCEMENT OF NO.5 REBARS AT 12 INCHES EACH WAY ON TOP AND BOTTOM. WHEN DESIGNING FOR SH01 T DURATION WIND OR SEISMIC LOADS, THE ABOVE VALUE MAY BE INCREASED BY ONE-THIRD. THE BASEMENT MAT SLAB SHALL BE DIRECTLY UNDERLAIN BY WATERPROOFING, UNDERLAIN BY A MIN. 2 -INCH THICK LAYER OF SAND WITH A MINIMUM OF SE OF 40. UNDERLAIN BY MIN. 15 -MIL STEGO WRAP (OR EQUIV., LAPPED AND SEALED), UNDERLAIN BY GRANULAR NATIVE MATERIALS. JOINT IN WALLS AND FLOORS, AND BETWEEN THE WALL AND FLOOR, AND PENETRATIONS OF THE WALL AND FLOOR SHALL BE MADE WATEITIGHT USING SUITABLE METHODS AND MATERIALS (E.G. BENTONITE "WATER STOPS"). 6.3 SHORING THE UNDERGROUND LEVEL EXCAVATION WALLS SHOULD BE SUPP01 TED BY PEIMANENT SHORING. THIS CAN BE ACCOMPLISHED WITH A CAISSON AND GRADE BEAM FOUNDATION SYSTEM. THE PROPOSED DEEP FOUNDATION SYSTEM WILL TRANSFER FOOTING LOADS TO COMPETENT MATERIALS APPROXIMATELY BELOW DEPTH OF 25 FEET. 6.4 DEEP FOUNDATION - SHORING THE PROPOSED CAISSONS WITH A MINIMUM DIAMETER OF 24 INCHES MAY BE DESIGNED WITH AN ALLOWABLE END BEARING CAPACITY OF 8000 POUND PER SQUARE FOOT AND SKIN FRICTION OF 300 PSF. WITHIN THE COMPETENT MATERIAL. THE DEEP FOUNDATION SYSTEM, CAISSONS, MAY BE DESIGNED FOR LATERAL RESISTANCE, A PASSIVE PRESSURE OF 300 PSF. PER FOOT OF DEPTH, INCREASING LINEARLY TO A MAXIMUM VALUE OF 4000 PSF. WITHIN THE COMPETENT FILL MATERIAL. FIXITY OF CAISSONS MAY BE ASSUMED TO BE AT 5 FEET. WHEN DESIGNING FOR SHORT DURATION WIND OR SEISMIC LOADS, THE ABOVE VALUES CAN BE INCREASED BY ONE-THIRD. 6.1 SEISMIC RECOMMENDATIONS THE STRUCTURAL DESIGN AT THE SITE SHOULD CONFOlM TO THE MOST RECENT 2016 CALIFORNIA BUILDING CODE REQUIREMENTS FOR REGION 1 AND THE MOST RECENT DESIGN STANDARDS OF THE STRUCTURAL ENGINEERS ASSOCIATION OF CALIFORNIA. 6.6 RETAINING WALLS 6.6.1 PASSIVE PRESSURE PASSIVE EARTH PRESSURE MAY BE COMPUTED AS AN EQUIVALENT FLUID HAVING A DENSITY OF 300 POUNDS PER CUBIC FOOT (PCF), WITH A MAXIMUM EARTH PRESSURE OF 3000 PSF. AN ALLOWABLE COEFFICIENT OF FRICTION BETWEEN SOIL AND CONCRETE OF 0.30 MAY BE USED WITH DEAD LOAD FORCES. WHEN COMBINING PASSIVE PRESSURE AND FRICTION RESISTANCE, THE PASSIVE PRESSURE COMPETENT SHOULD BE REDUCED BY ONE-THIRD. 6.6.2 ACTIVE EARTH PRESSURE ACTIVE EARTH PRESSURE MAY BE COMPUTED AS AN EQUIVALENT FLUID HAVING A DENSITY OF 42 PCF AND 58 PCF FOR LEVEL AND NOT STEEPER THAN 2HORIZONTAL: 1 VE111CAL SLOPE BACKFILL RESPECTIVELY. ALL OF THE RETAINING WALLS SHOULD BE DESIGNED TO RESIST ANY ADJACENT STRUCTURAL SURCHARGE LOAD, IN ADDITION TO THE ACTIVE OR AT REST PRESSURE . BASED ON PEAK HORIZONTAL GROUND ACCELERATION MOTION OF THE SITE WITH 10% PROBABILITY OF EXCEEDANCE IN 50 YEARS AND SIMPLIFIED MONONOBE-OKABE SEISMIC ANALYSES, AN EAIIHQUAKE LOAD OF 21 PCF EQUIVALENT FLUID PRESSURE MAY BE APPLIED TO THE RETAINING STRUCTURES FOR WALLS OVER 6 FEET IN HEIGHT. LOAD SHOULD BE ZERO AT THE TOP OF FOOTING INCREASING LINEALLY TO MAXIMUM WALL HEIGHT (TOP OF BACKFILL), WITH RESULTANT TOTAL SEISMIC LOAD ACTING APPROXIMATELY AT 0.6 TIMES THE WALL HEIGHT. WHEN SHORT TERM SEISMIC LOAD IS ADDED, THE DESIGN SAFETY FACTOR MAY BE REDUCED TO 1.2, AND BEARING VALUE AND PASSIVE RESISTANCE MAY BE INCREASED BY 1/3. BACKFILL OF THE RETAINING WALLS SHOULD BE GRANULAR MATERIAL WITH A MINIMUM SAND EQUIVALENCE OF 40 (S.E.>40). A 4 -INCH PERFORATED SCHEDULE 40 PVC PIPE INSTALLED WITH AT LEAST A 1.5% SLOPE AND 4 INCHES OF CALTRANS CLASS 11 PERMEABLE MATERIAL (OR COMPATIBLE MATERIAL) ON THE BOTTOM AND 12 INCHES ON THE SIDES AND TOP OF THE PIPE SHOULD BE INCLUDED IN THE DESIGNS FOR WALLS HIGHER THAN 18 INCHES IN -ORDER TO PREVENT BUILD-UP OF HYDROSTATIC PRESSURE. EXTERIOR RETAINING WALL SHOULD BE BACKFILLED WITH A MINIMUM OF 12 INCHES OF RELATIVELY IMPERMEABLE (NATIVE SILTY SOILS) IN ORDER TO PREVENT PENETRATION OF THE SURFICIAL WATER INTO THE RETAINING WALL BACKFILL. FOR GRAPHIC DEMONSTRATION OF RETAINING WALL DETAIL REFER TO FIGURE C-1, APPENDIX C. HYDROSTATIC PRESSURE OF 62.4 PCF SHOULD BE ADDED TO ALL OF THE RETAINING WALL BELOW HISTORICAL HIGHEST GROUNDWATER LEVEL, WHICH IS 7 TO 10 FEET BELOW THE EXISTING GRADE. 6.6.3 AT REST PRESSURE WHEN MOVEMENT ON TOP OF THE RETAINING WALL IS RESTRICTED (PINNED OR FIXED), AT REST PRESSURE MAY BE COMPUTED AS AN EQUIVALENT FLUID HAVING A DENSITY OF 52 POUNDS PER CUBIC FOOT. FOR BACKFILL SPECIFICS, REFER TO 6.5.2. WATER PROOFING DESIGN AND INSPECTION OF THE RETAINING STRUCTURES IS BEYOND THE SCOPE OF OUR WORK. 6.7 SLABS -ON -GRADE (WALKWAYS & DRIVEWAYS) SLABS SHOULD BE 5 INCHES IN THICKNESS AND SHOULD BE REINFORCED WITH NO. 4 BARS AT 12 INCHES ON -CENTER EACH -WAY. FOUR (4) INCHES OF 3/4" CRUSHED ROCK SHOULD BE PLACED UNDERNEATH THE DRIVEWAY SLABS. SAWCUTS (OR COLD JOINTS) SHOULD BE MADE AT MAXIMUM OF 12 FEET INTERVALS EACH WAY, WITH A MAXIMUM LENGTH TO WIDTH RATIO OF 2 ON EXTERIOR SLABS. ANY EXTERIOR SLABS SHOULD HAVE 18 INCH THICKENED EDGES WHERE IN CONTACT WITH LANDSCAPED AREAS. 6.8 TYPE OF CEMENT FOR CONCRETE PROPOSED IN CONTACT WITH NATIVE SOIL, CEMENT (TYPE V) WITH MINIMUM STRENGTH OF 5000 PSI AT 28 DAYS AND A MAXIMUM WATER TO CEMENT RATIO OF 0.40 TO RESIST THE CORROSIVE EFFECTS OF SEAWATER. 6.9 SETTLEMENT SUBJECT TO IMPLEMENTATION OF RECOMMENDATIONS CONTAINED HEREIN, STRUCTURES MAY BE EXPECTED TO SETTLE A MAXIMUM OF 1.5 INCHES WITH A DIFFERENTIAL SETTLEMENT OF LESS THAN 1 INCH OVER 40 FEET HORIZONTAL DISTANCE. MOST STATIC SETTLEMENT MAY BE EXPECTED TO OCCUR DURING CONSTRUCTION. 6.10 TEMPORARY SHORING/BRACING DURING THE COURSE OF EXCAVATION TEMPORARY SHORING WILL BE REQUIRED. WE RECOMMEND TRAPEZOIDAL/TRIANGULAR DISTRIBUTION OF EAITH PRESSURE IN ADDITION TO HYDROSTATIC PRESSURE BELOW 2 FEET. FOR DESIGN DETAIL, PLEASE REFER TO APPENDIX D, FIG. D-1. 6.11 SURFACE DRAINAGE PROVISIONS POSITIVE SURFACE GRADIENTS SHOULD BE MAINTAINED AWAY FROM PLANNED STRUCTURES, BERM AREAS, ETC., SUCH THAT WATER IS NOT ALLOWED TO FLOW UNCONTAINED ON SITE, AND SHOULD BE CONTAINED IN APPROVED DRAINAGE DEVICES. THE GROUND IMMEDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDING AT A SLOPE OF NOT LESS THAN ONE UNIT VERTICAL IN 20 UNITS HORIZONTAL (5 PERCENT SLOPE) FOR A MINIMUM DISTANCE OF 10 FEET (3048 MM) MEASURED PERPENDICULAR TO THE FACE OF THE WALL. IF PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET (3048 MM) OF HORIZONTAL DISTANCE, A 5 PERCENT SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2 PERCENT WHERE LOCATED WITHIN 10 FEET (3048 MM) OF THE BUILDING FOUNDATION. IMPERVIOUS SURFACES WITHIN 10 FEET (3048 MM) OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 2 PERCENT AWAY FROM THE BUILDING. EXCEPTION: WHERE CLIMATIC OR SOIL CONDITIONS WALTANT, THE SLOPE OF THE GROUND AWAY FROM THE BUILDING FOUNDATION SHALL BE PERMITTED TO BE REDUCED TO NOT LESS THAN ONE UNIT VEITICAL IN 48 UNITS HORIZONTAL (2 -PERCENT SLOPE). THE PROCEDURE USED TO ESTABLISH THE FINAL GROUND LEVEL ADJACENT TO THE FOUNDATION SHALL ACCOUNT FOR ADDITIONAL SETTLEMENT OF THE BACKFILL. CONSTRUCTION PLANS SHALL INDICATE HOW THE SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CHAPTER 4, 6.12 GRADING/FOUNDATION PLAN REVIEW IT IS RECOMMENDED THAT P.A. AND ASSOCIATES REVIEW THE GRADING AND FOUNDATION PLANS FOR THE PROPOSED PROJECT AS SOON AS THEY BECOME AVAILABLE. THE PURPOSE OF THIS REVIEW IS TO DETEIMINE IF THESE PLANS HAVE BEEN PREPAI•ED IN ACCORDANCE WITH THE RECOMMENDATIONS CONTAINED IN THIS REP01T. THIS REVIEW WILL ALSO PROVIDE P.A. AND ASSOCIATES AN OPPORTUNITY TO SUBMIT ADDITIONAL RECOMMENDATIONS, FOR GRADING AT THE SITE, AS CONDITIONS WANANT ;YEFIM ,OFESS/pN TSALYUK n W NO. C052871 m CIV1�- OF CAL�F�� FRONT VIEW 6.13 GEOTECHNICAL OBSERVATION AND TESTING BASED ON THE CITY OF NEWPORT BEACH'S QUALITY CONTROL REQUIREMENTS AND FOR ASSURANCE OF DESIRED WORKMANSHIP, OBSERVATION AND TESTING BY OUR REPRESENTATIVE IS RECOMMENDED WITH THE SPECIFIED ACTIVITIES BELOW.• • DURING CLEARING OF THE SITE; • DURING PLACEMENT OF SHORING SYSTEM; • DURING DEWATERING INSTALLATIONS AND OPERATION; • DURING EXCAVATION, ROUGH AND PRECISE GRADING OF THE SITE AND SURROUNDING AREAS, • DURING REMOVAL OF SHORING FOLLOWING GRADING OPERATION, IF ANY REMOVAL; • DURING PREPARATION OF INTERIOR AND EXTERIOR SLAB SUB -BASE AND BASE, • WHEN ANY UNUSUAL OR UNEXPECTED GEOTECHNICAL CONDITIONS ARE ENCOUNTERED DURING ANY PHASE OF CONSTRUCTION; • PRIOR TO FINAL APPROVAL. 6.14 SURFACE DRAINAGE PROVISIONS POSITIVE SURFACE GRADIENTS SHOULD BE MAINTAINED AWAY FROM PLANNED STRUCTURES, BERM AREAS, ETC., SUCH THAT WATER IS NOT ALLOWED TO FLOW UNCONTAINED ON SITE, AND SHOULD BE CONTAINED IN APPROVED DRAINAGE DEVICES. THE GROUND INM1 EDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDING AT A SLOPE OF NOT LESS THAN ONE UNIT VERTICAL IN 20 UNITS HORIZONTAL (5 PERCENT SLOPE) FOR A MINIMUM DISTANCE OF 10 FEET (3048 MM) MEASURED PERPENDICULAR TO THE FACE OF THE WALL. IF ANY PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET (3048 MM) OF HORIZONTAL DISTANCE, A 5 PERCENT SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2 PERCENT WHERE LOCATED WITHIN 10FEET (3048 MM) OF THE BUILDING FOUNDATION. IMPERVIOUS SURFACES WITHIN 10 FEET (3048 MM) OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 2 PERCENT AWAY FROM THE BUILDING. EXCEPTION: WHERE CLIMATIC OR SOIL CONDITIONS WARRANT, THE SLOPE OF THE GROUND AWAY FROM THE BUILDING FOUNDATION SHALL BE PERMITTED TO BE REDUCED TO NOT LESS THAN ONE UNIT VERTICAL IN 48 UNITS HORIZONTAL (2 -PERCENT SLOPE). THE PROCEDURE USED TO ESTABLISH THE FINAL GROUND LEVEL ADJACENT TO THE FOUNDATION SHALL ACCOUNT FOR ADDITIONAL SETTLEMENT OF THE BACKFILL. CONSTRUCTION PLANS SHALL INDICATE HOW THE SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CHAPTER 4 PREPARED BY: o ITF & ASSOCIATES, INC. 11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMITOS, CA 90720 800-797-9483 WOVEN FABRIC GRAVEL BAG FILLED WITH COARSE SAND . . . , 1 1� - . -. . -1 IIT -,,.L , CROSS SECTION GRAVEL BAGS BERM SE -6 BMP EROSION CONTROL NOTES: BAGS PER DETAILS HEREON. CONSTRUCTION ENTRANCE PER TC -3 CONSTRUCTION FENCE CRY OF NEWPORT BEACH I SHEET EROSION CONTROL PLAN & SOILS REPORT RECOMMENDATIONS 13 2510 WEST COAST HWY. NEWPORT BEACH, CA I OF 7 O N O N Lo O 12-620 lkl[fllmb7_r� 91mmeffllil[elo EXISTING EASEMENTS 2O EASEMENT(S) FOR STATE HIGHWAY PURPOSES AND RIGHTS INCIDENTAL THERETO, GRANTED TO THE STATE OF CALIFORNIA PER DOCUMENT RECORDED SEPTEMBER 12, 1929, IN BOOK 311, PAGE 170 AND A RESOLUTION OF ABANDONMENT AS RECORDED JUNE 27, 1935 IN BOOK 761, PAGE 261 OF OFFICIAL RECORDS. [PLOTTTED.] 30 RECITALS AS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. WHICH AMONG OTHER THINGS RECITES PROPOSED FUTURE RIGHT OF WAY LINE, NOT DEDICATED AS STATED IN RECITAL ON, AND SHOWN ON SAID PARCEL MAP. [PLOTTED] ® THE OWNERSHIP OF SAID LAND, BEING WEST COAST HIGHWAY, DOES NOT INCLUDE RIGHTS OF VEHICULAR ACCESS TO THE STREET OR HIGHWAY HEREINAFTER MENTIONED, EXCEPT AT SPECIFIED POINTS, SAID RIGHTS HAVE BEEN RELINQUISHED BY THE DEDICATION PROVISIONS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. PLOTTED] O5 EASEMENT FOR INGRESS, EGRESS, DRAINAGE AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. PLOTTED.] © EASEMENT FOR PRIVATE SEWER, WATER AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATION ON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. [PLOTTED.] V10 EASEMENT FOR INGRESS, EGRESS, SEWER, WATER AND RIGHTS INCIDENTAL THERETO S GRANTED IN A DOCUMENT RECORED AUGUST 30, 1989 AS INSTRUMENT NO. 89-465814 OF OFFICIAL RECORDS, [PLOTTED.] 12 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED AGREEMENT REGARDING OFFER OF DEDICATION AND GRANT OF ACCESS EASEMENT RECORED OCTOBER 9, 1990 AS INSTRUMENT NO. 90-537748 OF OFFICIAL RECORDS. [PLOTTED] 14 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED EASEMENT AGREEMENT RECORED OCTOBER 22, 1991 AS INSTRUMENT NO. 91-574951 OF OFFICIAL RECORDS. PLOTTED.] NOTE: THE EASEMENTS NUMBERED 5, 6, 10 AS SHOWN HEREON, TO BE QUITCLAIMED PER SEPARATE DOCUMENTS DENCHMAW: BENCHMARK U-1415 DESCRIBED BY OCS 2002 - FOUND 3 3\4" NGS BRONZE DISK STAMPED "U 1415 1988", SET IN THE TOP OF A SEAWALL. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF CENTER STREET AND THE NEWPORT CHANNEL, 25 FT. WESTERLY OF THE PROLONGATION OF THE CENTERLINE OF CENTER STREET AND 0.3 FT. SOUTHERLY OF THE SEAWALL FACE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEV. 9.120 NAVD88 (2015 LEVELED) LEGAL DESCRIPTION PARCEL A: PARCELS 1, 2 AND 3, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 AND 31 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO. 1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT, THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 61' 00' 30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 39° WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975, PAGE 361 -OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID NORTHEASTERLY LINE NORTH 61* 00' 30" WEST 57.10 FEET TO SAID SOUTHEASTERLY LINE, THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 39° 43' 30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 AND 26 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ASSESSOR'S PARCEL NUMBER: 425-471-55 & 425-471-56 Oq�oFESS/O� C XYERM TSALYUK �n. w NO. C052871 m S�'9T CIV 1 \. F OF CALVFO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM LEGEND A.B. AGGREGATE BASE A. C. ASPHALT CONCRETE BFP BACKFLOW PREVENTER BW BACK OF WALK BRL BREAK LINE CB CATCH BASIN CBX CONTROL BOX CF CURB FACE CLF CHAIN LINK FENCE C. 0. CLEAN OUT C. Y. CUBIC YARD DS DOWNSPOUT EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM ELECTRIC METER EMH ELECTRICAL MANHOLE E. P. EDGE OF PAVEMENT EV ELECTRICAL VAULT F. F. FINISHED FLOOR ELEVATION F. G. FINISHED GRADE ELEVATION FH FIRE HYDRANT F. L. FLOW LINE ELEVATION F. S. FINISHED SURFACE ELEVATION G.B. GRADE BREAK GM GAS METER GP GUARD POST H.P. HIGH POINT ELEVATION INV. INVERT OF PIPE ELEVATION L. F. LINEAR FEET LP LOW POINT LT PARKING LOT LIGHT NG NATURAL GRADE PCC PORTLAND CEMENT CONCRETE P.L. PROPERTY LINE PM PARKING METER POST PP POWER POLE PB PULL BOX PCC PORTLAND CEMENT CONCRETE R. RATE OF GRADE OR RADIUS R/W RIGHT OF WAY S. SLOPE OF PIPE SB SPLASH BOX SCO SEWER CLEANOUT SDMH STORM DRAIN MANHOLE SMH SEWER MANHOLE SR SPRINKLER ST.LT. STREET LIGHT SW SIDE WALK TC TOP OF CURB ELEVATION TE TRASH ENCLOSURE TEL. MH TELEPHONE MANHOLE TF TOP OF FOOTING ELEVATION TG TOP OF GRATE ELEVATION TOE TOE OF SLOPE TOP TOP OF SLOPE TS TRAFFIC SIGNAL T. R. TOP OF RETAINING WALL TW TOP OF WALL ELEVATION WDF WOODEN FENCE WM WATER METER WV WATER VALVE x(00.00) EXISTING ELEVATION 09 98 EXISTING ELEVATION 00.00 PROPOSED ELEVATION E — ELECTRICAL G — GAS W — WATER S — SEWER T — TELEPHONE — - - PROPERTY LINE ---- STREET CENTERLINE NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. CITY OF NEWPORT BEACH TOPOGRAPHIC SURVEY 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET c cs 6 c 4r C OF 7 12-621 101[611mo7_r1� olmieffllil[elo Oq� FESS/p� C 1�1 YEFIM TSALYUK G� w N0. C052871 m /V F pF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 CONSTRUCTION NOTES UTILITY ❑1 EXISTING SEWER LATERAL TO BE USED FOR COMMERCIAL BUILDING ❑2 CONSTRUCT NEW 6" SEWER LATERAL TO SERVE NEW RESIDENTIAL BUILDING PER CITY STANDARD STD -406—L. 31 CONSTRUCT NEW SEWER CLEANOUT PER CITY STANDARD STD -406—L. ® USE EXISTING WATER SERVICE & WATER METER FOR DOMESTIC 5❑ USE EXISTING WATER SER VICE & WATER METER FOR DOMESTIC CITY OF NEWPORT BEACH PRELIMINARY UTILITY PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET 0 N 0 N 5 \ Lo 0 OF 7 12-622 lkl[*1mm97_rl� 91mmeffllil[elo OP�oFESS/O� 1�1 YEFIM TSALYUK n, w N0. C052871 m /V F OF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 CITY OF NEWPORT BEACH I SHEET GRADE ESTABLISHMENT 2510 WEST COAST HWY. 6 NEWPORT BEACH, CA OF 7 0 N 0 N N rn 0 12-623 CONSTRUCTION POLLUTION PREVENTION PLAN WM-1 MATERIAL DELIVERY STORAGE WM-5 SOLID WASTE STORAGE WM-8 CONCRETE WASHOUT AREA MIN. 10'x10' BERM AREA FRONT VIEW WOVEN FABRIC GRAVEL BAG FILLED WITH COARSE SAND ... ....... 'Ica CROSS SECTION 1❑ GRAVEL BAGS BERM SE -6 BMP EROSION CONTROL NOTES: 0 CONSTRUCT GRAVEL BAGS PER DETAILS HEREON. 0 CONSTRUCTION ENTRANCE PER TC -3 E3 E3 E3 CONSTRUCTION FENCE ■ NO. I DATE I DESCRIPTION 1 i i SEC110N A -A N TS A SEE PLAN i PROPERTY LINE GRAVEL OVER FILTER FABRIC STREET/ALLEY I 1 8°g°0,,o o 00 ° �OO O ° �T o ° V� O PROVIDE APPROPRIATE TRAN51TION BETWEEN 5TABILIZED CONSTRUCTION ENTRANCE AND STREET r I_..— BUILDING LINE THE FOLLOWING BMPs AS OUTLINED IN, BUT NOT LIMITED TO, THE LATEST EDITION OF THE CASQA CONSTRUCTION BMP ONLINE HANDBOOK OR CALTRANS STORMWATER QUALITY HANDBOOKS (CONSTRUCTION SITE BMP MANUAL), MAY APPLY DURING THE CONSTRUCTION OF THIS PROJECT (ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMED APPROPRIATE BY THE PROJECT ENGINEER OR THE BUILDING OFFICIAL) EROSION CONTROL EC1 — SCHEDULING EC2 — PRESERVATION OF EXISTING VEGETATION ECS— HYDRAULIC MULCH EC4— HYDROSEEDING ECS— SOIL BINDERS EC6— STRAW MULCH EC7— GEOTEXTILES & MATS ECS— WOOD MULCHING EC9 — EARTH DIKES AND DRAINAGE SWALES EC10 — VELOCITY DISSIPATION DEVICES EC11 — SLOPE DRAINS EC12 — STREAMBANK STABILIZATION EC 13 — RESERVED EC14 — COMPOST BLANKET EC15 — SOIL PREPARATION\ROUGHENING EC16 — NON—VEGETATED STABILIZATION TEMPORARY SEDIMENT CONTROL SE1 — SILT FENCE SE2— SEDIMENT BASIN SE3— SEDIMENT TRAP SE4— CHECK DAM SE5— FIBER ROLLS SE6 — GRAVEL BAG BERM SET — STREET SWEEPING AND VACUUMING SE8— SANDBAG BARRIER SE9— STRAW BALE BARRIER SE10 — STORM DRAIN INLET PROTECTION SE11 — ACTIVE TREATMENT SYSTEMS SE12 — TEMPORARY SILT DIKE SE13 — COMPOST SOCKS & BERMS SE14 — BIOFILTER BAGS WIND EROSION CONTROL WE1 —WIND EROSION CONTROL a CONSTRUC110N ENTRANCE ' P' OFESS/pN �40 4441 YEFIM TSALYUK n `(0 z W NO. C052871 m OF CAL�F�� PREPARED BY: o ITF & ASSOCIATES, INC. 11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMITOS, CA 90720 800-797-9483 EQUIPMENT TRACKING CONTROL TC1 —STABILIZED CONSTRUCTION ENTRANCE EXIT TC2 — STABILIZED CONSTRUCTION ROADWAY TC3 — ENTRANCE/OUTLET TIRE WASH NON—STORMWATER MANAGEMENT NS1 —WATER CONSERVATION PRACTICES NS2 — DEWATERING OPERATIONS NS3 — PAVING AND GRINDING OPERATIONS NS4 — TEMPORARY STREAM CROSSING NS5 — CLEAR WATER DIVERSION NS6 — ILLICIT CONNECTION/DISCHARGE NS7 — POTABLE WATER/IRRIGATION NS8 — VEHICLE AND EQUIPMENT CLEANING NS9 —VEHICLE AND EQUIPMENT FUELING NS10 — VEHICLE AND EQUIPMENT MAINTENANCE NS11 — PILE DRIVING OPERATIONS NS12 — XONCRETE CURING NS13 — CONCRETE FINISHING NS14 — MATERIAL AND EQUIPMENT USE NS15 — DEMOLITION ADJACENT TO WATER NS16 — TEMPORARY BATCH PLANTS WASTE MANAGEMENT & MATERIAL POLLUTION CONTROL WM1 — MATERIAL DELIVERY AND STORAGE WM2 — MATERIAL USE WM3 — STOCKPILE MANAGEMENT WM4 — SPILL PREVENTION AND CONTROL WM5 — SOLID WASTE MANAGEMENT WM6 — HAZARDOUS WASTE MANAGEMENT WM7 — CONTAMINATION SOIL MANAGEMENT WM8 — CONCRETE WASTE MANAGEMENT WM9 — SANITARY/SEPTIC WASTE MANAGEMENT WM10 — LIQUID WASTE MANAGEMENT EROSION CONTROL NOTES (MINIMUM BMP RE UIR-EMENTS FOR CONSTRUCTION ACTIVITIES FOR ALL DEVELOPMENT CONSTRUCTION PROJECTS) 1. IN CASE OF EMERGENCY, GALL OWNER AT 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-51TE AND MAY NOT BE 2. A 5TAND-BY GREW FOR EMERGENCY WORK TRANSPORTED FROM THE 51TE VIA SHEET FLOW, SHALL BE AVAILABLE AT ALL TIMES DURING THE 5WALE5, AREA DRAINS, NATURAL DRAINAGE RAINY 5EA50N (OCTOBER 1 TO APRIL 15). COURSES, OR WIND. NEGE55ARY MATERIALS SHALL BE AVAILABLE 12, STOCKPILES OF EARTH AND OTHER CON5TRUG- ON-51TE AND STOCKPILED AT CONVENIENT LOCA- TION RELATED MATERIALS MUST BE PROTECTED TION5 TO FACILITATE RAPID CONSTRUCTION OF FROM BEING TRANSPORTED ROM THE 51TE BY EMERGENGY DEVICES WHEN RAIN 15 IMMINENT. THE FORGES OF WIND OR WATER. 3. ER05ION CONTROL DEVICES 5HOWN ON TH15 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC PLAN MAY BE REMOVED WHEN APPROVED BY MATERIALS MUST BE STORED IN ACCORDANCE THE BUILDING OFFICIAL IF THE GRADING OPERA- WITH THEIR LISTING AND ARE NOT CONTAMINATE TION HAS PROGRE55ED TO THE POINT WHERE THE SOILS AND SURFACE WATER5. ALL APPROVED THEY ARE NO LONGER REQUIRED. STORAGE CONTAINERS ARE TO BE PROTECTED 4. GRADED AREAS ADJACENT TO FILL 5LOPE5 FROM THE WEATHER. SPILLS MUST BE GLEANED LOCATED AT THE 51TE PERIMETER MUST DRAIN UP IMMEDIATELY AND DISPOSED OF IN A PROPER AWAY FROM THE TOP OF SLOPE AT THE CONGLU- MANNER. SPILLS MAY NOT BE WASHED INTO THE 51ON OF EACH WORKING DAY. ALL L005E 501L5 DRAINAGE SYSTEM. AND DEBRIS THAT MAY CREATE A POTENTIAL 14. EXCE55 OR WA5TE CONCRETE MAY NOT BE HAZARD TO OFF-51TE PROPERTY SHALL BE WA5HED INTO THE PUBLIC WAY OR ANY OTHER STABILIZED OR REMOVED FROM THE 51TE ON A DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE DAILY BASIS. TO RETAIN CONCRETE WA5TE5 ON-51TE UNTIL THEY 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM GAN BE DISPOSED OF A5 50LID WA5TE. ALL DEVICES WITHIN 24 HOURS AFTER EACH 15. 0EVELOPER5/CONTRAGTO1;i ARE RESPONSIBLE RAINSTORM AND BE DISPOSED OF PROPERLY. TO INSPECT ALL ER05ION CONTROL DEVICES AND 6. A GUARD SHALL BE P05TED ON THE 51TE WHEN- BMP'5 ARE INSTALLED AND FUNCTIONING PROPER - EVER THE DEPTH OF WATER IN ANY DEVICE LY IF THERE 15 A 40% CHANGE OF QUARTER INCH EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR MORE OF PREDICTED PRECIPITATION, AND OR PUMPED DRY WITHIN 24 HOURS AFTER EACH AFTER ACTUAL PRECIPITATION. A CONSTRUCTION RAINSTORM. PUMPING AND DRAINING OF ALL 51TE INSPECTION CHECKLIST AND INSPECTION LOG BA51N5 AND DRAINAGE DEVICES MUST COMPLY SHALL BE MAINTAINED AT THE PROJECT 51TE AT WITH THE APPROPRIATE BMP FOR DEWATERING ALL TIMES AND AVAILABLE FOR REVIEW BY THE OPERATIONS. BUILDING OFFICIAL (COPIES OF THE 5ELF-IN5PEG- TION CHECKLIST AND INSPECTION LOG5 ARE 7. THE PLACEMENT OF ADDITIONAL DEVICES TO AVAILABLE UPON REOUE5T). REDUCE ER05ION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE 15 LEFT TO THE 16. TRASH AND CONSTRUCTION RELATED SOLID DISCRETION THE FIELD ENGINEER. ADDITIONAL WASTES MUST BE DEP051TED INTO A COVERED DEVICES AS NEEDED SHALL BE INSTALLED TO RECEPTACLE TO PREVENT CONTAMINATION OF RETAIN SEDIMENTS AND OTHER POLLUTANTS ON RAINWATER AND DISPERSAL BY WIND. SITE. 17. 5EDIMENT5 AND OTHER MATERIALS MAY NOT BE 5. DE5ILTING BASINS MAY NOT BE REMOVED OR TRACKED FROM THE 51TE BY VEHICLE TRAFFIC. MADE INOPERABLE BETWEEN NOVEMBER 1 AND THE CONSTRUCTION ENTRANCE ROADWAY5 MUST APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE BE STABILIZED 50 A5 TO INHIBIT 5EDIMENT5 APPROVAL OF THE BUILDING OFFICIAL. FROM BEING DEP051TED INTO THE PUBLIC WAY. ACCIDENTAL DEPO51TION5 MUST BE 5WEPT UP 9. STORM WATER POLLUTION AND EROSION IMMEDIATELY AND MAY NOT BE WASHED DOWN CONTROL DEVICES ARE TO BE MODIFIED, AS BY RAIN OR OTHER MEANS. NEEDED, A5 THE PROJECT PR06RE55E5. THE DE5165N AND PLACEMENT OF THESE DEVICES 15 18. ANY SLOPES WITH P15TURBED SOILS OR DENUDED THE RESPONSIBILITY OF THE FIELD ENGINEER. OF VEGETATION MUST BE STABILIZED 50 A5 TO PLANS REPRESENTING GHANGE5 MUST BE INHIBIT EROSION BY WIND AND WATER. SUBMITTED FOR APPROVAL IF REOUE5TED BY 19. HOME OWNER TO ROUTINELY GLEAN ALL CATCH THE BUILDING OFFICIAL. BASINS AND DRAIN LINES OF DEBRIS. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE 20. ADDITIONAL BMP'5 WILL BE IMPLEMENTED A5 THE DI5GHARGE OF NON -STORM WATER FROM DEEMED NECESSARY BY CITY INSPECTORS. THE PROJECT 51TE AT ALL TIMES. CRY OF NEWPORT BEACH CONSTRUCTION POLLUTION PREVENTION PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET 0 N 0 N N 7rn 0 OF 7 12-624 `i � , � •� k 1 3 5 i }�f .� Y� 'Y 4, vY iF 4� '.+' � � t � ,,.ti� 43 •: ' .'�''ytisv.'' Y- Y ' � I. C�„.4ll, • < 4kti'}i •>�r. Yo-` . ••.. .`„�: �� ��`5 ,Y�f .•Y4-: v S}• A, . Y'' i� �'Jtl �4 I . r br ,� w O. r j•— r I UM M, ati 5 t 'tri ' .,". . � ••, ��� op M% grow L 1 r 7 � 1 ■ • ml —r- - - % - I - r' ti 41 5 1 S -I � -� � � * '� � ,+ Ifs � •. ~' - - �� - 1 ' �' •i +A � �-. 4N 14 _w14 Aj -16 Z WA ol f •}• _ t ti r ' _ Ye 26 JL y ! i _ l 1 * - . •t, •��� _ - r •-raj -. . • '. jL. = y n YI I -I L ' - •• • • ,•y• I•• . drlrti•• r•,s 5. rF�i I�j a LL I �. roti'. — L }'I I' 1�Y14 r�� rr I �� �• _ '•• {• k^f'� _ r� T 07 S -_-- W. COAST HWY D -USE DEVELOP j :1►Ui.Y�1_1: ANN r a< � 4k m ILI k• i r - :tet . , •� ' _ �, � , .. .Opw 1 ir 1 LEVEL 2 COURTYARD • see sheet L-4 LLVLL J Kuur i ur • see sheet L-4 c) l .. V' �: ! , � l GROUND LEVEL • see sheet L-3 S F)/AkCo E Tm INVESTMENT PARTNERS _w l EXISTING COMMERCIAL PRESCHOOL 2510 W. COAST HWY LLC LANDSCAPE SCHEMATIC PLAN L_2 ° -6 320 64'� I 07.09.20 MIXED-USE DEVELOPMENT Ro L A N DS C A P E ARCH ITECTYR626 EXISTING AUTO SHOWROOM WEST EDGE • green screen with evergreen vine COAST HIGHWAY STREETSCAPE SHOWROOM • per mariners mile revitalization. master plan • (2) existingalms in tree rates - p g . • (1) proposed washingtonia filibusta palm in tree grate • background hedge g g _C=10i I Ij EAST EDGE • green screen with evergreen vine ENTRY DRIVE • linear concrete pavers • enhance landscaping a PL • matching height palms`' S F)/AkC: E TM INVESTMENT PARTNERS -t* 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT till EXISTING COMMERCIAL PRESCHOOL GROUND LEVEL LANDSCAPE PLAN n r L-3 I 0' 16' 32' 64' W 0 07.09.20 ENTRY DRIVE • linear concrete pavers • loading areas RO L A N D SC A PE ARCH ITE iY-627 r SEE ENLARGEMENT L-5 I _ � I � 77� ............ 1A, m BOUTIQUE AUTO SHOWROOM BELOW LEVEL 3 LEVEL 2 L 7nm 1WE", Ll S P,�C E Im 2510 W. COAST HWY LLC LEVEL 2 AND 3 L_4owe 16' 32'� � 1 NVESTM ENT PARTN E RS MIXED-USE DEVELOPMENT LANDSCAPE PLAN m COURTYARD • enlarged private patios • wood screens and gates • lush landscaping LEVEL 2 COURTYARD 07.09.20 LA N D S C A PE ARCH I T 'ciY-628 FIRESIDE LOUNGE • firepit • lounge furniture • pottery (0, S F)/AkC:E TM INVESTMENT PARTNERS t I I l I 1 1 I 1 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT DINNER PARTY • bbq counter • shade trells • communal dining table • festival lights • pottery LEVEL 3 ENLARGEMENT LOUNGE LAWN • synthetic turf lawn • daybeds • ping pong • lounge seating with umbrellas ENTRY • pedestal paver walk • green roof field • hedge screening for roof mounted equipment and adjacent roofs • lounge furniture 07 47 8' 16' L-5 1 0 07.09.20 RO L A N D SC A PE ARCH ITECTYR629 SF)/AkC:E- INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LANDSCAPE MAINTENANCE NOTE: ALL LANDSCAPING TO BE MAINTAINED BY PROPERTY MANAGEMENT COMPANY. LIMITED USE AREA (Line of Sight) NOTE: ALL TREE BRANCHES TO BE TRIMMED TO 8' HIGH ABOVE FINISH GRADE. ALL SHRUBS WITHIN LIMITED USE AREA TO BE MAINTAINED AT 24" HIGH MAXIMUM. LANDSCAPE DOCUMENTATION NOTE: —1 • A LANDSCAPE DOCUMENTATION PACKAGE BY THE PROJECT APPLICANT IS REQUIRED TO BE SUBMITTED TO THE CITY OF NEWPORT BEACH PURSUANT TO SECTION 2.1 OF THE WATER EFFICIENCY ORDINANCE STANDARDS. • LANDSCAPE AREA EXCEEDS 2,500 SF AND IS SUBJECT TO N.B.M.C. 14.17 "WATER EFFICIENT LANDSCAPE ORDINANCE • LANDSCAPE PLANS AND WATER USE CALCULATIONS PREPARED BY A PROFESSIONAL LICENSED LANDSCAPE ARCHITECT IN THE STATE OF CALIFORNIA. LANDSCAPE NOTES AND PLANT L-6 PALETTE C r, WATER EFFICIENT LANDSCAPING NOTE: THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER: 1. THE IRRIGATION SYSTEM SHALL MEET THE REQUIREMENTS OF THE CITY OF NEWPORT BEACH LANDSCAPE GUIDELINES FOR WATER EFFICIENT LANDSCAPES. 2. THE ESTIMATED APPLIED WATER USE ALLOWED FOR THE LANDSCAPE AREA SHALL NOT EXCEED THE MAWA CALCULATION. CITY of NEWPORT BEACH NOTES: 1. ROOF GARDENS AND LANDSCAPED ROOFS SHALL COMPLY WITH THE REQUIREMENTS OF THE CALIFORNIA BUILDING CODE (CBC) AND THE CFC. 2. STREETSCAPE PER THE MARINERS' MILE REVITALIZATION MASTER PLAN PROPOSED PLANT PALETTE: ALL PLANTS ARE CAL -IPC NON-INVASIVE and WUCOLS MEDIUM/LOW WATER CONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED GROWING CONDITIONS. THESE PLANTS ARE WATER CONSERVING and USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL and MINIMIZES EROSION IMPACTS. BOTANICAL NAME COMMON NAME SIZE WUCOLS TREES: ARBUTUS x MARINA HYBRID STRAWBERRY 24" BOX MEDIUM Multi -Trunk ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM 36" BOX MEDIUM ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM Multi -Trunk 24" BOX MEDIUM O MAGNOLIA G. 'LITTLE GEM' MAGNOLIA 24" BOX MEDIUM Low Branch OLEA'SWAN HILL' FRUITLESS OLIVE Multi -Trunk 36" BOX MEDIUM DRACAENA DRACO DRAGON TREE 36" BOX LOW EXISTING TREES to be protected -in-place (West Coast Highway): WASHINGTONIA FILIBUSTA WASHINGTONIA HYBRID STREET TREES at West Coast Highway: WASHINGTONIA FILIBUSTA WASHINGTONIA HYBRID BOTANICAL NAME COMMON NAME SIZE WUCOLS SHRUBS: IRRIGATION HYDROZONE 1: LOW WATER CONSERVING PLANTING AREA: HENS & CHICKS 1 GAL LOW ECHEVERIA GLAUCA ECHEVERIA PEACOCKII PEACOCK ECHEVERIA 5 GAL LOW AEONIUM ARBOREUM'SCHWARZKOPF' AEONIUM 5 GAL LOW AGAVE AMERICANA CENTURY PLANT 15 GAL LOW ALOE STRIATA CORAL ALOE 5 GAL LOW DASYLIRION WHEELERI DESERT SPOON 15 GAL LOW HESPERALOE PARVIFLORA RED YUCCA 5 GAL VERY LOW HETEROMELES ARBUTIFOLIA TOYON 15 GAL LOW KALANCHOE BEHARENSIS FELT PLANT 15 GAL LOW MUHLENBURGIA CAPILLARIS PINK MUHLY 5 GAL LOW SENECIO MANDRALISCAE SENECIO 1 GAL LOW WESTRINGIA FLORIBUNDA COAST ROSEMARY 5 GAL LOW IRRIGATION HYDROZONE 2: MEDIUM / LOW TRANSITION PLANTING AREAS: AEONIUM'URBICUM' 'SALAD BOWL' AEONIUM 5 GAL LOW ALOE BAINSII TREE ALOE 24" BOX LOW ALOE STRIATA CORAL ALOE 5 GAL LOW ARBUTUS'COMPACTA' DWARF STRAWBERRY 5 GAL LOW BOUGAINVILLEA ROSENKA SHRUB BOUGAINVILLE 5 GAL. LOW CALLISTEMON'LITTLE JOHN' DWARF CALLISTEMON 5 GAL LOW CAREX DIVULSA BERKELEY SEDGE 5 GAL. MEDIUM CHONDROPETALUYM 'ELEPHANTINUM' LARGE CAPE RUSH 5 GAL. LOW DIANELLA REVOLUTA LITTLE REV 5 GAL LOW DRACAENA DRACO DRAGON TREE 24" BOX LOW FESTUCA MAIREI ATLAS FESCUE 1 GAL LOW FESTUCA OVINA GLAUCA BLUE FESCUE 5 GAL LOW LOMANDRA LONGIFOLIA'BREEZE' SPINY -HEADED 5 GAL. MEDIUM MAT RUSH ROSMARINUS PROSTRATUS DWARF ROSEMARY 5 GAL. LOW SALVIA CLEVELANDII CA BLUE SAGE 5 GAL LOW TEUCRIUM CHAMAEDRYS GERMANDER 5 GAL LOW IRRIGATION HYDROZONE 3: MEDIUM / LOW ENHANCED SHRUBS: FOXTAIL AGAVE 15 GAL LOW AGAVE ATTENUATA'NOVA' ALYOGYNE HUEGELII BLUE HIBISCUS 15 GAL LOW ASPARAGUS DENSIPLORUS 'MYERSII' MYER ASPARAGUS 5 GAL. LOW BOUGAINVILLEA'LA JOLLA' BOUGAINVILLEA 5 GAL. MEDIUM CARISSA M. 'HORIZONTALIS' NATAL PLUM 5 GAL. MEDIUM CRASSULA OVATA JADE PLANT 15 GAL. LOW FURCRACEA FOETIDA'MEDIOPICTA' MAURITIUS HEMP 15 GAL. LOW PHORMIUM HYBRIDS NEW ZEALAND FLAX 5 GAL. LOW PITTOSPORUM C.'COMPACTUM' PITTOSPORUM 5 GAL. MEDIUM PITTOSPORUM T. 'GOLF BALL' 'GOLF BALL' KOHUHU 5 GAL. MEDIUM PRUNUS ILICIFOLIA SPP. LYONII CATALINA CHERRY 24" BOX VERY LOW 07.09.20 RO L A N DS C A PE ARCH ITECTiYR63O HORIZONTAL WOOD LOOK METAL SIDING - WHITE HORIZONTAL WOOD L ~OK METAL SIDIN - RAY -- -- -- -�` -._.ate;.;=�•----- _ - _ _, fir• -r - - ti�� . =-r.. ti { - _�. — - __ ... _ '':�•_ : r,�. �-� 'fir• - -ca '-anti - _— — •� _ .L � � •. - ��' - �� � __ • Q�f. __ -fin a� — �— • ` — .- — _tiiT�' _ a. — -. _ - — -_ �L � � i�aaa� ` aim � • � - — ��r 11�� '�= -- �� �rr���• � . r':rra � ...— it .. PLASTER CEMENT FOAM TRIM - DARK BRONZE r VERTICAL WOOD LOOK METAL SIDING - DARK PLASTER CEMENT - WHITE WOOD LOOK PEDESTAL PAVING 7 2510 W. Coast HighwayWESTGROUP �AtD - SIGNS INVESTMENT PARTNERS MIXED USE DEVELOPMENT - NEWPORT BEACH, CA 92633 ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-631 f I 11.89 C (112 )FL 1 (FH) IV— SCG (5G0)p 1 1 cam„ o 111.48) in (sco) r" NQ (121 n Un (4x6 OUT T) C►� )(IST.ST.L - CATED 0 BEC ESSARY ;69,F° y N 1 2 4 02.52)TC (,186) (E) 1 1 0 (SCO I 1 I 2540 C� 2530 O-STORY STUCCOo BLDG) LOT 16 FLI N 39°41'15" E ME (1T F COMMERCIAL J_BB.`OCCU ANCY "2. _— C (sco) (sMH) (12.(S42)aIuO) C12.43)RIM (12.39)RIM SITE ADDRESS: 2510 & 2530 WEST COAST HWY. NEWPORT BEACH, CA 92663 A.P.N. 425-471-55 & 425-471-56 AREA SUMMARY TOTAL AREA = 0.98 cc. GROSS PURPOSE STATEMENT THE PURPOSE IS TO CREATE 1 LOT FOR MIX USE DEVELOPMENT OWNER / SUBDIVIDER: MARK MOSHAYEDI 2510 W. COAST HWY LLC 17475 GILLETTE AVE. IRVINE, CA 92614 �pFESS/O p. 949-350-4019 ENGINEER: YEFIM TSALYUK Z ITF & ASSOCIATES, INC. w NO. 0052871 m 11278 LOS ALAMITOS BLVD., #354 LOS ALAMITOS, CA 90720 y7 CIVIC- (800) 797-9483 FOF CA��FO (2436 PACIFIC COAST HIGHWAY) 2436 (T/A) Ob TENTATIVE PARCEL NO. 19134 2510 WEST COAST HWY. NEWPORT BEACH, CA TRA C T NO. 11,33 M. M. 36 / 13 - 14 LOT 1-9 q/ LOT 18 LOT 20 LOT 17 > Z ❑ (ASPHALT) ~ CN(21.59 TC CCC ❑ ❑ (21.16)FL \ 2 3 4 5 (12.92)F8 kTC (14.49)FS 325.96' 21.50)iW \ ■ ■�, N ■ l I RESIDENTIAL R-2 OCCUPANCY III�i111• �-� I Ilii �I ••ABOVE PODIUM TO BE REMOVED FORIES ■i • , - BENCHMARK U-1415 DESCRIBED BY OCS 2002 — FOUND 3 3\4" NGS BRONZE DISK STAMPED "U 1415 1988", SET IN THE TOP OF A SEAWALL. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF CENTER STREET AND THE NEWPORT CHANNEL, 25 FT. WESTERLY OF THE PROLONGATION OF THE CENTERLINE OF CENTER STREET AND 0.3 FT. SOUTHERLY OF THE SEAWALL FACE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEV. 9.120 NAVD88 (2015 LEVELED) BASIS OF BEARING THE BEARINGS SHOWN HEREON ARE BASED UPON THE CENTERLINE OF WEST COAST HWY. BEING NORTH 61 °03'29" WEST, PER MAP RECORDED IN BOOK 256, PAGES 25-26 OF PARCELS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. FLOOD ZONE ZONE X, OUTSIDE THE 500 YEAR FLOOD BOUNDARIES FLOOD MAP NO. 06059CO381K, EFFECTIVE DATE 03/21/2019 ZONING MU -MM (MIXED-USE MARINER'S MILE) NOTES: -NO EXISTING WATERCOURSES ON SITE -SITE IS NOT SUBJECTED TO OVERFLOW OR INUNDATION -NP LANDS AND PARKS TO BE DEDICATED FOR PUBLIC USE ADJACENT OWNERS LII 6 10 LOT LINE I C 425-471-15 2542 W. COAST HWY. TO BE REMOVED E2 425-471-14 116 TUSTIN AVE. � 3❑ 1 425-471-13 120 TUSTIN AVE. (ASPHALT) (SHED) 4 425-471-12 124 TUSTIN AVE. DMP PCH—NEWPORT LLC 1 Q 425-471-09 NOT AVAILABLE CITY OF NEWPORT BEACH © 425-471-10 LO RLINE CITY OF NEWPORT BEACH ❑7 425-471-21 0 BE" REMC VE CITY OF NEWPORT BEACH (12-85)FS 425-471-54 3.03)FS. HUMPHRIES ROBIN JOY TR HUMPHRIES FAMILY TR (WOC WALKWAY) ❑E 290.04' POR. L O T "A " TRA C T MO a 919 M, M, , (PLAYGROUND AREA) 29 / 31 - J4 BENCHMARK U-1415 DESCRIBED BY OCS 2002 — FOUND 3 3\4" NGS BRONZE DISK STAMPED "U 1415 1988", SET IN THE TOP OF A SEAWALL. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF CENTER STREET AND THE NEWPORT CHANNEL, 25 FT. WESTERLY OF THE PROLONGATION OF THE CENTERLINE OF CENTER STREET AND 0.3 FT. SOUTHERLY OF THE SEAWALL FACE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEV. 9.120 NAVD88 (2015 LEVELED) BASIS OF BEARING THE BEARINGS SHOWN HEREON ARE BASED UPON THE CENTERLINE OF WEST COAST HWY. BEING NORTH 61 °03'29" WEST, PER MAP RECORDED IN BOOK 256, PAGES 25-26 OF PARCELS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. FLOOD ZONE ZONE X, OUTSIDE THE 500 YEAR FLOOD BOUNDARIES FLOOD MAP NO. 06059CO381K, EFFECTIVE DATE 03/21/2019 ZONING MU -MM (MIXED-USE MARINER'S MILE) NOTES: -NO EXISTING WATERCOURSES ON SITE -SITE IS NOT SUBJECTED TO OVERFLOW OR INUNDATION -NP LANDS AND PARKS TO BE DEDICATED FOR PUBLIC USE ADJACENT OWNERS mmul9i� INS 12 14 tiG Q 10, EASEM '11i 'Z N)'FS 86 1' (1574)TC BLOCKS) (PIA) SITE THESE EASEMENTS TO BE QUIT CKAIMED AS PART OF THIS MAP .99 e 09 A9 09 t m N s 3(W3Ad q ° Y t ° N uz.9' m e•or 'v r 'A ori e:or o nor r'" ti• -1 n 4anw' o nw O,o. N a noon ., no..o m x EG M AVE `9.ex' 4 viii � u Y: 1313 � C11 F \ M.' �5 W a1 b ? p L rowan c OA n sa 1 er AL)S0 D N A AVENUE Q W a m / / 1 a nCD OFULLERT A � � -A.AVENUE �\ axm w Cn O o nen ami a A Co N y � O L__E � eo• � IRVINE AVENUE 49-22 VICINITY MAP NTS LEGAL DESCRIPTION PARCEL A: PARCELS 1, 2 AND 3, OF RESUBDIVISION NO. 512 IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 AND 31 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO. 1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT; THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 61* 00' 30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 39' WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975, PAGE 361—OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID NORTHEASTERLY LINE NORTH 61* 00' 30" WEST 57.10 FEET TO SAID SOUTHEASTERLY LINE, THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 39' 43' 30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 AND 26 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ASSESSOR'S PARCEL NUMBER: 425-471-55 & 425-471-56 EXISTING EASEMENTS 20 EASEMENT(S) FOR STATE HIGHWAY PURPOSES AND RIGHTS INCIDENTAL THERETO, GRANTED TO THE STATE OF CALIFORNIA PER DOCUMENT RECORDED SEPTEMBER 12, 1929, IN BOOK 311, PAGE 170 AND A RESOLUTION OF ABANDONMENT AS RECORDED JUNE 27, 1935 IN BOOK 761, PAGE 261 OF OFFICIAL RECORDS. [PLOTTTED.] 30 RECITALS AS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. WHICH AMONG OTHER THINGS RECITES PROPOSED FUTURE RIGHT OF WAY LINE, NOT DEDICATED AS STATED IN RECITAL ON, AND SHOWN ON SAID PARCEL MAP. [PLOTTED] ® THE OWNERSHIP OF SAID LAND, BEING WEST COAST HIGHWAY, DOES NOT INCLUDE RIGHTS OF VEHICULAR ACCESS TO THE STREET OR HIGHWAY HEREINAFTER MENTIONED, EXCEPT AT SPECIFIED POINTS, SAID RIGHTS HAVE BEEN RELINQUISHED BY THE DEDICATION PROVISIONS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. [PLOTTED] .0 EASEMENT FOR INGRESS, EGRESS, DRAINAGE AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. [PLOTTED.] G EASEMENT FOR PRIVATE SEWER, WATER AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATION ON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. [PLOTTED.] 9EASEMENT FOR INGRESS, EGRESS, SEWER, WATER AND RIGHTS INCIDENTAL THERETO GRANTED IN A DOCUMENT RECORED AUGUST 30, 1989 AS INSTRUMENT NO. 89-465814 OF OFFICIAL RECORDS, [PLOTTED.] 12 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED AGREEMENT REGARDING OFFER OF DEDICATION AND GRANT OF ACCESS EASEMENT RECORED OCTOBER 9, 1990 AS INSTRUMENT NO. 90-537748 OF OFFICIAL RECORDS. [PLOTTED] (D- MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED EASEMENT AGREEMENT CORED OCTOBER 22, 1991 AS INSTRUMENT NO. 91-574951 OF OFFICIAL RECORDS. [PLOTTED.] O N 00 N 00 O 12-632 APN ADDRESS OWNER �1 425-471-15 2542 W. COAST HWY. DMP PCH—NEWPORT LLC E2 425-471-14 116 TUSTIN AVE. DMP PCH—NEWPORT LLC 3❑ 1 425-471-13 120 TUSTIN AVE. DMP PCH—NEWPORT LLC 4 425-471-12 124 TUSTIN AVE. DMP PCH—NEWPORT LLC 5 425-471-09 NOT AVAILABLE CITY OF NEWPORT BEACH © 425-471-10 NOT AVAILABLE CITY OF NEWPORT BEACH ❑7 425-471-21 NOT AVAILABLE CITY OF NEWPORT BEACH ® 425-471-54 2500 W. COAST HWY. HUMPHRIES ROBIN JOY TR HUMPHRIES FAMILY TR mmul9i� INS 12 14 tiG Q 10, EASEM '11i 'Z N)'FS 86 1' (1574)TC BLOCKS) (PIA) SITE THESE EASEMENTS TO BE QUIT CKAIMED AS PART OF THIS MAP .99 e 09 A9 09 t m N s 3(W3Ad q ° Y t ° N uz.9' m e•or 'v r 'A ori e:or o nor r'" ti• -1 n 4anw' o nw O,o. N a noon ., no..o m x EG M AVE `9.ex' 4 viii � u Y: 1313 � C11 F \ M.' �5 W a1 b ? p L rowan c OA n sa 1 er AL)S0 D N A AVENUE Q W a m / / 1 a nCD OFULLERT A � � -A.AVENUE �\ axm w Cn O o nen ami a A Co N y � O L__E � eo• � IRVINE AVENUE 49-22 VICINITY MAP NTS LEGAL DESCRIPTION PARCEL A: PARCELS 1, 2 AND 3, OF RESUBDIVISION NO. 512 IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 AND 31 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO. 1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT; THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 61* 00' 30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 39' WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975, PAGE 361—OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID NORTHEASTERLY LINE NORTH 61* 00' 30" WEST 57.10 FEET TO SAID SOUTHEASTERLY LINE, THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 39' 43' 30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 AND 26 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ASSESSOR'S PARCEL NUMBER: 425-471-55 & 425-471-56 EXISTING EASEMENTS 20 EASEMENT(S) FOR STATE HIGHWAY PURPOSES AND RIGHTS INCIDENTAL THERETO, GRANTED TO THE STATE OF CALIFORNIA PER DOCUMENT RECORDED SEPTEMBER 12, 1929, IN BOOK 311, PAGE 170 AND A RESOLUTION OF ABANDONMENT AS RECORDED JUNE 27, 1935 IN BOOK 761, PAGE 261 OF OFFICIAL RECORDS. [PLOTTTED.] 30 RECITALS AS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. WHICH AMONG OTHER THINGS RECITES PROPOSED FUTURE RIGHT OF WAY LINE, NOT DEDICATED AS STATED IN RECITAL ON, AND SHOWN ON SAID PARCEL MAP. [PLOTTED] ® THE OWNERSHIP OF SAID LAND, BEING WEST COAST HIGHWAY, DOES NOT INCLUDE RIGHTS OF VEHICULAR ACCESS TO THE STREET OR HIGHWAY HEREINAFTER MENTIONED, EXCEPT AT SPECIFIED POINTS, SAID RIGHTS HAVE BEEN RELINQUISHED BY THE DEDICATION PROVISIONS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. [PLOTTED] .0 EASEMENT FOR INGRESS, EGRESS, DRAINAGE AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. [PLOTTED.] G EASEMENT FOR PRIVATE SEWER, WATER AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATION ON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. [PLOTTED.] 9EASEMENT FOR INGRESS, EGRESS, SEWER, WATER AND RIGHTS INCIDENTAL THERETO GRANTED IN A DOCUMENT RECORED AUGUST 30, 1989 AS INSTRUMENT NO. 89-465814 OF OFFICIAL RECORDS, [PLOTTED.] 12 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED AGREEMENT REGARDING OFFER OF DEDICATION AND GRANT OF ACCESS EASEMENT RECORED OCTOBER 9, 1990 AS INSTRUMENT NO. 90-537748 OF OFFICIAL RECORDS. [PLOTTED] (D- MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED EASEMENT AGREEMENT CORED OCTOBER 22, 1991 AS INSTRUMENT NO. 91-574951 OF OFFICIAL RECORDS. [PLOTTED.] O N 00 N 00 O 12-632 Attachment No. PC 3 Parking Demand Study — Urban Crossroads dated July 7, 2020 12-633 URBAN260 E. Baker St. I Suite 200 1 Costa Mesa, CA 92626 1 (949) 660-1994 CROSSROADS urhanxroads.com July 7, 2020 Mr. Mark Moshayedi Space Investment Partners 17475 Gillette Irvine, CA 92614 SUBJECT: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMAND EVALUATION Dear Mr. Mark Moshayedi: Urban Crossroads, Inc. is pleased to provide this Parking Demand Evaluation for the proposed 2510 West Coast Highway Mixed -Use Development ("Project"). The project is located at 2510 West Coast Highway in the Mariner's Mile area in the City of Newport Beach. The Project is proposing a mixed-use development consisting of approximately 11,266 square feet of non-residential (vehicle/retail sales), and 35 multi -family residential dwelling units. This Parking Demand Evaluation concludes that the Project provides adequate parking capacity to support the proposed type and intensity of uses based on reference parking counts from similar uses. 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT SITE PLAN The proposed Project site plan shown on Exhibit A includes a mix of residential and non-residential land uses on an existing lot currently occupied by Bayport Yachts. The Project site plan prepared by Westgroup Designs (see Appendix A) includes a boutique showroom for high-end vehicle sales fronting West Coast Highway, parking at the entry level behind the showroom, with residential units located on the second and third levels to the rear of the property. The current site plan shows a total off-street parking supply of 58 spaces. Dimensioned and scaled parking plans will be provided as part of the site development application. CITY OF NEWPORT BEACH ZONING CODE PARKING REQUIREMENTS Chapter 20.40 of the City of Newport Beach Zoning Code describes the Off -Street Parking requirements ... to ensure that sufficient parking facilities are available to meet the needs generated by specific uses and that adequate parking is provided, to the extent feasible. 1 Chapter 20.40.040 (Off - Street Parking Spaces Required) of the City Zoning Code describes the off-street parking spaces required for various land uses. Chapter 20.32.040 (Parking Requirements in Density Bonus Projects) outlines the parking rates for developments that meet the density bonus eligibility requirements. The proposed Project follow eligibility requirements from Chapter 20.32.020 (Eligibility for Density Bonus and Incentives): 1 Municipal Code. Chapter 20.40 — Off -Street Parking. Newport Beach (see Attachment B) 12618-22 Parking Evaluation 12-634 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 2 of 9 • A minimum of 5 percent of the total number of proposed units are for very low-income households (3 very low income units out of 35 total units). The reduced parking rates for density bonus developments recognize that excessive parking minimums perpetuate an auto -centric approach that dedicates more land to cars than people and increases the distance between destinations. Removing or reducing parking minimums provides more land for people and housing.2 In addition, minimum parking requirements represent a significant contributor to unaffordable housing. Non-parkers often end up subsidizing parkers.3 EXHIBIT A: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT SITE PLAN — 124 TUSTIN AVE. 2 Nichols, Chrissy Mancini. Are Parking Minimums a Thing of the Past? ITE Journal. February 2019. 3American Planning Association. Practice Parking Reform (Eliminating Parking Minimums). Zoning Practice. June 2017 12618-22 Parking Evaluation LO,URBAN 12-635 2540 W EST 116 TUSTIN AVE. 120 COAST HIGHWAY TUSTIN AVE. LDF1 \{•• RESIDENTIAL: • R-2 OCCUPANCY TYPE III -A 1��z COMMERCIAL: ® CONSTRUCTION 1m �N1 oma" B OCCUPANCY® 11,268 SF ABOVE PODIUM TWO STORIES PARKING GARAGE: ®=L • S-2 OCCUPANCY ONE STORY AT C�.mnwvmaw ;. Q� ® GRADE �1 i1 1 PLAVGROUNQ:..: 2436 WE 3T AREA '1 COAST HIGHWAY 124 TUSTIN AVE. 2 Nichols, Chrissy Mancini. Are Parking Minimums a Thing of the Past? ITE Journal. February 2019. 3American Planning Association. Practice Parking Reform (Eliminating Parking Minimums). Zoning Practice. June 2017 12618-22 Parking Evaluation LO,URBAN 12-635 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 3 of 9 L I ��e) Table 1 provides a summary of the applicable City of Newport Beach Zoning Code parking requirements for the Project. The planned vehicle sales use is a high-end boutique showroom. This differs from the traditional auto sales car lot that is described in the zoning code parking rate for vehicle sales where members of the public are invited to browse dozens—if not hundreds—of vehicles for sale (e.g., Sterling BMW) and where storage and vehicle service is provided on-site. The planned showroom will operate daily by appointment -only during typical daytime business hours between 9:00 a.m. and 6:00 p.m. No mechanical services will be provided on site. Given the rare and valuable nature of the expected vehicle inventory, test drives will not be allowed. The applicant is prepared to accept these operating constraints as part of the conditions for approval. While the project anticipates that the non-residential component of the Project will be developed with a boutique showroom for high-end vehicle sales requiring 1 space per 1,000 square feet of lot area (42,821 square feet), the City has requested that the applicant evaluate the showroom area (11,266 square feet) as office/retail sales with a parking rate requirement of 1 space per 250 square feet. TABLE 1: CITY OF NEWPORT BEACH ZONING CODE OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Residential Density Bonus Projects' Zero to one bedroom: One on-site parking space per unit Two or more bedrooms: Two on-site spaces per unit Vehicle Sale S2 1 per 1,000 square feet of lot area Retail SaleS2 1 per 250 square feet Offices - Business, Corporate, General, 1 per 250 square feet Governmental (First 50,000 sf)z 1 Newport Beach Zoning Code §20.32.040 Parking Requirements in Density Bonus Projects. z Based on the City of Newport Beach Zoning Code §20.40.040 Off -Street Parking Spaces Required. 12618-22 Parking Evaluation J'# URBAN 12-636 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 4 of 9 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING REQUIREMENTS According to the City of Newport Beach parking requirements, the off-street parking demand for the Project's residential uses is 44 spaces. At 1 space per 1,000 square feet of lot area, the vehicle sales use adds another 43 spaces. However, the City's vehicle sales parking rates does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demands. As identified previously, the high-end boutique showroom will operate daily by appointment -only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high- end boutique showrooms indicate that the City's vehicle sales overstate the actual parking demands. Table 2 presents a summary of the parking requirements forthe Project with the planned residential and vehicle sales use. According to the City of Newport Beach parking requirements, a total of 87 parking spaces are needed to support the Project. TABLE 2: PARKING REQUIREMENTS (VEHICLE SALES) Land Use Parking Rate Quantity2 Required Parking Residential - Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential - 2 Bedroom Units 2 spaces per unit 9 units 18 Vehicle Sales 1 per 1,000 sf of lot area 42,821 sf 43 Total Parking Required: 87 City of Newport Beach Municipal Code §20.40.040 Off -Street Parking Spaces Required (Table 1). z Based on May 2020 Site Plan prepared by Westgroup Designs. Table 3 presents the calculated parking requirements if the non-residential area were to be developed for retail sales. As indicated previously, the site plan anticipates that the non-residential component of the Project will be developed with a boutique showroom for high-end vehicle sales requiring 1 space per 1,000 square feet of lot area, however, the City has requested that the applicant evaluate the non- residential area as retail sales with a parking rate requirement of 1 space per 250 square feet of showroom area. Using the traditional retail sales parking rate, the Project requires 90 parking spaces. TABLE 3: PARKING REQUIREMENTS (RETAIL SALES) Land Use Parking 2 Quantity' Required Parking Residential - Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential - 2 Bedroom Units 2 spaces per unit 9 units 18 Retail Sales 1 per 250 sf 11,266 sf 46 Total Parking Required: 90 City of Newport Beach Municipal Code §20.40.040 Off -Street Parking Spaces Required (Table 1). Z Based on the May 2020 Site Plan prepared by Westgroup Designs. 12618-22 Parking Evaluation J'# URBAN 12-637 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 5 of 9 Table 4 indicates that when the planned non-residential use is analyzed as vehicle sales (lot area) and retail sales (showroom area) the Project will be deficient by 32 spaces. Recognizing that the City's parking rates for Vehicle Sales or Retail Sales do not adequately describe high-end boutique showroom auto sales use, Urban Crossroads, Inc. collected reference parking demand counts at three similar locations. TABLE 4: PARKING SUMMARY City of Newport Beach Parking Spaces Required (Tables 2 & 3). 2 Based on May 2020 Site Plan prepared by Westgroup Designs. REFERENCE PARKING DEMAND COUNTS To estimate the actual parking demands associated with the proposed Project high-end boutique showroom auto sales use, reference parking survey counts were taken during typical weekday and Saturday conditions at three locations. Reference parking counts were collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport—all of which are proximate to, and on the same street as, the 2510 West Coast Highway Mixed -Use Development site. Parking counts were collected by parking zone every hour between the hours of 9:00 am and 10:00 p.m. during typical conditions on Thursday, September 26, 2019 and on Saturday, September 21, 2019. Exhibit B presents the parking zones used to describe the on-site parking demand. The detailed parking counts are included in Appendix C. The reference parking demand counts were collected at similar high-end boutique showroom auto sales locations in Newport Beach that better reflect the planned use forthe Project than eitherthe Retail Sales or Vehicle Sales uses. Two of the three reference count locations share a common parking lot identified on Exhibit B. Based on discussions with the City staff, observational data was collected to disaggregate parking demand for each of the tenants that share a common parking lot. There were no observations in the field that indicated tenants used on -street parking along West Coast Highway to access the retail sites. Table 5 presents a summary of the reference parking demand counts for each use based on observational counts. 12618-22 Parking Evaluation J'# URBAN 12-638 Parking Parking Parking Non -Residential Use Requirements 1 Z Supply Surplus (Deficiency) Vehicle Sales 87 58 (29) Retail Sales 90 58 (32) City of Newport Beach Parking Spaces Required (Tables 2 & 3). 2 Based on May 2020 Site Plan prepared by Westgroup Designs. REFERENCE PARKING DEMAND COUNTS To estimate the actual parking demands associated with the proposed Project high-end boutique showroom auto sales use, reference parking survey counts were taken during typical weekday and Saturday conditions at three locations. Reference parking counts were collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport—all of which are proximate to, and on the same street as, the 2510 West Coast Highway Mixed -Use Development site. Parking counts were collected by parking zone every hour between the hours of 9:00 am and 10:00 p.m. during typical conditions on Thursday, September 26, 2019 and on Saturday, September 21, 2019. Exhibit B presents the parking zones used to describe the on-site parking demand. The detailed parking counts are included in Appendix C. The reference parking demand counts were collected at similar high-end boutique showroom auto sales locations in Newport Beach that better reflect the planned use forthe Project than eitherthe Retail Sales or Vehicle Sales uses. Two of the three reference count locations share a common parking lot identified on Exhibit B. Based on discussions with the City staff, observational data was collected to disaggregate parking demand for each of the tenants that share a common parking lot. There were no observations in the field that indicated tenants used on -street parking along West Coast Highway to access the retail sites. Table 5 presents a summary of the reference parking demand counts for each use based on observational counts. 12618-22 Parking Evaluation J'# URBAN 12-638 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 6 of 9 EXHIBIT B: PARKING ZONES TABLE 5: OBSERVED PARKING DEMAND By USE Use Address Building Size ' Occupied Spaces- Weekday' Weekday' Occupied Spaces - Saturday' Ferrari Newport Beach 900 West Coast Highway 12,005 sf 8 spaces 7 spaces Karma OC 950 West Coast Highway 1,927 sf 3 spaces 2 spaces Twilia True Jewelry 980 West Coast Highway 6,043 sf 8 spaces 7 spaces Newport Autosport 1000 West Coast Highway 11,382 sf 19 spaces 13 spaces Maserati Newport Beach 1100 West Coast Highway 10,363 sf 17 spaces 18 spaces Other 2 spaces 3 spaces Overall 52 spaces 43 spaces 1 City of Newport Beach building permit history. 2 Peak parking demand during typical weekday conditions on Thursday, September 26, 2019. 3 Peak parking demand during typical weekend conditions on Saturday, September 21, 2019. 4 Other = Parked at the lot and walked away from the lot without going to any of the places there. Table 6 provides a summary of the estimated Boutique Auto Sales Parking demands based on the reference observational parking counts collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport. 12618-22 Parking Evaluation ('0 URBAN 12-639 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 7 of 9 TABLE 6: REFERENCE BOUTIQUE AUTO SALES PARKING DEMAND Use Building Size' Occupied Spaces' Vehicles for Sale' Peak Demand' Parking Rates Ferrari Newport Beach 12,005 sf 8 8 1 per 1,501 sf Newport Autosport 11,382 sf 19 6 13 1 per 876 sf Maserati Newport Beach 10,363 sf 18 14 4 1 per 2,591 sf Average: 1 per 1,656 sf ' City of Newport Beach building permit history. Z Occupied parking spaces during higher of typical peak weekday or Saturday conditions (See Table 5) 3 Observed number of vehicles for sale staged in the parking lot. ° Actual parking demand (Occupied Spaces minus Vehicles for Sale) 5 Calculated parking demand rate based on actual peak parking demands. FERRARI NEWPORT BEACH Located at 900 West Coast Highway in the City of Newport Beach, Ferrari Newport Beach provides approximately 12,005 square feet (gross floor area) of high-end boutique showroom auto sales use. The showroom operates daily by appointment -only during typical daytime business hours between 9:00 a.m. and 6:00 p.m. There are no on-site mechanical services and test drives are available by appointment only. A review of the parking counts provided in Appendix C suggests that the peak parking demand approached 8 spaces. As shown on Table 6, this translates into an estimated parking demand rate of 1 space per every 1,501 square feet of gross floor area. NEWPORT AUTOSPORT As shown on Exhibit B, Newport Autosport is located at 1000 West Coast Highway in the City of Newport Beach. Newport Autosport provides high-end boutique auto sales in a building of approximately 11,382 square feet of gross floor area. Observations in the field (September 2019) indicated that there are no on-site mechanical services and test drives are available by appointment only. It should be noted that Newport Autosport appears to be no longer in business as of January 2020. Approximately six on-site parking spaces were used as staging for vehicle sales. Based on the peak parking demand of 13 vehicles observed during typical weekday or Saturday conditions, the parking demand rate for Newport Autosport is estimated at 1 space for every 876 square feet of gross floor area. MASERATI NEWPORT BEACH As shown on Exhibit B, Maserati is located at 1100 West Coast Highway in the City of Newport Beach. Maserati is a high-end boutique auto sales facility. The showroom will operate daily by appointment - only during typical daytime business hours between 9:00 a.m. and 7:00 p.m. There are no on-site 12618-22 Parking Evaluation j'# URBAN 12-640 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 8 of 9 mechanical services and test drives are available by appointment only. Approximately 14 on-site parking spaces in Zone 6 were used as staging for vehicle sales. With a peak parking demand of approximately 4 vehicles, the parking demands for the 10,363 square feet (gross floor area) Maserati Newport Beach building is estimated at approximately 1 space for every 2,591 square feet of gross floor area. 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMANDS A comparison of the three reference parking demand rates suggests an average parking rate of 1 space for every 1,656 square feet, with a peak parking rate of 1 space for every 876 square feet. Using these reference parking demand rates, it is possible to estimate the parking demands for the 2510 West Coast Highway Mixed -Use Development. With 11,266 square -feet of high-end boutique showroom auto sales use, Table 7 shows a peak Project parking demand of 13 spaces. TABLE 7: HIGH-END BOUTIQUE SHOW ROOM AUTO SALES PARKING DEMAND Use Building Parking Rate' Parking Size Demand' 46 spaces High-end boutique Average 1 per 1656 sf 7 spaces Project Showroom 11,266 sf Variance 33 spaces Peak 1 per 876 sf 13 spaces 1 Estimated building size based on May 2020 Site Plan prepared by Westgroup Designs. 2 Reference parking demand rates observed during typical weekday and Saturday conditions (Table 6). 3 Calculated parking demand based on reference peak parking demands. Based on reference parking counts collected from similar high-end boutique showroom auto sales use in the City of Newport Beach, the peak parking demand is estimated at 13 spaces for the 2510 West Coast Highway Mixed -Use Development showroom. This is far less than the 46 spaces required based on the City of Newport Beach Zoning Code for Vehicle or Retail Sales. The analysis shows that the City's parking rates for both vehicle sales and retail sales overstates the actual parking demands. Table 8 presents this comparison that results in a parking demand reduction of 33 spaces. TABLE 8: HIGH-END BOUTIQUE SHOW ROOM AUTO SALES PARKING DEMAND COMPARISON Use Parking Rate Parking Demand City of Newport Beach Zoning Code (Table 3) 46 spaces High-end boutique Reference Parking Counts (Table 7)13 spaces showroom auto sales Variance 33 spaces 12618-22 Parking Evaluation J'# URBAN 12-641 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 9 of 9 CONCLUSIONS This Parking Demand Evaluation demonstrates that the Project will provide adequate parking to support approximately 11,266 square feet of high-end boutique showroom auto sales use and 35 multi -family residential dwelling units. Table 9 suggests that the Project will require approximately 57 parking spaces during peak conditions, which equates to 1 space of surplus compared to the 58 spaces provided on the May 2020 site plan prepared by Westgroup Designs. TABLE 9: PARKING SUMMARY Use Parking Rate' Quantit z y Parking Requirements' Parking Supply2 Parking Surplus Residential - Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential - 2 Bedroom Units 2 spaces per unit 9 units 18 High -End Boutique Show Room Auto Sales 1 per 876 sf 11,266 sf 13 Totals: 57 58 1 1 Parking Spaces Required (Tables 2, 3 & 6). Z Based on May 2020 Site Plan prepared by Westgroup Designs. This Parking Demand Evaluation demonstrates that adequate parking supply exists to support the proposed Project. With an off-street parking supply of 58 spaces, the Project is expected to approach capacity with little or no excess parking during peak hours. If you have any questions, please contact me directly at (949) 336-5979 Respectfully submitted, URBAN CROSSROADS, INC. Bill Lawson, P.E., INCE Principal 12618-22 Parking Evaluation Q�OFESSION �QO SOWAR4�gIle" �4022CZR+ E No. TR 2537 `Try TRAFFIC ��P OF CALWO J'# URBAN 12-642 APPENDIX A: PRELIMINARY SITE PLAN 12618-21 Parking Evaluation LV, URBAN 12-643 \ 1 - 12'-T, \ F.H. 2540 WEST COAST HIGHWAY \ O CITY TREE TO REMAIN - \ 1 PROTECT IN PLACE 0 u±oll s \ 12 TION LT__ \ 1 � DED�CA • - - . - \ 1 O NEW CITY TREE - • I� SEELANDSCAPE _ \ I= \ CAL -TRANS LIGHT TO REMAIN - ^ PROTECT IN PLACE \ ; F.D.C. I \ - 117' - 9" 20' - 3" Y 0o Q 10'- 3" �m in Lu Lu cn R -' uh (TD (V COMMERCIAL: • B OCCUPANCY 11,266 SF =OD 101'- 6" J } _ Q 1 \ -31'-3" Luo, U LU I \\ Q N w 1 \ ~ > m 20'- 3" 116 TUSTIN AVE. 326'- 0" RESIDENTIAL: • R-2 OCCUPANCY • TYPE III -A CONSTRUCTION ABOVE PODIUM • TWO STORIES PARKING GARAGE: • S-2 OCCUPANCY • ONE STORY AT GRADE 120 TUSTIN AVE. 160'- 7" / OPIE14 TO COURTYARD BELOW ED .m � LLI U) ON 1 � - W PLAYGROUND- : - ; I 2436 WEST 'AREA _ ' COAST HIGHWAY ; F.H.S 124 TUSTIN III.,... AVE. 1" H \ \ 1 1 1 1 1 1 I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I _ I CITY TREE TO REMAIN - PROTECT IN PLACE _ I I I - I 76' - 1 I 30' - 0..;. I SETBACK I - - - • �t CV G V L o R G w I LiLmY • 12'-0" -� N / ASEMEN i / / / / / / / TM 2510 W. C AST HWY LLC SITE PLAN A-0.2 N V E S T M ENT P A R T N E RS MIXED-USE DEVELOPMENT ------------ / E - SITE PLAN LEGEND F.H. ® FIRE HYDRANT LOCATION, VERIFY / LOCATION WITH CIVIL DRAWINGS / WITH CIVIL DRAWINGS AREA DESIGNATED FOR FIRE ENGINE / & EMERGENCY VEHICLES CONCRETE WALK / 87'- 5" / / / / / / / / TM 2510 W. C AST HWY LLC SITE PLAN A-0.2 N V E S T M ENT P A R T N E RS MIXED-USE DEVELOPMENT ------------ / E - SITE PLAN LEGEND F.H. ® FIRE HYDRANT LOCATION, VERIFY LOCATION WITH CIVIL DRAWINGS PROPERTY LINE. VERIFY LOCATION WITH CIVIL DRAWINGS AREA DESIGNATED FOR FIRE ENGINE & EMERGENCY VEHICLES CONCRETE WALK W STGROUP D z_ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-644 SP/SCE TM INVESTMENT PARTNERS 113'- 10" 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BOUTIQUE AUTO SHOWROOM 8,741 (1 ST FL.) + 1,484 (MEZZANINE) + = 10,975 SF 105975 SF / 876 SF = 13 STALLS COMMERCIAL: 750 (OFFICE) 1ST FL.: 9,491 SF MEZZANINE: 1,484 SF TOTAL: 10,975 SF LEVEL 1 COMMERCIAL FLOOR PLAN A -1.1A 1/8" = 1' TRASH 100 SF 09.09.2020 NAIDWESTGROUP D E S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-645 A-4.2 1 SP/SCE TNI INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 1 RESIDENTIAL FLOOR PLAN A-1. 1 B0 8 16 24 Q • WESTGROUP 09.09.2020)t*10D - S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-646 APPENDIX B: CITY OF NEWPORT BEACH MUNICIPAL CODE 12618-21 Parking Evaluation LV, URBAN 12-647 Chapter 20.32 — Density Bonus [New] Sections 20.32.010 — Purpose 20.32.020 — Eligibility for Density Bonus and Incentives 20.32.030 — Allowed Density Bonuses 20.32.040 — Parking Requirements in Density Bonus Projects 20.32.050 —Allowed Incentives 20.32.060 — Incentives for Housing with Child Care Facilities 20.32.070 — Design and Distribution of Affordable Units. 20.32.080 — Continued Availability 20.32.090 — Occupancy and Resale of Common Interest Units. 20.32.100 — Affordable Housing Agreement 20.32.010 — Purpose The purpose of this Chapter is to provide a means for granting density bonuses and incentives in compliance with Government Code Sections 65915 through 65917. This Chapter provides density bonuses and incentives for the development of housing that is affordable to lower-, low-, and moderate -income households and senior citizens. 20.32.020 — Eligibility for Density Bonus and Incentives In order to be eligible for a density bonus and other incentives as provided by this Chapter, a proposed housing development shall comply with the following requirements and satisfy all other applicable provisions of this Zoning Code, except as provided by Section 20.32.050 (Allowed Incentives). A. Eligibility requirements. A housing development proposed to qualify for a density bonus shall contain 5 or more dwelling units and shall include at least one of the following: A minimum of 5 percent of the total number of proposed units are for very low- income households; 2. A minimum of 10 percent of the total number of proposed units are for low- income households; 3. A senior citizen housing development as defined in as defined in this Code, or a mobile home park that limits residency based on age requirements for housing older persons in compliance with Civil Code Sections 798.76 or 799.5; or 4. A minimum of 10 percent of the total dwelling units in a common interest development as defined in Civil Code Section 1351 are for persons and families of moderate income. Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-648 20.32 Density Bonus B. Condominium conversion projects. A condominium conversion project for which a density bonus is requested shall provide affordable units as provided below and shall agree to pay for reasonable administrative costs incurred by the City: A minimum of 33 percent of the total units to persons and families of low- or moderate -income, or 2. A minimum of 15 percent of the total units of the proposed condominium project to very low-income households. C. Units not eligible for bonuses or incentives. When affordable housing is required to be provided under the provisions of Chapter 20.34 (Inclusionary Housing) or the replacement of residential units is required under the provisions of Chapter 20.36 (Conversion or Demolition of Affordable Housing) the number of units required to be provided or replaced under those Chapters shall not count towards the number of units necessary to qualify for a density bonus under the provisions of this Chapter. 20.32.030 — Allowed Density Bonuses A. Amount of density bonus. A housing development that complies with the eligibility requirements of Section 20.32.020, above, shall be entitled to density bonuses as follows, unless a lesser percentage is proposed by the applicant. Bonus for units for very low-income households. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.1 (5 percent of units for very low-income households) shall be entitled to a density bonus calculated as follows. TABLE 3-6 VERY LOW-INCOME Percentage of Total Density Bonus Percentage Units Proposed 5 20 6 22.5 7 25 8 27.5 9 30 10 32.5 11 35 2. Bonus for units for low-income households. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.2 (10 percent of units for low-income households) shall be entitled to a density bonus calculated as follows. Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-649 Density Bonus TABLE 3-7 LOW-INCOME Percentage of Total TDensity Bonus Percentage Units Proposed 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 20.32 3. Bonus for moderate income units in common interest development. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32020.A.4 (10 percent of units in a common interest development for persons and families of moderate -income) shall be entitled to a density bonus calculated as follows. Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-650 20.32 Density Bonus TABLE 3-8 MODERATE -INCOME Percentage of Total Density Bonus Percentage Units Proposed 10 5 11 6 12 7 13 8 14 9 15 10 16 11 17 12 18 13 19 14 20 15 21 16 22 17 23 18 24 19 25 20 26 21 27 22 28 23 29 24 30 25 31 26 32 27 33 28 34 29 35 30 36 31 37 32 38 33 39 34 40 35 Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-651 Density Bonus 20.32 4. Bonus for senior citizen housing development. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.3 (senior citizen development or mobile home park) shall be entitled to a density bonus of 20 percent. 5. Bonus for land donation. When an applicant for a residential development agrees to donate land to the City for very low-income households, the applicant shall be entitled to a density bonus for the entire market rate development, provided that nothing in this Subsection shall be construed to affect the authority of the City to require a developer to donate land as a condition of development. a. Bonus. The applicant shall be entitled to the maximum allowed residential density under the General Plan Land Use Element and zoning designation for the entire market rate development as follows. TABLE 3-9 VERY LOW-INCOME Percentage of Total Density Bonus Percentage Units Proposed 10 15 11 16 12 17 13 18 14 19 15 20 16 21 17 22 18 23 19 24 20 25 21 26 22 27 23 28 24 29 25 30 26 31 27 32 28 33 29 34 30 35 Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-652 20.32 Density Bonus b. Eligibility for land donations. An applicant shall be eligible for a density bonus if all of the following conditions are met ; (1) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application; (2) The developable acreage and zoning classification of the land being donated are sufficient to permit construction of units in an amount not less than 10 percent of the number of market rate units of the proposed development; (3) The donated land is at least one acre, or of sufficient size to permit development of at least 40 units, has the appropriate General Plan designation, is appropriately zoned for development as affordable housing, and is or will be served by adequate public facilities and infrastructure. The land shall have appropriate zoning and development standards to make the development of the affordable units feasible; (4) No later than the date of approval of the market rate residential development, the donated land shall have all of the discretionary permits and approvals, other than Building Permits, necessary for the development; (5) The donated land and the affordable units shall be restricted to very low-income households and subject to a deed restriction ensuring continued affordability of the units consistent with Section 20.32.080 (Continued Availability), below, which shall be recorded on the property at the time of dedication; (6) The land is donated to the City or to a housing developer approved by the City; and (7) The donated land shall be within the boundary of the proposed development or, if the City agrees, within one quarter mile of the boundary of the proposed market rate development. 6. Density bonus for affordable units and land. The increase in the Table 3-7 (Low-Income),above, shall be in addition to any increase in density required by Subsections A.1 through A.4, up to a maximum combined mandated density increase of 35 percent if an applicant seeks both the increase required in compliance with this Subsection as well as the bonuses provided by Subsections A.1 through A.4. B. Density bonus calculations. 1. Fractional units. The calculation of a density bonus in compliance with this Section that results in fractional units shall be rounded up to the next whole number, as required by State law. J&161M Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-653 Density Bonus 20.32 2. Mixed income development. If the applicant desires to develop a density bonus project available to a mix of income levels, the Director shall determine the amount of density bonus to be granted up to a maximum of 35 percent. C. Requirements for amendments or discretionary approval. The granting of a density bonus shall not be interpreted to require a General Plan amendment, Coastal Land Use Plan amendment, Zoning Map amendment, or other discretionary approval. 20.32.040 — Parking Requirements in Density Bonus Projects A. Applicability. This Section applies to a development that meets the requirements of Section 20.32.020 (Eligibility for Density Bonus and Incentives), above, but only at the request of the applicant. An applicant may request additional parking incentives beyond those provided in this Section in compliance with Section 20.32.050 (Allowed Incentives), above. B. Number of parking spaces required. At the request of the applicant, the City shall require the following vehicular parking ratios for a project that complies with the requirements of Section 20.32.020 (Eligibility for Density Bonus and Incentives), above, inclusive of handicapped and guest parking: a. Zero to one bedroom: One on-site parking space per unit; or Two or more bedrooms: Two on-site parking spaces per unit 2. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. C. Location of parking. For purposes of this Section, a development may provide on-site parking through uncovered or tandem parking, but not through on -street parking. 20.32.050 — Allowed Incentives A. Applicant request and City approval. An applicant for a density bonus may also submit a proposal that includes any of the incentives listed in Subsection C. (Types of incentives), below. The applicant shall file the request concurrently with the application for project approval. The applicant shall show that an incentive is necessary to make the housing units economically feasible. When an applicant makes a request for an incentive, the Council shall grant the request unless either of the following findings is made, based on substantial evidence: The incentive or concession is not required to make development of the affordable housing economically feasible, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Section 20.32.080.B. (Affordable cost); or 2. The incentive or concession would have a specific adverse impact, as defined in Government Code Section 65589.5(d)(2), upon public health and safety or the physical environment, or on any real property listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-654 20.32 Density Bonus mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate income households. B. Number of incentives. The Council shall grant the following number of incentives, except as provided in Subsection A, above. One incentive. One incentive for a project that includes at least 10 percent of the total units for low income households, at least 5 percent for very low income households, or at least 10 percent for persons and families of moderate income in a common interest development. 2. Two incentives. Two incentives for a project that includes at least 20 percent of the total units for low income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. 3. Three incentives. Three incentives for a project that includes at least 30 percent of the total units for low income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. C. Type of incentives. For the purposes of this Chapter, concession or incentive means any of the following: A reduction in the site development standards (e.g., site coverage, setbacks, increase height up to the maximum allowed, reduced lot sizes, and/or parking requirements (see also Section 20.32.040 [Parking Requirements in Density Bonus Projects]), or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission in compliance with Health and Safety Code Section 18901 et seq., that would otherwise be required, that results in identifiable, financially sufficient, and actual cost reductions; 2. Approval of mixed-use zoning in conjunction with the housing development, if nonresidential land uses will reduce the cost of the housing development, and the nonresidential land uses are compatible with the housing project and the existing or planned development in the area where the project will be located; 3. Other regulatory incentives proposed by the applicant or the City that will result in identifiable, financially sufficient, and actual cost reductions; and/or 4. A direct financial contribution granted by the Council, at its sole discretion. D. Effect of incentive or concession. The granting of an incentive shall not be interpreted to require a General Plan amendment, Coastal Land Use Plan amendment, Zoning Map amendment, or other discretionary approval. Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-655 Density Bonus 20.32.060 — Incentives for Housing with Child Care Facilities 20.32 A residential development that complies with the income requirements of Subsections 20.32.020.A, and B, above, and also includes a child care facility, other than a large or small family day care home, that will be located on the site as the development, shall be eligible for the following incentives in addition to the incentives provided for the affordable housing. A. Incentives. The City shall grant a housing development that includes a child care facility either of the following: An amount of residential floor area equal to or greater than the floor area of the child care facility; or 2. An incentive that contributes to the economic feasibility of the child care facility (e.g., reduction of development standards, reduced parking requirements, monetary contribution). B. Requirements to qualify for incentives. The City shall require, as a condition of approving the housing development, that: The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable in compliance with Section 20.30.080 (Continued Availability), below; and 2. Of the children who attend the child care facility, the children of very low income households, low income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households, or families of moderate income in compliance with Subsection 20.30.020.A (Resident requirements), above. C. Incentive not required. The City shall not be required to provide a density bonus for a child care facility if it finds, based upon substantial evidence, that the community has adequate child care facilities. 20.32.070 — Design and Distribution of Affordable Units. Affordable units shall be designed and distributed within the residential development as follows: A. Number of bedrooms. Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole; B. Comparable quality and facilities. Affordable units shall be comparable in the facilities provided (e.g., laundry, recreation, etc.) and in the quality of construction and exterior design to the market -rate units; C. Size. Affordable units may be smaller and have different interior finishes and features than the market -rate units; and Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-656 20.32 Density Bonus D. Location. Affordable units shall be dispersed throughout the residential development, unless clustering is allowed by the review authority. 20.32.080 — Continued Availability The units that qualified the housing development for a density bonus and other incentives shall continue to be available as affordable units in compliance with the following requirements as required by Government Code Section 659158). See also Section 20.32.090 (Occupancy and Resale of Common Interest Units). A. Duration of affordability. The applicant shall agree to and the City shall ensure the continued availability of the units that qualified the housing development for a density bonus and other incentives. The continued affordability of all very low- and low-income qualifying units shall be maintained for 30 years, or a longer time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program. B. Affordable costs. The rents and owner -occupied costs charged for the housing units shall not exceed the following amounts during the period of continued availability required by this Section: Rental units. Rents for density bonus units shall be set at an affordable rent as defined in Health and Safety Code Section 50053; and 2. Owner -occupied units. Owner -occupied units shall be available at an affordable housing cost as defined in Health and Safety Code Section 50052.5. 20.32.090 — Occupancy and Resale of Common Interest Units. A. Occupancy. An applicant shall agree to, and the City shall ensure that the initial occupants of moderate income units that are directly related to the receipt of the common interest density bonus are persons and families of moderate income and that the units are offered at an affordable housing cost, as provided in this Chapter. B. Resale. The City shall enforce an equity sharing agreement for the resale of affordable common interest units, unless it would be in conflict with the requirements of another public funding source or law. The following requirements apply to the equity sharing agreement: Upon resale, the seller of the unit shall retain the value of any improvements, the down payment, and the seller's proportionate share of appreciation; and 2. The City shall recapture any additional subsidy and its proportionate share of appreciation, which shall then be used within 3 years for any of the purposes described in Health and Safety Code Section 33334.2(e) that promote home ownership. For the purposes of this Section: a. The City's initial subsidy shall be equal to the fair market value of the home at the time of initial sale, minus the initial sale price, plus the amount of any down payment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value, then the value at the time of the resale shall be used as the initial market value; Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-657 Density Bonus 20.32 The City's proportionate share of appreciation shall be equal to the ratio of the initial subsidy to the fair market value of the home at the time of initial sale; and C. The initial subsidy shall include any incentives granted by the City and shall be equal to the monetary equivalent of the incentives. 20.32.100 —Affordable Housing Agreement An affordable housing agreement shall be executed in a recordable form prior to the issuance of a Building Permit for any portion of a residential development project subject to the requirements of this Chapter. The form of the agreement shall be similar in content to the agreement specified in Section 20.32.100 (Affordable Housing Agreement) and as required by the City Attorney. Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 12-658 20.32 Density Bonus — This page intentionally left blank — Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 12-659 5/15/2019 Chapter 20.40 OFF-STREET PARKING Chapter 20.40 OFF-STREET PARKING Sections: 20.40.010 Purpose. 20.40.020 Applicability. 20.40.030 Requirements for Off -Street Parking. 20.40.040 Off -Street Parking Spaces Required. 20.40.050 Parking Requirements for Shopping Centers. 20.40.060 Parking Requirements for Food Service Uses. 20.40.070 Development Standards for Parking Areas. 20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts. 20.40.090 Parking Standards for Residential Uses. 20.40.100 Off -Site Parking. 20.40.110 Adjustments to Off -Street Parking Requirements. 20.40.120 Parking Management Districts. 20.40.130 In -Lieu Parking Fee. 20.40.010 Purpose. .................................................................... The purpose of this chapter is to provide off-street parking and loading standards to: A. Provide for the general welfare and convenience of persons within the City by ensuring that sufficient parking facilities are available to meet the needs generated by specific uses and that adequate parking is provided, to the extent feasible; B. Provide accessible, attractive, secure, and well-maintained off-street parking and loading facilities; C. Increase public safety by reducing congestion on public streets and to minimize impacts to public street parking available for coastal access and recreation; D. Ensure access and maneuverability for emergency vehicles; and E. Provide loading and delivery facilities in proportion to the needs of allowed uses. (Ord. 2010-21 § 1 (Exh. A) (part), 2010) 20.40.020 Applicability. A. Off -Street Parking Required. Each use, including a change or expansion of a use or structure, except as otherwise provided for in Chapter 20.38 (Nonconforming Uses and Structures) shall have appropriately maintained off-street parking and loading areas in compliance with the provisions of this chapter. A use shall not be commenced and structures shall not be occupied until improvements required by this chapter are satisfactorily completed. B. Change, Enlargement, or Intensification of Use. Changes in use and enlargement or intensification of an existing use shall require compliance with the off-street parking requirements of this chapter, except as allowed in Chapter 20.38 (Nonconforming Uses and Structures). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.030 Requirements for Off -Street Parking. .................................................................................................................................................................................................................................................................................................................................. A. Parking Required to Be On -Site. Parking shall be located on the same lot or development site as the uses served, except for the following: https://www.codepublishing.com/CA/NewportBeach/ 1/17 12-660 5/15/2019 Chapter 20.40 OFF-STREET PARKING 1. Townhouses and Multi -Tenant Uses. Where parking is provided on another lot within the same development site, the parking shall be located within two hundred (200) feet of the units they are intended to serve. 2. Off -Site Parking Agreement. Parking may be located off-site with the approval of an off-site parking agreement in compliance with Section 20.40.100(C) (Parking Agreement). B. Permanent Availability Required. Each parking and loading space shall be permanently available and maintained for parking purposes for the use it is intended to serve. The Director may authorize the temporary use of parking or loading spaces for other than parking or loading in conjunction with a seasonal or intermittent use allowed in compliance with Section 20.52.040 (Limited Term Permits). C. Maintenance. Parking spaces, driveways, maneuvering aisles, turnaround areas, and landscaping areas shall be kept free of dust, graffiti, and litter. Striping, paving, walls, light standards, and all other facilities shall be permanently maintained in good condition. D. Vehicles for Sale. Vehicles, trailers, or other personal property shall not be parked upon a private street, parking lot, or private property for the primary purpose of displaying the vehicle, trailer, or other personal property for sale, hire, or rental, unless the property is appropriately zoned, and the vendor is licensed to transact a vehicle sales business at that location. E. Calculation of Spaces Required. 1. Fractional Spaces. Fractional parking space requirements shall be rounded up to the next whole space. 2. Bench Seating. Where bench seating or pews are provided, eighteen (18) linear inches of seating shall be considered to constitute a separate or individual seat. 3. Gross Floor Area. References to spaces per square foot are to be calculated on the basis of gross floor area unless otherwise specified. 4. Net Public Area. "Net public area" shall be defined as the total area accessible to the public within an eating and/or drinking establishment, excluding kitchens, restrooms, offices pertaining to the use, and storage areas. 5. Spaces per Occupant. References to spaces per occupant are to be calculated on the basis of maximum occupancy approved by the City of Newport Beach Fire Department. 6. Spaces Required for Multiple Uses. If more than one use is located on a site, the number of required off- street parking spaces shall be equal to the sum of the requirements prescribed for each use. F. Nonconforming Parking and Loading. Land uses and structures that are nonconforming due solely to the lack of off-street parking or loading facilities required by this chapter shall be subject to the provisions of Section 20.38.060 (Nonconforming Parking). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.040 Off -Street Parking Spaces Required. Off-street parking spaces shall be provided in compliance with Table 3.10. These standards shall be considered the minimum required to preserve the public health, safety, and welfare, and more extensive parking provisions may be required by the review authority in particular circumstances. Unless otherwise noted parking requirements are calculated based on gross floor area. TABLE 3-10 https://www.codepublishing.com/CA/NewportBeach/ 2/17 12-661 5/15/2019 Chapter 20.40 OFF-STREET PARKING OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Industry, Manufacturing and Processing, Warehousing Uses Food Processing 1 per 2,000 sq. ft. Handicraft Industry 1 per 500 sq. ft. Industry Small -5,000 sq. ft. or less 1 per 500 sq. ft. Large—Over 5,000 sq. ft. 1 per 1,000 sq. ft. Industry, Marine -Related 1 per 750 sq. ft. Personal Storage (Mini Storage) 2 for resident manager, plus additional for office as required by minor use permit Research and Development 1 per 500 sq. ft. Warehousing and Storage 1 per 2,000 sq. ft., plus one per 350 sq. ft. for offices. Minimum of 10 spaces per use Wholesaling 1 per 1,000 sq. ft. Recreation, Education, and Public Assembly Uses Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft. used for assembly purposes Commercial Recreation and Entertainment As required by conditional use permit Cultural Institutions 1 per 300 sq. ft. Schools, Public and Private As required by conditional/minor use permit Residential Uses Accessory Dwelling Units As required per Section 20.48.200 Single -Unit Dwellings—Attached 2 per unit in a garage Single -Unit Dwellings—Detached and less than 4,000 sq. ft. of floor area 2 per unit in a garage Single -Unit Dwellings—Detached and 4,000 sq. ft. or greater of floor area 3 per unit in a garage Single -Unit Dwellings—Balboa Island 2 per unit in a garage Multi -Unit Dwellings -3 units 2 per unit covered, plus guest parking; 1-2 units, no guest parking required 3 units, 1 guest parking space Multi -Unit Dwellings -4 units or more 2 per unit covered, plus 0.5 space per unit for guest parking Two -Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in a garage Live/Work Units 2 per unit in a garage, plus 2 for guest/customer parking Senior Housing—Market rate 1.2 per unit Senior Housing—Affordable 1 per unit https://www.codepublishing.com/CA/NewportBeach/ 3/17 12-662 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required Retail Trade Uses Appliances, Building Materials, Home Electronics, Furniture, Nurseries, and Similar Large Warehouse -type Retail Sales and Bulk Merchandise Facilities 1st 10,000 sq. ft. -1 space per 300 sq. ft. Over 10,000 sq. ft. -1 space per 500 sq. ft. Plus 1 per 1,000 sq. ft. of outdoor merchandise areas Food and Beverage Sales 1 per 200 sq. ft. Marine Rentals and Sales Boat Rentals and Sales 1 per 1,000 sq. ft. of lot area, plus 1 per 350 sq. ft. of office area Marine Retail Sales 1 per 250 sq. ft. Retail Sales 1 per 250 sq. ft. Shopping Centers 1 per 200 sq. ft. See Section 20.40.050 Service Uses—Business, Financial, Medical, and Professional Convalescent Facilities 1 per 3 beds or as required by conditional use permit Emergency Health Facilities 1 per 200 sq. ft. Financial Institutions and Related Services 1 per 250 sq. ft. Hospitals 1 per bed; plus 1 per resident doctor and 1 per employee. Offices*—Business, Corporate, General, Governmental First 50,000 sq. ft. Next 75,000 sq. ft. Floor area above 125,001 sq. ft. * Not more than 20% medical office uses. 1 per 250 sq. ft. net floor area 1 per 300 sq. ft. net floor area 1 per 350 sq. ft. net floor area Offices—Medical and Dental Offices 1 per 200 sq. ft. Outpatient Surgery Facility 1 per 250 sq. ft. Service Uses—General Adult -Oriented Businesses 1 per 1.5 occupants or as required by conditional use permit Ambulance Services 1 per 500 sq. ft.; plus 2 storage spaces. Animal Sales and Services Animal Boarding/Kennels 1 per 400 sq. ft. Animal Grooming 1 per 400 sq. ft. Animal Hospitals/Clinics 1 per 400 sq. ft. Animal Retail Sales 1 per 250 sq. ft. Artists' Studios 1 per 1,000 sq. ft. Catering Services 1 per 400 sq. ft. Care Uses Adult Day Care—Small (6 or fewer) Spaces required for dwelling unit only https://www.codepublishing.com/CA/NewportBeach/ 4/17 12-663 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required Adult Day Care—Large (7 or more) 2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Child Day Care—Small (6 or fewer) Spaces required for dwelling unit only Child Day Care—Large (9 to 14) 2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Day Care—General 1 per 7 occupants based on maximum occupancy allowed per license Residential Care—General (7 to 14) 1 per 3 beds Eating and Drinking Establishments Accessory (open to public) 1 per each 3 seats or 1 per each 75 sq. ft. of net public area, whichever is greater Bars, Lounges, and Nightclubs 1 per each 4 persons based on allowed occupancy load or as required by conditional use permit Food Service with/without alcohol, with/without late hours 1 per 30-50 sq. ft. of net public area, including outdoor dining areas exceeding 25% of the interior net public area or 1,000 sq. ft., whichever is less. See Section 20.40.060 Food Service—Fast food 1 per 50 sq. ft., and 1 per 100 sq. ft. for outdoor dining areas Take -Out Service—Limited 1 per 250 sq. ft. Emergency Shelter 1 per 4 beds plus 1 per staff; and if shelter is designed with designated family units then 0.5 parking space per bedroom designated for family units Funeral Homes and Mortuaries 1 per 35 sq. ft. of assembly area Health/Fitness Facilities Small -2,000 sq. ft. or less 1 per 250 sq. ft. Large—Over 2,000 sq. ft. 1 per 200 sq. ft. Laboratories (medical, dental, and similar) 1 per 500 sq. ft. Maintenance and Repair Services 1 per 500 sq. ft. Marine Services Boat Storage—Dry 0.33 per storage space or as required by conditional use permit Boat Yards As required by conditional use permit Dry Docks 2 per dry dock Entertainment and Excursion Services 1 per each 3 passengers and crew members https://www.codepublishing.com/CA/NewportBeach/ 5/17 12-664 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required Marine Service Stations As required by conditional use permit Sport Fishing Charters 1 per each 2 passengers and crew members Water Transportation Services—Office 1 per 100 sq. ft., minimum 2 spaces Personal Services Massage Establishments 1 per 200 sq. ft. or as required by conditional use permit Nail Salons 1 per 80 sq. ft. Personal Services, General 1 per 250 sq. ft. Studio (dance, music, and similar) 1 per 250 sq. ft. Postal Services 1 per 250 sq. ft. Printing and Duplicating Services 1 per 250 sq. ft. Recycling Facilities Collection Facility—Large 4 spaces minimum, but more may be required by the review authority Collection Facility—Small As required by the review authority Visitor Accommodations Bed and Breakfast Inns 1 per guest room, plus 2 spaces Hotels and accessory uses As required by conditional use permit Motels 1 per guest room or unit Recreational Vehicle Parks As required by conditional use permit Time Shares As required by conditional use permit Transportation, Communications, and Infrastructure Uses Communication Facilities 1 per 500 sq. ft. Heliports and Helistops As required by conditional use permit Marinas 0.75 per slip or 0.75 per 25 feet of mooring space Vehicle Rental, Sale, and Service Uses Vehicle/Equipment Rentals Office Only 1 per 250 sq. ft. Limited 1 per 300 sq. ft., plus 1 per rental vehicle (not including bicycles and similar vehicles) Vehicle/Equipment Rentals and Sales 1 per 1,000 sq. ft. of lot area Vehicles for Hire 1 per 300 sq. ft., plus 1 per each vehicle associated with the use and stored on the same site Vehicle Sales, Office Only 1 per 250 sq. ft., plus 1 as required by DMV Vehicle/Equipment Repair (General and Limited) 1 per 300 sq. ft. or 5 per service bay, whichever is more https://www.codepublishing.com/CA/NewportBeach/ 6/17 12-665 5/15/2019 Chapter 20.40 OFF-STREET PARKING Land Use Parking Spaces Required Vehicle/Equipment Services Automobile Washing 1 per 200 sq. ft. of office or lounge area; plus queue for 5 cars per washing station Service Station 1 per 300 sq. ft. or 5 per service bay, whichever is more; minimum of 4 Service Station with Convenience Market 1 per 200 sq. ft., in addition to 5 per service bay Vehicle Storage 1 per 500 sq. ft. Other Uses Caretaker Residence 1 per unit Special Events As required by Chapter 11.03 Temporary Uses As required by the limited term permit in compliance with Section 20.52.040 (Ord. 2017-11 § 5, 2017; Ord. 2015-15 § 8, 2015; Ord. 2013-4 § 3, 2013; Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.050 Parking Requirements for Shopping Centers. .................................................................................................................................................................................................................................................................................................................................. A. An off-street parking space requirement of one space for each two hundred (200) square feet of gross floor area may be used for shopping centers meeting the following criteria: 1. The gross floor area of the shopping center does not exceed 100,000 square feet; and 2. The gross floor area of all eating and drinking establishments does not exceed fifteen (15) percent of the gross floor area of the shopping center. B. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more shall meet the parking space requirement for the applicable use in compliance with Section 20.40.040 (Off -Street Parking Spaces Required). C. Shopping centers with gross floor areas in excess of 100,000 square feet or with eating and drinking establishments occupying more than fifteen (15) percent of the gross floor area of the center shall use a parking requirement equal to the sum of the requirements prescribed for each use in the shopping center. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.060 Parking Requirements for Food Service Uses. .................................................................................................................................................................................................................................................................................................................................. A. Establishment of Parking Requirement. The applicable review authority shall establish the off-street parking requirement for food service uses within a range of one space for each thirty (30) to fifty (50) square feet of net public area based upon the following considerations: 1. Physical Design Characteristics. a. The gross floor area of the building or tenant space; b. The number of tables or seats and their arrangement; c. Other areas that should logically be excluded from the determination of net public area; https://www.codepublishing.com/CA/NewportBeach/ 7/17 12-666 5/15/2019 Chapter 20.40 OFF-STREET PARKING d. The parking lot design, including the use of small car spaces, tandem and valet parking and loading areas; e. Availability of guest dock space for boats; and f. Extent of outdoor dining. 2. Operational Characteristics. a. The amount of floor area devoted to live entertainment or dancing; b. The amount of floor area devoted to the sale of alcoholic beverages; c. The presence of pool tables, big screen televisions or other attractions; d. The hours of operation; and e. The expected turnover rate. 3. Location of the Establishment. a. In relation to other uses and the waterfront; b. Availability of off-site parking nearby; c. Amount of walk-in trade; and d. Parking problems in the area at times of peak demand. B. Conditions of Approval. If during the review of the application, the review authority uses any of the preceding considerations as a basis for establishing the parking requirement, the substance of the considerations shall become conditions of the permit application approval and a change to any of the conditions will require an amendment to the permit application, which may be amended to establish parking requirements within the range as noted above. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.070 Development Standards for Parking Areas. .................................................................................................................................................................................................................................................................................................................................. A. Access to Parking Areas. Access to off-street parking areas shall be provided in the following manner: 1. Nonresidential and Multi -Unit. Parking areas for nonresidential and multi -unit uses: a. Adequate and safe maneuvering aisles shall be provided within each parking area so that vehicles enter an abutting street or alley in a forward direction. b. The Director may approve exceptions to the above requirement for parking spaces immediately adjoining a public alley, provided not more than ten (10) feet of the alley right-of-way is used to accommodate the required aisle width, and provided the spaces are set back from the alley the required minimum distances shown in Table 3-11. TABLE 3-11 PARKING SETBACK FROM ALLEY Alley Width Minimum Setback 15'0" or less 5'0" https://www.codepublishing.com/CA/NewportBeach/ 8/17 12-667 5/15/2019 Chapter 20.40 OFF-STREET PARKING Alley Width Minimum Setback 15'1" to 19'11" 3'9" 20'0" or more 2'6" c. The first parking space within a parking area accessed from a public street shall be set back a minimum of five feet from the property line. 2. Access Ramps. Ramps providing vehicle access to parking areas shall not exceed a slope of fifteen (15) percent. Changes in the slope of a ramp shall not exceed eleven (11) percent and may occur at five-foot intervals. Refer to Public Works Standard 160L -B, C and 805L -B. The Director of Public Works may modify these standards to accommodate specific site conditions. B. Location of Parking Facilities. 1. Residential Uses. Parking facilities serving residential uses shall be located on the same site as the use the parking is intended to serve. Additional requirements are provided in Section 20.40.090 (Parking Standards for Residential Uses). 2. Nonresidential Uses. Parking facilities for nonresidential uses shall be located on the same site as the use the parking is intended to serve, except where an off-site parking facility is approved in compliance with Section 20.40.100 (Off -Site Parking). 3. Parking Structures. When adjacent to a residential zoning district, the development of structured parking, including rooftop parking, shall require the approval of a conditional use permit to address potential impacts to adjacent residential uses. 4. Parking on Slopes. Parking shall not be allowed on slopes greater than five percent. This shall not apply to parking spaces located within a parking structure. The Director of Public Works may adjust these standards to accommodate specific site conditions. C. Parking Space and Lot Dimensions. 1. Minimum Parking Space and Drive Aisle Dimensions. Each parking space, drive aisle, and other parking lot features shall comply with the minimum dimension requirements in Tables 3-13 and 3-14 and as illustrated in Figure 3-6. 2. Width of Parking Aisle. The width of parking aisles may be reduced by the Public Works Director in unique situations arising from narrow lots or existing built conditions when traffic safety concerns have been addressed. TABLE 3-12 MINIMUM STANDARD PARKING SPACE SIZE Minimum Standard Space Requirements Width Length 8 ft. 6 in. 17 ft. TABLE 3-13 https://www.codepublishing.com/CA/NewportBeach/ 9/17 12-668 5/15/2019 Chapter 20.40 OFF-STREET PARKING STANDARD VEHICLE SPACE REQUIREMENTS Angle (degrees) Stall Width (1)(3) Stall Depth (2) Stall Length (3) Aisle Width One -Way Two -Way Parallel 8 ft. N/A 22 ft. 14 ft. 24 ft. 30 8 ft. 6 in. 16 ft. 17 ft. 14 ft. N/A 45 8 ft. 6 in. 18 ft. 17 ft. 14 ft. N/A 60 8 ft. 6 in. 19 ft. 17 ft. 18 ft. N/A 90 8 ft. 6 in. 17 ft. 17 ft. 26 ft. 26 ft. (1) When the length of a parking space abuts a wall, or similar obstruction, the required width of the space shall be increased to nine feet. (2) Measured perpendicular to aisle. (3) Structural elements shall not encroach into the required stall, with the exception of a one square foot area at the front corners. 3. Bumper Overhang Areas. A maximum of two and one-half feet of the parking stall depth may be landscaped with low -growing, hearty materials in lieu of paving or an adjacent walkway may be increased, allowing a two and one-half foot bumper overhang while maintaining the required parking dimensions. 4. Compact Parking. Compact parking spaces shall not be allowed. However, where they exist at the time of adoption of this Zoning Code they may remain and shall not be considered a nonconforming condition. Street 30 Degree Angle Parking Street 45 Degree Angle Parking 5' ,�• I} e•bl` f 35'6' �6' \Wheel Sropsa Curbs 1 77 Illlll�lllll��q ���:� 60 Degree Angle Parking 90 Degree Parking Figure 3-6 https://www.codepublishing.com/CA/NewportBeach/ 10/17 12-669 5/15/2019 Chapter 20.40 OFF-STREET PARKING Parking Lot Dimensions D. Required Parking Area Improvements. Off-street parking areas shall have the following improvements: 1. Curbing and Wheel Stops. a. Continuous concrete curbing shall be installed a minimum of five feet from a wall, fence, building, or other structure. Curbs shall be a minimum of four inches high. b. The minimum standard curb radius shall be six feet at all aisle corners. Alternative curb radii may be approved by the Director of Public Works. c. Individual wheel stops may be provided in lieu of continuous curbing when the parking is adjacent to a landscaped area, and the parking area drainage is directed to the landscaped area subject to the approval of the Director of Public Works. Wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space. Wheel stops shall not be used in conjunction with continuous curbing, including adjacent to raised walkways. 2. Drainage. Parking lots shall be designed in compliance with the stormwater quality and quantity standards of the City's best management practices and the City's Standard Specifications and Plans. 3. Landscaping. Landscaping for new surface parking lots with ten (10) or more spaces shall be provided as indicated below. These requirements do not apply to routine maintenance and restriping of existing parking lots. a. Perimeter Parking Lot Landscaping. i. Adjacent to Streets. (A) Parking areas abutting a public street shall be designed to provide a perimeter landscape strip a minimum five feet wide between the street right-of-way and parking area. The Director may grant an exception to this requirement if existing structures, substandard lots, or unique site conditions preclude its implementation. In this case, the maximum feasible planting strip area shall be provided based on site conditions. (B) Landscaping, other than trees, shall be designed and maintained to screen cars from view from the street and shall be maintained at approximately thirty-six (36) inches in height. (C) Screening materials may include a combination of plant materials, earth berms, raised planters, low walls, or other screening devices that meet the intent of this requirement as approved by the Director. (D) Plant materials, walls, or structures within a traffic sight area of a driveway shall not exceed thirty-six (36) inches in height in compliance with Section 20.30.130 (Traffic Safety Visibility Area). ii. Adjacent to Residential Use. (A) Parking areas for nonresidential uses adjoining residential uses shall provide a landscaped buffer yard with a minimum of five feet in width between the parking area and the common property line bordering the residential use. A solid masonry wall and landscaping in compliance with Section 20.30.020(D) (Screening and Buffering Between Different Zoning Districts) shall be provided along the property line. https://www.codepublishing.com/CA/NewportBeach/ 11/17 12-670 5/15/2019 Chapter 20.40 OFF-STREET PARKING (B) Trees shall be provided at a rate of one for each thirty (30) square feet of landscaped area and shall be a minimum twenty-four (24) inch box container at time of planting. b. Interior Parking Lot Landscaping. i. Trees Required. (A) Number and Location. Trees shall be evenly spaced throughout the interior parking area at a rate of one tree for every five parking spaces. Trees shall be located in planters that are bounded on at least two sides by parking area paving. Planters shall have a minimum exterior dimension of five feet. (B) Size. All trees within the parking area shall be a minimum twenty-four (24) inch box container at time of planting. ii. Ends of Aisles. All ends of parking aisles shall have landscaped islands planted with trees, shrubs, and groundcover. iii. Larger Projects. Parking lots with more than one hundred (100) spaces shall provide an appropriate entry feature consisting of a concentration of landscape elements, including specimen trees, flowering plants, enhanced paving, and project identification. 4. Lighting. Parking lots shall be lighted so that there is a minimum illumination over the entire lot of 1.0 footcandle and an average over the entire lot of 2.5 footcandles. Lighting shall comply with the standards in Section 20.30.070 (Outdoor Lighting). 5. Stall Markings, Directional Arrows, and Signs. a. Parking spaces shall be clearly outlined with four -inch -wide lines painted on the surface of the parking facility. Carpool and vanpool spaces shall be clearly identified for exclusive use of carpools and vanpools. b. Parking spaces for the disabled shall be striped and marked so as to be clearly identified in compliance with the applicable Federal, State, and City standards. c. Driveways, circulation aisles, and maneuvering areas shall be clearly marked with directional arrows and lines to ensure the safe and efficient flow of vehicles. d. The Director of Public Works may require the installation of traffic signs in addition to directional arrows to ensure the safe and efficient flow of vehicles in a parking facility. 6. Surfacing. Parking spaces and maneuvering areas shall be paved and permanently maintained with asphalt, concrete, or interlocking paving stones or other City -approved surfaces. E. Enclosed Parking. The following regulations shall apply to enclosed commercial off-street parking: 1. Doors shall remain open during regular business hours; 2. A sign shall be posted on the business frontage that advises patrons of the availability and location of parking spaces; 3. Signs shall be posted on the site containing the following information: a. Doors are to remain open during business hours; and https://www.codepublishing.com/CA/NewportBeach/ 12/17 12-671 5/15/2019 Chapter 20.40 OFF-STREET PARKING b. A number to call for Code Enforcement. 4. The location, size, and color of the signs required above shall be approved by the Department. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts. .................................................................................................................................................................................................................................................................................................................................. Where parking lots for nonresidential uses are allowed in residential zoning districts in compliance with Chapter 20.18 (Residential Zoning Districts), they shall be developed in compliance with the following requirements in addition to other applicable standards provided in this chapter. A. Conditional Use Permit Required. Approval of a conditional use permit shall be required in order to locate a parking lot intended for nonresidential use within a residential zoning district. B. Location of Parking Area. The parking area shall be accessory to, and for use of, one or more abutting nonresidential uses allowed in an abutting commercial zoning district. The Commission may grant a waiver for noncontiguous parking lots, but only under all of the following conditions: 1. The parking lot is designed to be compatible with the neighborhood; 2. There are no residential uses between the parking lot and the commercial zoning district; 3. The location of the parking lot does not fragment the adjacent neighborhood; 4. The parking lot is not detrimental or injurious to property and improvements in the neighborhood; and 5. The parking lot is located within a reasonable walking distance of the use to which it is an accessory. C. Access. Access to parking lots shall be from commercial streets or alleys. An exception may be granted by the Commission if no commercial streets are available for access. D. Passenger Vehicle Parking Only. Parking lots shall be used solely for the parking of passenger vehicles. E. Signs. No signs, other than signs designating entrances, exits, and conditions of use shall be maintained in parking areas. Signs shall not exceed four square feet in area and five feet in height. The number and location shall be approved by the Director before installation. F. Perimeter Wall. The parking lot shall have a solid masonry wall six feet in height along all interior property lines adjacent to residential zoning districts and thirty-six (36) inches in height adjacent to streets and the front setback area of an abutting residential use. G. Development Standards. The parking lot shall be developed in compliance with the development standards of this chapter and the outdoor lighting standards in Section 20.30.070 (Outdoor Lighting). H. No Overnight Parking. Overnight parking shall be prohibited and the parking lot shall be secured after business hours to prevent any use of the facility. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.090 Parking Standards for Residential Uses. .................................................................................................................................................................................................................................................................................................................................. A. Parking Space and Driveway Dimensions. 1. Minimum Interior Dimensions. The minimum interior dimensions for parking spaces in residential zoning districts shall be as provided in Table 3-14. The Director may approve a reduced width for duplex units when two separate single car garages are proposed side by side and the applicant has proposed the maximum width possible. https://www.codepublishing.com/CA/NewportBeach/ 13/17 12-672 5/15/2019 Chapter 20.40 OFF-STREET PARKING TABLE 3-14 MINIMUM INTERIOR DIMENSIONS Lot Width Single Car/Tandem* Two Car 30 feet or less 9'3" x 19'(35')* 17'6" x 19' 30.1-39.99 feet 10'x 19'(35')* 18'6" x 19' 40 feet or more 10' x 20' 20'x 20' * The minimum depth for a two -car tandem space is thirty-five (35) feet. 2. Tandem Parking. Tandem parking for a maximum of two cars in depth shall be allowed in residential districts subject to the minimum interior dimensions provided in Table 3-14. 3. Driveway Width. Driveways visible from a public right-of-way shall not be wider than required to access an adjacent garage as follows: a. One car garage: ten (10) feet wide. b. Two car garage: twenty (20) feet wide. c. Three car garage: twenty-five (25) feet wide. d. Four car garage: thirty-two (32) feet wide. 4. Vertical Clearances. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. B. Access to Parking. 1. Direct Access Required. Each parking space shall be capable of being accessed directly from an adjoining vehicular right-of-way or over an improved hard surfaced driveway, except for approved tandem parking spaces. 2. Clear Access Required. Where access to a required parking space is taken over a driveway, the driveway shall be maintained free and clear at all times except for the parking of currently registered, licensed motor vehicles, and for temporary obstructions that are incidental to the use of the property. Temporary obstructions in the driveway shall be allowed only for a period up to seventy-two (72) hours. C. Location of Parking. 1. Allowed Parking Areas. Parking of vehicles is allowed only in permanent parking areas and on driveways leading to allowed parking areas. Under no circumstances shall landscaped areas or hardscaped areas in front yards, other than driveways, be used for the parking of vehicles. 2. Garages Facing the Street. Garages with doors that face the street that are located within twenty (20) feet of the front property line shall be equipped with automatic roll -up doors. 3. Parking Located in Required Setback Areas. The following requirements shall apply to the parking or storage of motor vehicles, recreational vehicles, watercraft, trailers, and similar items in residential zoning districts: https://www.codepublishing.com/CA/NewportBeach/ 14/17 12-673 5/15/2019 Chapter 20.40 OFF-STREET PARKING a. Front Setback Areas. Parking or storage in required front setback areas shall be prohibited, except on driveways in front of garages that set back a minimum of twenty (20) feet from the front property line. b. Side Setback Areas. Parking or storage in required side setback areas (behind the rear line of the required front setback area) shall be allowed. c. Rear Setback Areas Without Alleys. Parking or storage in required rear setback areas shall be allowed. d. Rear Setback Areas with Alleys. Parking or storage in required rear setback areas shall not be allowed. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.100 Off -Site Parking. .................................................................................................................................................................................................................................................................................................................................. A. Conditional Use Permit Required. Approval of a conditional use permit shall be required for a parking facility or any portion of required parking that is not located on the same site it is intended to serve. B. Findings. In order to approve a conditional use permit for an off-site parking facility the Commission shall make all of the following findings in addition to those required for the approval of a conditional use permit: 1. The parking facility is located within a convenient distance to the use it is intended to serve; 2. On -street parking is not being counted towards meeting parking requirements; 3. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area; and 4. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. C. Parking Agreement. A parking agreement, which guarantees the long-term availability of the parking facility for the use it is intended to serve, shall be recorded with the County Recorder's Office. The agreement shall be in a form approved by the City Attorney and the Director. D. Loss of Off -Site Parking. 1. Notification of City. The owner or operator of a business that uses an approved off-site parking facility to satisfy the parking requirements of this chapter shall immediately notify the Director of any change of ownership or use of the property where the spaces are located, or changes in the use that the spaces are intended to serve, or of any termination or default of the agreement between the parties. 2. Effect of Termination of Agreement. Upon notification that the agreement for the required off-site parking has terminated, the Director shall establish a reasonable time in which one of the following shall occur: a. Substitute parking is provided that is acceptable to the Director; or b. The size or capacity of the use is reduced in proportion to the parking spaces lost. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.110 Adjustments to Off -Street Parking Requirements. .................................................................................................................................................................................................................................................................................................................................. The number of parking spaces required by this chapter may be reduced only in compliance with the following standards and procedures. A. ADA Compliance. The Director may administratively reduce parking requirements due to a loss of parking spaces because of ADA requirements associated with tenant improvements. https://www.codepublishing.com/CA/NewportBeach/ 15/17 12-674 5/15/2019 Chapter 20.40 OFF-STREET PARKING B. Reduction of Required Off -Street Parking. Off-street parking requirements may be reduced with the approval of a conditional use permit in compliance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) as follows: 1. Reduced Parking Demand. Required off-street parking may be reduced with the approval of a conditional use permit in compliance with the following conditions: a. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on -street parking available, greater than normal walk in trade, mixed-use development); and b. A parking management plan shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). 2. Joint Use of Parking Facilities. Required off-street parking may be reduced with the approval of a conditional use permit where two or more nonresidential uses on the same site or immediately adjacent sites have distinct and differing peak parking demands (e.g., a theater and a bank). The review authority may grant a joint use of parking spaces between the uses that results in a reduction in the total number of required parking spaces in compliance with the following conditions: a. The most remote space is located within a convenient distance to the use it is intended to serve; b. The amount of reduction is no greater than the number of spaces required for the least intensive of the uses sharing the parking; c. The probable long-term occupancy of the structures, based on their design, will not generate additional parking demand; d. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that there is no conflict in the peak parking demand for the uses proposing to make joint use of the parking facilities; e. The property owners involved in the joint use of parking facilities shall record a parking agreement approved by the Director and City Attorney. The agreement shall be recorded with the County Recorder, and a copy shall be filed with the Department; and f. A parking management plan shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). C. Parking Management Plan. When a parking management plan to mitigate impacts associated with a reduction in the number of required parking spaces is required by this chapter, the parking management plan may include, but is not limited to, the following when required by the review authority: 1. Restricting land uses to those that have hours or days of operation so that the same parking spaces can be used by two or more uses without conflict; 2. Restricting land uses with high parking demand characteristics; 3. Securing off-site parking in compliance with Section 20.40.100 (Off -Site Parking); 4. Providing parking attendants and valet parking; and 5. Other appropriate mitigation measures. https://www.codepublishing.com/CA/NewportBeach/ 16/17 12-675 5/15/2019 Chapter 20.40 OFF-STREET PARKING D. Required Data. In reaching a decision to allow a reduction of required parking spaces, the review authority shall consider data submitted by the applicant or collected/prepared at the applicant's expense. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.120 Parking Management Districts. Properties within a parking management district, established through the Parking Management (PM) Overlay District, may be exempted from all or part of the off-street parking requirements of this chapter in compliance with the provisions of the adopted parking management district plan. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.130 In -Lieu Parking Fee. The number of parking spaces required by Section 20.40.040 (Off -Street Parking Spaces Required) may be reduced if the review authority authorizes the use of an in -lieu fee to be paid by the applicant towards the development of public parking facilities. The in -lieu fee shall be paid to the Citywide Parking Improvement Trust Fund. The amount of the fee and time of payment shall be established by Council resolution. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) The Newport Beach Municipal Code is current through Ordinance 2019-06, passed March 12, 2019. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. https://www.codepublishing.com/CA/NewportBeach/ 17/17 12-676 APPENDIX C: REFERENCE PARKING DEMAND COUNTS 9/21/2019 AND 9/26/2019 12618-21 Parking Evaluation t" URBAN 12-677 12618 Newport Beach Observational Parking Counts Saturday, September 21 st, 2019 Inventors 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 1 2:00 PM 1 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 1 7:00 PM 1 8:00 PM 1 9:00 PM 1 10:00 PM Total Occupancy12 3 4 3 3 5 3 5 4 3 2 2 2 2 2 Total Percent 25% 33% 25% 25% 42% 25% i 42% 1 33% 1 25% i 17% 17% 17% 17% 17% Inventory 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 1 2:00 PM 1 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 1 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 3 4 3 3 4 3 5 4 3 2 2 2 2 2 0 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 1 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Karma OC Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 Subtotal 12 3 4 3 3 5 3 5 4 3 2 2 2 2 2 Total Occupancy12 3 4 3 3 5 3 5 4 3 2 2 2 2 2 Total Percent 25% 33% 25% 25% 42% 25% i 42% 1 33% 1 25% i 17% 17% 17% 17% 17% Inventory 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 1 2:00 PM 1 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 1 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 7 0 1 2 1 0 1 1 1 0 0 0 0 0 0 Total Percent 0% 14% 29% 14% 0% 14% 14% 14% 0% 0% 0% 0% 0% 0% Inventors 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Twila True Jewelry 0 1 2 1 0 1 1 1 0 0 0 0 0 0 Zone 2 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 3 Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 7 0 1 2 1 0 1 1 1 0 0 0 0 0 0 Total Occupancy 7 0 1 2 1 0 1 1 1 0 0 0 0 0 0 Total Percent 0% 14% 29% 14% 0% 14% 14% 14% 0% 0% 0% 0% 0% 0% Inventors 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 45 13 17 18 i 18 i 21 i 21 1 19 17 i 13 i 13 9 9i 97 Total Percent 29% 38% 40% 40% 47% 47% 42% 38% 29% 29% 20% 20% 20% 16% Inventory 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 4 5 7 5 9 9 6 6 6 6 4 2 2 2 0 Twila True Jewelry 2 5 5 6 5 5 5 5 2 2 2 2 2 2 0 Karma OC 2 2 2 2 2 2 2 2 2 2 2 2 2 2 Zone 3 Ferrari 2 2 2 1 3 3 4 2 1 0 0 0 0 0 0 0 Maserati 3 3 2 2 2 2 2 2 2 2 0 0 0 0 0 Other 0 0 0 2 0 0 0 0 0 1 1 3 3 1 Subtotal 45 13 17 18 18 21 21 19 17 13 13 9 9 9 7 Total Occupancy 45 13 17 18 i 18 i 21 i 21 1 19 17 i 13 i 13 9 9i 97 Total Percent 29% 38% 40% 40% 47% 47% 42% 38% 29% 29% 20% 20% 20% 16% Inventory 1 9:00 AN 1 10:00 AN 1 11:00 AN 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 9 1 2 2 2 1 1 1 1 1 0 0 0 0 0 Total Percent 11 % 22 % 22 % 22 % 11 % 11 % 11 % 11 % 11 % 0 % 0 % 0 % 0 % 0 % Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-678 Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 4 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Ferrari 1 2 2 2 1 1 1 1 1 0 0 0 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 9 1 2 2 2 1 1 1 1 1 0 0 0 0 0 Total Occupancy 9 1 2 2 2 1 1 1 1 1 0 0 0 0 0 Total Percent 11 % 22 % 22 % 22 % 11 % 11 % 11 % 11 % 11 % 0 % 0 % 0 % 0 % 0 % Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-678 12618 Newport Beach Observational Parking Counts Inventory 1 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Percent Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 31 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 5 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Ferrari 0 1 2 0 0 2 2 1 0 0 0 0 1 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 8 0 1 2 0 0 2 2 1 0 0 0 0 1 0 Total Occupancy 8 1 0 1 1 1 2 1 0 1 0 1 2 2 1 1 0 1 0 1 0 1 0 1 1 1 0 Total Percent 1 0% 1 13% 1 25% 1 0% 1 0% 1 25% i 25% i 13% 0% 0% 0% 0% 1 13% 1 0% Inventory 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Percent Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 31 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 6 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 14 15 15 14 13 15 14 15 14 14 14 14 14 14 Subtotal 17 14 15 15 14 13 15 14 15 14 14 14 14 14 14 Total Occupancy 17 14 15 15 14 13 15 14 15 14 14 14 14 14 14 Total Percent 82% 88% 88% 82% 76% 88% 82% 88% 82% 82% 82% 82% 82% 82% Grand Total Occupancy 98 31 40 42 38 40 43 42 39 31 29 25 25 26 23 Grand Total Percent 32% 41% 43% 39% 41% 44% 43% 40% 32% 30% 26% 26% 27% 23% Inventory 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autosport 7 9 10 8 13 12 11 10 9 8 6 4 4 4 Twila True Jewelry 2 6 7 7 5 6 6 6 2 2 2 2 2 2 Karma OC 2 2 2 2 2 2 2 2 2 2 2 2 2 2 Total Ferrari 3 5 6 3 4 6 7 4 2 0 0 0 1 0 Maserati 17 18 17 16 16 17 16 17 16 16 14 14 14 14 Other 0 0 0 2 0 0 0 0 0 1 1 3 3 1 Subtotal 98 31 40 42 38 40 43 42 39 31 29 25 25 26 23 Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-679 12618 Newport Beach Observational Parking Counts Thursday, September 26th, 2019 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 1 2:00 PM 1 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 1 7:00 PM 1 8:00 PM 1 9:00 PM 1 10:00 PM Total Occupancy 12 4 5 5 5 6 6 6 6 6 7 4 4 5 4 Total Percent 33% 42% 42% 42% 50% 50% 50% 50% 50% 58% 33% 33% 42% 33% Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 4 5 5 5 6 6 6 6 6 7 4 4 5 4 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 1 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 3 Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 12 4 5 5 5 6 6 6 6 6 7 4 4 5 4 Total Occupancy 12 4 5 5 5 6 6 6 6 6 7 4 4 5 4 Total Percent 33% 42% 42% 42% 50% 50% 50% 50% 50% 58% 33% 33% 42% 33% Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 7 1 0 1 1 1 1 i 1 1 3 1 2 i 2 1 1 1 0 i 0 i 0 i 0 i 0 Total Percent 1 0% 1 14% 1 14% 1 14% 1 43% 1 29% 1 29% 14% 14% 1 0% 1 0% 1 0% 1 0% 1 0% Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 0 0 0 1 2 1 1 0 0 0 0 0 0 0 Twila True Jewelry 0 1 1 0 1 1 1 1 1 0 0 0 0 0 Zone 2 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 3 Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 7 0 1 1 1 3 2 2 1 1 0 0 0 0 0 Total Occupancy 7 1 0 1 1 1 1 i 1 1 3 1 2 i 2 1 1 1 0 i 0 i 0 i 0 i 0 Total Percent 1 0% 1 14% 1 14% 1 14% 1 43% 1 29% 1 29% 14% 14% 1 0% 1 0% 1 0% 1 0% 1 0% Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy 4515 25 27 25 25 22 22 21 21 16 11 10 10 6 Total Percent 313 % 56% 60% 56% 56% 49% 49% 47% 47% 36% 24% 212% 22 % 13 Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autos ort 7 11 11 11 11 11 9 9 9 8 5 3 3 1 Twila True Jewelry 2 5 7 6 5 4 4 4 5 1 1 1 1 1 Zone 4 Karma OC 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Zone 3 Ferrari 2 5 5 4 5 3 5 4 3 3 0 0 0 0 Maserati 1 1 1 1 1 1 1 1 1 1 1 1 1 0 Other0 0 0 0 0 0 0 0 0 0 0 1 2 2 1 Subtotal 45 15 25 27 25 25 22 22 21 21 16 11 10 10 6 Total Occupancy 4515 25 27 25 25 22 22 21 21 16 11 10 10 6 Total Percent 313 % 56% 60% 56% 56% 49% 49% 47% 47% 36% 24% 212% 22 % 13 Inventory 1 9:00 AM 1 10:00 AM 1 11:00 AM 1 12:00 PM 1 1:00 PM 2:00 PM 3:00 PM 1 4:00 PM 1 5:00 PM 1 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Occupancy9 0 1 1 1 2 2 1 2 1 0 0 1 0 0 Total Percent 0% 11% 11% 11% 22% 22% 11% 22% 11% 0% 0% 11% 0% 0% Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-680 Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 4 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Ferrari 0 1 1 1 2 2 1 2 1 0 0 1 0 0 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 9 0 1 1 1 2 2 1 2 1 0 0 1 0 0 Total Occupancy9 0 1 1 1 2 2 1 2 1 0 0 1 0 0 Total Percent 0% 11% 11% 11% 22% 22% 11% 22% 11% 0% 0% 11% 0% 0% Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-680 12618 Newport Beach Observational Parking Counts Inventory 1 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Percent i i Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 33 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 5 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Ferrari 0 1 2 1 0 0 2 0 2 0 0 0 0 1 Maserati 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Subtotal 8 0 1 2 1 0 0 2 0 2 0 0 0 0 1 Total Occupancy 8 0 1 2 1 0 0 2 0 2 1 0 1 0 0 0 1 Total Percent 0% 13% 25% 13% 0% 0% 25% 0% 25% 0% 0% 0% 0% 13% Inventory 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Total Percent i i Newport Autos ort 0 0 0 0 0 0 0 0 0 0 0 0 0 0 33 Twila True Jewelry 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Zone 6 Karma OC 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Ferrari 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Maserati 14 15 16 16 16 15 16 16 16 16 14 15 15 15 Subtotal 17 14 15 16 16 16 15 16 16 16 16 14 15 15 15 Total Occupancy 17 14 15 16 16 16 15 16 16 16 16 14 15 15 15 Total Percent i i 82% 88% 94% 94% 94% 88% 94% 94% 94% 94% 82% 88% 88% 88% Grand Total Occupancy 98 I i 33 48 52 49 52 47 49 46 47 39 29 30 30 26 Grand Total Percent 34% 49% 53% 50% 53% 48% 50% 47% 48% 40% 30% 31% 31% 27% Inventory 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Newport Autosport 11 16 16 17 19 18 16 15 15 15 9 7 8 5 Twila True Jewelry 2 6 8 6 6 5 5 5 6 1 1 1 1 1 Karma OC 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Total Ferrari 2 7 8 6 7 5 8 6 6 3 0 1 0 1 Maserati 15 16 17 17 17 16 17 17 17 17 15 16 16 15 Other 0 0 0 0 0 0 0 0 0 0 1 2 2 1 Subtotal 98 33 48 52 49 52 47 49 46 47 39 29 30 30 26 Counts Unlimited, Inc. P.O. Box 1178 Corona, CA 92878 951-268-6268 12-681 PARKING MANAGEMENT PLAN 2510 West Coast Highway This Parking Management Plan relates to the proposal by MSM Global Ventures, LLC to develop a mixed- use project consisting of approximately 11,266 square feet of boutique showroom space and 35 multi- family residential dwelling units at 2510 West Coast Highway. This Parking Management Plan is limited to the boutique showroom component of the Project. PARKING MANAGEMENT PLAN 1. Newport Beach Municipal Code Section 20.40.110 (Adjustments to Off -Street Parking Requirements) allows for a reduction in the required number of parking spaces with approval of a conditional use permit. One of the conditions contemplated by the Municipal Code for allowing such reductions is that parking demand will be less than the required number of spaces. 2. The City's parking requirements for vehicle sales and retail sales do not accurately reflect the high-end boutique showroom use planned for the site, which will operate by appointment only during typical business hours and will not provide onsite mechanical services. 3. Counts observed at similar high-end boutique showrooms indicate the City's parking rates overstate parking demand by 33 spaces. Reference parking demand counts at three similar locations suggest an average parking rate of 1 space per every 1,656 square feet, with a peak parking rate of 1 space for every 876 square feet. With 11,266 square feet of high-end boutique showroom use, there would be a peak parking demand of 13 spaces at the 2510 West Coast Highway showroom. 4. The applicant has agreed to a condition of approval requiring that the high-end boutique showroom operate by appointment only during typical business hours. The applicant has also agreed to a condition of approval that no mechanical services will be provided on-site. CONCLUSION City parking requirements overstate the actual parking demand for the boutique showroom, which will operate by appointment only during typical business hours and will not provide mechanical services. Reference parking demand rates indicate a peak parking rate of 1 space per every 876 square feet of high-end boutique showroom. Based on that rate, there is a peak parking demand of 13 spaces for the proposed showroom. The applicant will commit to conditions of approval requiring the showroom to operate by appointment only and to prohibit mechanical services onsite. With incorporation of those conditions, onsite parking will be sufficient to accommodate projected demand and a conditional use permit is warranted. 12-682 Attachment No. PC 4 Air Quality and Greenhouse Gas Evaluation - Urban Crossroads dated June 10, 2020 12-683 ILf1URBAN CROSSROADS June 10, 2020 Mr. Mark Moshayedi Space Investment Partners 17475 Gillette Ave, Irvine, CA 92614 260 E. Baker St. I Suite 200 1 Costa Mesa, CA 92626 1 (949) 660-1994 urhanxroads.com SUBJECT: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT AIR QUALITY AND GREENHOUSE GAS ASSESSMENT Dear Mr. Mark Moshayedi: Urban Crossroads, Inc. is pleased to submit this Air Quality and greenhouse gas assessment to Space Investment Partners (Client) for the proposed 2510 West Coast Highway Mixed -Use Development (Project). The Project site is in the mariner's mile near the intersection of West Coast Highway and Tustin Avenue in the City of Newport Beach, as shown on Exhibit 1-A. EXECUTIVE SUMMARY SUMMARY OF FINDINGS Results of the Memo indicate the construction of the Project would result in less than significant impacts associated with air quality emissions. TABLE 1: SUMMARY OF CEQA SIGNIFICANCE FINDINGS Analysis Significance Findings Unmitigated Mitigated Construction Emissions Less Than Significant n/a Operational Emissions Less Than Significant n/a Localized Emissions Less Than Significant n/a CO "Hot Spot" Analysis Less Than Significant n/a Air Quality Management Plan Less Than Significant n/a 12-684 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 2 Sensitive Receptors Less Than Significant n/a Odors Less Than Significant n/a Cumulative Impacts Less Than Significant n/a Greenhouse Gas Emissions Less Than Significant n/a PROJECT DESCRIPTION The Project is proposed to consist of a mix of residential, boutique automotive showroom, and office use as shown on Exhibit 1-B. The Project will be developed on three levels as described below: Level 1: Boutique Auto Showroom with 8,741 gross square feet of use with 750 square feet of office use, 291 square feet of stair egress, and an additional 1,484 square feet of mezzanine office use. Level 2: Multi -family residential with 18 dwelling units. Level 3: Multi -family residential with 17 dwelling units. The combined mixed-use project will provide a total of 35 multi -family residential dwelling units with 11,266 gross square feet of non-residential uses (boutique auto showroom and office use). The discrepancy between the project area square feet of 11,266 and the 10,975 as noted in the traffic report is due to the 291 square feet of stair egress included in this report. The stair egress will not cause any AQ or GHG impacts. STANDARD REGULATORY REQUIREMENTS/BEST AVAILABLE CONTROL MEASURES (BACMS) South Coast Air Quality Management District (SCAQMD) Rules that are currently applicable during construction activity for this Project include but are not limited to Rule 403 (Fugitive Dust) (1), Rule 1113 (Architectural Coatings) (2), Rule 445 (Wood Burning Devices). Implementation of these rules are required pursuant to existing law and therefore is considered part of the Project. BACM AQ -1 All applicable measures included in Rule 403, shall be incorporated into Project plans and specifications as implementation of Rule 403, which include but are not limited to (1): • All clearing, grading, earth -moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are limited to 15 miles per hour or less. 12-685 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 3 EXHIBIT A: LOCATION MAP CUFF M r l r .Ao % : SSI TE,, i LEGEND: 1_1 Site Boundary f Sources; Esri, HERE, Garmin, Intermap, increment P Corp., GESCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esd China (Hang Kang), (C) OpenSrreerMap conWharors, and the GIS 12-686 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 4 EXHIBIT B: SITE PLAN 12-687 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 5 • The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the mid-morning, afternoon, and after work is done for the day. BACM AQ -2 The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 1113 (2): • Only "Low -Volatile Organic Compounds (VOC)" paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used. BACM AQ -3 The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 445 (3): • Rule 445 prohibits the use of wood burning stoves and fireplaces in new developments. CONSTRUCTION -SOURCE MITIGATION MEASURES As shown in the analysis below, the Project would not result in an exceedance of any localized or regional construction -source or operational -source emissions thresholds. As such, the Project would not result in any significant impacts and no mitigation measures are required. CALIFORNIA EMISSIONS ESTIMATOR MODELTm EMPLOYED TO ESTIMATE AQ EMISSIONS On October 17, 2017, the SCAQMD in conjunction with the California Air Pollution Control Officers Association (CAPCOA) and other California air districts, released the latest version of the California Emissions Estimator ModelT"" (CaIEEMod) v2016.3.2. The purpose of this model is to more accurately calculate construction -source and operational -source criteria pollutant (Nitrogen Oxides (NOx), VOC, Particulate Matter less than 10 microns (PM1o), Particulate Matter less than 2.5 microns (PM2.$), Sulfur Oxides (SOx), and Carbon Monoxide (CO)) and GHG emissions from direct and indirect sources; and quantify applicable air quality and GHG reductions achieved from mitigation measures. Accordingly, the latest version of CaIEEMod has been used for this Project to determine construction impacts related to the Project. Modeling outputs are provided in Attachments A. AIR QUALITY REGIONAL EMISSIONS CONSTRUCTION The estimated number of days of construction are shown on Table 2. Equipment employed for Project construction activities are based on CaIEEMod defaults, as shown on Table 3. The Project construction fleet may vary due to specific Project needs at any given time. 12-688 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 6 TABLE 2: CONSTRUCTION DURATION Phase Name Days Demolition 10 Site Preparation 1 Grading 2 Building Construction 230 Paving 5 Architectural Coating 5 TABLE 3: CONSTRUCTION EQUIPMENT Activity Equipment Amount Hours Per Day Demolition Concrete Industrial Saw 1 8 Rubber Tired Dozer 1 1 Tractor/Loader/Backhoe 2 6 Site Preparation Grader 1 8 Tractor/Loader/Backhoe 1 8 Grading Grader 1 8 Rubber Tired Dozer 1 1 Tractor/Loader/Backhoe 2 6 Building Construction Crane 1 4 Forklift 2 6 Tractor/Loader/Backhoe 2 8 Paving Cement and Mortar Mixers 4 6 Pavers 1 7 Rollers 1 7 Tractor/Loader/Backhoe 1 7 Architectural Coating Air Compressors 1 6 12-689 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 7 DEMOLITION The Project is anticipated to demolish existing uses on-site. Based on a review of aerial imagery, it is conservatively estimated that up to 10,000 square feet of building space/related debris could be demolished and removed from the site. GRADING ACTIVITIES The Project is anticipated to include soil import as a part of Project grading activities (to accommodate the subterranean parking structure proposed). The Project is expected require 310 cubic yards of soil import. For purposes of analysis, the 310 cubic yards of import along with a model default hauling trip length of 20 miles has been utilized. REGIONAL CONSTRUCTION EMISSIONS SUMMARY IMPACTS WITHOUT MITIGATION The estimated maximum daily construction emissions without mitigation are summarized on Table 4. Detailed construction model outputs are presented in Attachment A. Under the assumed construction modeling scenario discussed above, emissions resulting from the Project construction would not exceed criteria pollutant thresholds established by the SCAQMD for emissions of any criteria pollutant, and accordingly will not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard.. Thus, a less than significant impact would occur for regional Project -related construction -source emissions and no mitigation is required. TABLE 4: PROJECT CONSTRUCTION EMISSIONS AND REGIONAL THRESHOLDS (WITHOUT MITIGATION) Phase Emissions (lbs/day) VOC NOx CO Sox PM10 PM2.5 2020 1.01 17.08 8.50 0.03 1.65 0.89 2021 64.06 8.62 8.30 0.02 0.81 0.51 Maximum Daily Emissions 64.06 17.08 8.50 0.03 1.65 0.89 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO lbs/day = Pounds Per Day OPERATIONS Operational activities associated with the Project would result in emissions of CO, VOCs, NOx, SOx, PM1o, and PM2.5. Operational related emissions are expected from the following primary sources: area source emissions, energy source emissions, mobile source emissions, and on-site equipment emissions. 12-690 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 8 AREA SOURCE EMISSIONS Architectural Coatings — Over a period of time, the buildings that are part of this Project will be subject to emissions resulting from the evaporation of solvents contained in paints, varnishes, primers, and other surface coatings as part of Project maintenance. The emissions associated with architectural coatings were calculated using CaIEEMod. Consumer Products — Consumer products include, but are not limited to detergents, cleaning compounds, polishes, personal care products, and lawn and garden products. Many of these products contain organic compounds which when released in the atmosphere can react to form ozone and other photochemically reactive pollutants. The emissions associated with use of consumer products were calculated based on defaults provided within CaIEEMod. Landscape Maintenance Equipment — Landscape maintenance equipment would generate emissions from fuel combustion and evaporation of unburned fuel. Equipment in this category would include lawnmowers, shedders/grinders, blowers, trimmers, chain saws, and hedge trimmers used to maintain the landscaping of the Project. The emissions associated with landscape maintenance equipment were calculated based on assumptions provided in CaIEEMod. ENERGY SOURCE EMISSIONS Combustion Emissions Associated with Natural Gas and Electricity — Electricity and natural gas are used by almost every project. Criteria pollutant emissions are emitted through the generation of electricity and consumption of natural gas. However, because electrical generating facilities for the Project area are located either outside the region (state) or offset through the use of pollution credits (RECLAIM) for generation within the SCAB, criteria pollutant emissions from offsite generation of electricity is generally excluded from the evaluation of significance and only natural gas use is considered. The emissions associated with natural gas use were calculated using CalEEMod. MOBILE SOURCE EMISSIONS Project mobile source air quality emissions are primarily dependent on overall daily vehicle trip generation. The Project related operational air quality impacts derive primarily from vehicle trips generated by the Project. Project trips are based upon the 2510 W. Coast Hwy Mixed Use Development preliminary trip generation estimates provided by the City and relied on in UC's noise analysis. REGIONAL OPERATIONAL EMISSIONS SUMMARY IMPACTS WITHOUT MITIGATION Table 4 summarizes the Project's daily regional emissions from on-going operations. Detailed operational model outputs are presented in Attachment A. During operational activity, the Project will not exceed any of the thresholds of significance, and accordingly will not result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is non -attainment under 12-691 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 9 an applicable federal or state ambient air quality standard. Thus, a less than significant impact would occur for regional Project -related operation -sources emissions, and no mitigation is required. TABLE 5: PROJECT OPERATIONAL EMISSIONS AND REGIONAL THRESHOLDS - WITHOUT MITIGATION Operational Activities Emissions (lbs/day) VOC NOx CO Sox PM10 PM2.5 Summer Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.41 2.91 12.18 0.03 3.27 0.90 Total Maximum Daily Emissions 11.67 1 3.84 1 32.95 0.08 1 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Winter Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.47 3.02 11.85 0.03 3.27 0.90 Total Maximum Daily Emissions 11.74 1 3.94 1 32.63 0.08 1 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO LOCALIZED EMISSIONS The analysis makes use of methodology included in the SCAQMD Final Localized Significance Threshold Methodology (LST Methodology) (4). The SCAQMD has established that impacts to air quality are significant if there is a potential to contribute or cause localized exceedances of the federal and/or state ambient air quality standards (NAAQS/CAAQS). Collectively, these are referred to as Localized Significance Thresholds (LSTs). The SCAQMD established LSTs in response to the SCAQMD Governing Board's Environmental Justice Initiative 1-41. LSTs represent the maximum emissions from a project that will not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest residence or sensitive receptor. The SCAQMD states that lead agencies can use the LSTs as another indicator of significance in its air quality impact analyses. 'The purpose of SCAQMD's Environmental Justice program is to ensure that everyone has the right to equal protection from air pollution and fair access to the decision-making process that works to improve the quality of air within their communities. Further, the SCAQMD defines Environmental Justice as "...equitable environmental policymaking and enforcement to protect the health of all residents, regardless of age, culture, ethnicity, gender, race, socioeconomic status, or geographic location, from the health effects of air pollution." 12-692 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 10 Sensitive Receptors Receptor locations are off-site locations where individuals may be exposed to emissions from Project activities. This Memorandum analyzes localized construction emissions impacts at the nearest sensitive receptors. Some people are especially sensitive to air pollution and are given special consideration when evaluating air quality impacts from projects. These groups of people include children, the elderly, individuals with pre-existing respiratory or cardiovascular illness, and athletes and others who engage in frequent exercise. Structures that house these persons or places where they gather to exercise are defined as "sensitive receptors"; they are also known to be locations where an individual can remain for 24 hours. Sensitive receptors in the Project study area include existing residential homes, commercial, and educational uses. To assess the potential for localized impacts, the following sensitive receptor locations as shown on Exhibit C were identified as representative locations for analysis. R1: Located approximately 83 feet north of the Project site, R1 represents an existing single-family residential home located at 204 Tustin Avenue. R2: Location R2 represents the location 60 feet north of the Site roughly 47 feet above the pad elevation of the Project at 124 Tustin Avenue. R3: Located approximately 197 feet north of the Project site, R3 represents the Newport Theatre Arts Center. R4: Location R4 represents the existing outdoor play area for the nearby Bright Horizons daycare facility 2500 West Coast Highway located approximately 23 feet east of the Project site boundary. R5: Located approximately 55 feet west of the Project site, R5 represents the existing commercial retail uses that share a common courtyard area at 124 Tustin Avenue. The SCAQMD recommends that the nearest sensitive receptor be considered when determining the Project's potential to cause an individual and cumulatively significant impact. As such, the nearest sensitive receptor for evaluation is located at R4, the existing outdoor play area for the nearby Bright Horizons daycare facility located approximately 25 feet/7.6 meters east of the Project site. The LST Methodology explicitly states that "Itis possible that a project may have receptors closer than 25 meters. Projects with boundaries located closer than 25 meters to the nearest receptor should use the LSTs for receptors located at 25 meters (4)." As the daycare facility is located less than 25 -meters from the Project site, the 25 -meter receptor distance will be used for evaluation of localized impacts consistent with SCAQMD's recommendations. LOCALIZED CONSTRUCTION EMISSIONS SUMMARY IMPACTS WITHOUT MITIGATION Table 6 identifies the localized impacts at the nearest receptor location in the vicinity of the Project. Outputs from the model runs for construction LSTs are provided in Attachment A. Under the assumed construction modeling scenario (as previously discussed), emissions resulting from the Project construction will not exceed the numerical thresholds of significance established by the SCQMD for any criteria pollutant, accordingly the Project's construction will not expose sensitive receptors to substantial pollutant concentrations. Thus, a less than significant impact related to sensitive receptors exposure to pollutants concentrations from Project construction would occur and no mitigation is required. 12-693 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 11 TABLE 6: LOCALIZED SIGNIFICANCE SUMMARY OF CONSTRUCTION WITHOUT MITIGATION) Maximum On -Site Construction Emissions Emissions (lbs/day) NOx CO PMio PMz.s Demolition Maximum Daily Emissions 7.87 7.62 1.45 0.59 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Site Preparation Maximum Daily Emissions 8.43 4.09 0.87 0.37 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Grading Maximum Daily Emissions 7.87 7.62 1.22 0.86 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Building Construction Maximum Daily Emissions 8.85 7.39 0.52 0.48 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Paving Maximum Daily Emissions 6.72 7.09 0.35 0.33 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Architectural Coating Maximum Daily Emissions 1.53 1.82 0.09 0.09 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO 12-694 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 12 EXHIBIT C: RECEPTOR LOCATIONS - tAz P, AN LEGEND: Site Boundary Re c e pt or L oc atlan s Distance from receiver to Project site boundary (in feet) P A 12-695 AN. A 12-695 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 13 CO "HOTSPOT" ANALYSIS As discussed below, the Project would not result in potentially adverse CO concentrations or "hot spots." Further, detailed modeling of Project -specific CO "hot spots" is not needed to reach this conclusion. An adverse CO concentration, known as a "hot spot", would occur if an exceedance of the state one-hour standard of 20 ppm or the eight-hour standard of 9 ppm were to occur. At the time of the SCAQMD's CEQA Air Quality Handbook (1993) (1993 CEQA Handbook), the SCAB was designated nonattainment under the CAAQS and NAAQS for CO (5). It has long been recognized that CO hotspots are caused by vehicular emissions, primarily when idling at congested intersections. In response, vehicle emissions standards have become increasingly stringent in the last twenty years. Currently, the allowable CO emissions standard in California is a maximum of 3.4 grams/mile for passenger cars (there are requirements for certain vehicles that are more stringent). With the turnover of older vehicles, introduction of cleaner fuels, and implementation of increasingly sophisticated and efficient emissions control technologies, CO concentration in the SCAB is now designated as attainment. To establish a more accurate record of baseline CO concentrations affecting the SCAB, a CO "hot spot" analysis was conducted in 2003 for four busy intersections in Los Angeles at the peak morning and afternoon time periods. This "hot spot" analysis did not predict any violation of CO standards, as shown on Table 3-14. TABLE 7: CO MODEL RESULTS Intersection Location CO Concentrations (ppm) Morning 1 -hour Afternoon 1 -hour 8 -hour Wilshire Boulevard/Veteran Avenue 4.6 3.5 3.7 Sunset Boulevard/Highland Avenue 4 4.5 3.5 La Cienega Boulevard/Century Boulevard 3.7 3.1 5.2 Long Beach Boulevard/Imperial Highway 3 3.1 8.4 Source: 2003 AQMP, Appendix V: Modeling and Attainment Demonstrations Notes: Federal 1 -hour standard is 35 ppm and the deferral 8 -hour standard is 9.0 ppm. Based on the SCAQMD's 2003 Air Quality Management Plan (2003 AQMP) and the 1992 Federal Attainment Plan for Carbon Monoxide (1992 CO Plan), peak CO concentrations in the SCAB were a result of unusual meteorological and topographical conditions and not a result of traffic volumes and congestion at a particular intersection. As evidence of this, for example, 9.3 ppm 8 - hour CO concentration measured at the Long Beach Boulevard and Imperial Highway intersection (highest CO generating intersection within the "hot spot" analysis), only 0.7 ppm was attributable to the traffic volumes and congestion at this intersection; the remaining 8.6 ppm were due to the ambient air measurements at the time the 2003 AQMP was prepared (6). In contrast, the ambient 8 -hour CO concentration within the Project study area is estimated at 1.4 ppm -1.6 ppm. Therefore, even if the traffic volumes for the Project were double or even triple of the traffic volumes generated at the Long Beach Boulevard and Imperial Highway intersection, coupled with 12-696 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 14 the on-going improvements in ambient air quality, the Project would not be capable of resulting in a CO "hot spot" at any study area intersections. Similar considerations are also employed by other Air Districts when evaluating potential CO concentration impacts. More specifically, the Bay Area Air Quality Management District (BAAQMD) concludes that under existing and future vehicle emission rates, a given project would have to increase traffic volumes at a single intersection by more than 44,000 vehicles per hour (vph)—or 24,000 vph where vertical and/or horizontal air does not mix—in order to generate a significant CO impact (7). Traffic volumes generating the CO concentrations for the "hot spot" analysis is shown on Table 3-15. The busiest intersection evaluated was that at Wilshire Blvd and Veteran Ave., which has a daily traffic volume of approximately 100,000 vph and AM/PM traffic volumes of 8,062 vph and 7,719 vph respectively (8). The 2003 AQMP estimated that the 1 -hour concentration for this intersection was 4.6 ppm; this indicates that, should the daily traffic volume increase four times to 400,000 vehicles per day, CO concentrations (4.6 ppm x 4= 18.4 ppm) would still not likely exceed the most stringent 1 -hour CO standard (20.0 ppm)2. At buildout of the Project, the highest daily traffic volumes generated at the roadways within the vicinity of the Project are expected to generate less than the highest daily traffic volumes generated at the busiest intersection in the CO "hot spot" analysis. As such, the Project would not likely exceed the most stringent 1 -hour CO standard. The proposed Project considered herein would not produce the volume of traffic required to generate a CO "hot spot" either in the context of the 2003 Los Angeles hot spot study or based on representative BAAQMD CO threshold considerations. Therefore, CO "hot spots" are not an environmental impact of concern for the proposed Project. Localized air quality impacts related to mobile -source emissions would therefore be less than significant. TABLE 8: TRAFFIC VOLUMES Intersection Location Peak Traffic Volumes (vph) Eastbound (AM/PM) Westbound (AM/PM) Southbound (AM/PM) Northbound (AM/PM) Total (AM/PM) Wilshire Boulevard/Veteran Avenue 4,954/2,069 1,830/3,317 721/1,400 560/933 8,062/7,719 Sunset Boulevard/Highland Avenue 1,417/1,764 1,342/1,540 2,304/1,832 1,551/2,238 6,614/5,374 La Cienega Boulevard/Century Boulevard 2,540/2,243 1,890/2,728 1,384/2,029 821/1,674 6,634/8,674 Long Beach Boulevard/Imperial Highway 1,217/2,020 1,760/1,400 479/944 756/1,150 4,212/5,514 Source: 2003 AQMP 2 Based on the ratio of the CO standard (20.0 ppm) and the modeled value (4.6 ppm) 12-697 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 15 AIR QUALITY MANAGEMENT PLANNING The Project site is located within the SCAB, which is characterized by relatively poor air quality. The SCAQMD has jurisdiction over an approximately 10,743 square -mile area consisting of the four -county Basin and the Los Angeles County and Riverside County portions of what use to be referred to as the Southeast Desert Air Basin. In these areas, the SCAQMD is principally responsible for air pollution control, and works directly with the SCAG, county transportation commissions, local governments, as well as state and federal agencies to reduce emissions from stationary, mobile, and indirect sources to meet state and federal ambient air quality standards. Currently, these state and federal air quality standards are exceeded in most parts of the SCAB. In response, the SCAQMD has adopted a series of AQMPs to meet the state and federal ambient air quality standards. AQMPs are updated regularly in order to more effectively reduce emissions, accommodate growth, and to minimize any negative fiscal impacts of air pollution control on the economy. In March 2017, the SCAQMD released the 2016 AQMP. The 2016 AQMP continues to evaluate current integrated strategies and control measures to meet the NAAQS, as well as, explore new and innovative methods to reach its goals. Some of these approaches include utilizing incentive programs, recognizing existing co -benefit programs from other sectors, and developing a strategy with fair -share reductions at the federal, state, and local levels (9). Similar to the 2012 AQMP, the 2016AQMP incorporates scientific and technological information and planning assumptions, including the 2016-2040 RTP/SCS, a planning document that supports the integration of land use and transportation to help the region meet the CAA requirements (10). The Project's consistency with the AQMP will be determined using the 2016 AQMP as discussed below. Criteria for determining consistency with the AQMP are defined in Chapter 12, Section 12.2 and Section 12.3 of the 1993 CEQA Handbook (11). These indicators are discussed below: CONSISTENCY CRITERION No. 1 The proposed Project will not result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP. The violations that Consistency Criterion No. 1 refers to are the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if regional or localized significance thresholds were exceeded. Construction Impacts — Consistency Criterion 1 Consistency Criterion No. 1 refers to violations of the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if LSTs or regional significance thresholds were exceeded. As evaluated, after implementation of MM AQ -1, the Project's regional and localized construction -source emissions would not exceed applicable regional significance threshold and LST thresholds. As such, a less than significant impact is expected. 12-698 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 16 Operational Impacts — Consistency Criterion 1 Consistency Criterion No. 1 refers to violations of the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if LSTs or regional significance thresholds were exceeded. As evaluated, the Project's regional and localized operational -source emissions would not exceed applicable regional significance threshold and LST thresholds. As such, a less than significant impact is expected. On the basis of the preceding discussion, the Project is determined to be consistent with the first criterion. CONSISTENCY CRITERION No. 2 The Project will not exceed the assumptions in the AQMP based on the years of Project build -out phase. The 2016 AQMP demonstrates that the applicable ambient air quality standards can be achieved within the timeframes required under federal law. Growth projections from local land use plans adopted by cities in the district are provided to the SCAG, which develops regional growth forecasts, which are then used to develop future air quality forecasts for the AQMP. Development consistent with the growth projections in City of Newport Beach Coastal Land Use Plan (12) is considered to be consistent with the AQMP. Construction Impacts — Consistency Criterion 2 Peak day emissions generated by construction activities are largely independent of land use assignments, but rather are a function of development scope and maximum area of disturbance. Irrespective of the site's land use designation, development of the site to its maximum potential would likely occur, with disturbance of the entire site occurring during construction activities. Operational Impacts — Consistency Criterion 2 The existing land use designation within the Coastal Land Use Plan is Mixed Use Horizontal. As previously stated, the proposed Project consists of 35 multi -family residential dwelling units with 10,975 gross square feet of non-residential uses (boutique auto showroom and office use). The uses proposed by the Project are consistent with the City's land use designation. Additionally, the Project's construction and operational -source air pollutant emissions would not exceed the regional or localized significance thresholds. On the basis of the preceding discussion, the Project is determined to be consistent with the second criterion. AQMP CONSISTENCY CONCLUSION The Project would not result in or cause NAAQS or CAAQS violations. The proposed Project is consistent with the land use and growth intensities reflected in the adopted Coastal Land Use Plan (12). 12-699 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 17 Furthermore, the Project would not exceed any applicable regional or local thresholds. As such, the Project is therefore considered to be consistent with the AQMP. POTENTIAL IMPACTS TO SENSITIVE RECEPTORS The potential impact of Project -generated air pollutant emissions at sensitive receptors has also been considered. Sensitive receptors can include uses such as long-term health care facilities, rehabilitation centers, and retirement homes. Residences, schools, playgrounds, childcare centers, and athletic facilities can also be considered as sensitive receptors. Results of the LST analysis indicate that, the Project would not exceed the SCAQMD localized significance thresholds during construction. Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations during Project construction. Results of the LST analysis indicate that the Project would not exceed the SCAQMD localized significance thresholds during operational activity. Further Project traffic would not create or result in a CO "hotspot." Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations as the result of Project operations. ODORS The potential for the Project to generate objectionable odors has also been considered. Land uses generally associated with odor complaints include: • Agricultural uses (livestock and farming) • Wastewater treatment plants • Food processing plants • Chemical plants • Composting operations • Refineries • Landfills • Dairies • Fiberglass molding facilities The Project does not contain land uses typically associated with emitting objectionable odors. Potential odor sources associated with the proposed Project may result from construction equipment exhaust and the application of asphalt and architectural coatings during construction activities and the temporary storage of typical solid waste (refuse) associated with the proposed Project's (long-term operational) 12-700 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 18 uses. Standard construction requirements would minimize odor impacts from construction. The construction odor emissions would be temporary, short-term, and intermittent in nature and would cease upon completion of the respective phase of construction and is thus considered less than significant. It is expected that Project -generated refuse would be stored in covered containers and removed at regular intervals in compliance with the City's solid waste regulations. The proposed Project would also be required to comply with SCAQMD Rule 402 to prevent occurrences of public nuisances. Therefore, odors associated with the proposed Project construction and operations would be less than significant and no mitigation is required.3 CUMULATIVE IMPACTS As previously shown in Table 2-3, the CAAQS designate the Project site as nonattainment for 03 PM10, and PM2.5 while the NAAQS designates the Project site as nonattainment for 03 and PM2.5. The AQMD has published a report on how to address cumulative impacts from air pollution: White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution (12). In this report the AQMD clearly states (Page D-3): ":..the AQMD uses the some significance thresholds for project specific and cumulative impacts for all environmental topics analyzed in an Environmental Assessment or Environmental Impact Report (EIR). The only case where the significance thresholds for project specific and cumulative impacts differ is the Hazard Index (HI) significance threshold for TAC emissions. The project specific (project increment) significance threshold is HI > 1.0 while the cumulative (facility -wide) is HI > 3.0. It should be noted that the HI is only one of three TAC emission significance thresholds considered (when applicable) in a CEQA analysis. The other two are the maximum individual cancer risk (MICR) and the cancer burden, both of which use the some significance thresholds (MICR of 10 in 1 million and cancer burden of 0.5) for project specific and cumulative impacts. Projects that exceed the project -specific significance thresholds are considered by the SCAQMD to be cumulatively considerable. This is the reason project -specific and cumulative significance thresholds are the same. Conversely, projects that do not exceed the project - specific thresholds are generally not considered to be cumulatively significant." Therefore, this analysis assumes that individual projects that do not generate operational or construction emissions that exceed the SCAQMD's recommended daily thresholds for project -specific impacts would also not cause a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment, and, therefore, would not be considered to have a significant, adverse air quality 3 RULE 402 NUISANCE. [Online] http://www.agmd.gov/docs/default-source/rule-book/rule-iv/rule- 402.pdf. 12-701 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 19 impact. Alternatively, individual project -related construction and operational emissions that exceed SCAQMD thresholds for project -specific impacts would be considered cumulatively considerable. CONSTRUCTION IMPACTS The Project -specific evaluation of emissions presented in the preceding analysis demonstrates that Project construction -source air pollutant emissions would not result in exceedances of regional thresholds. Therefore, Project construction -source emissions would be considered less than significant on a project -specific and cumulative basis. OPERATIONAL IMPACTS The Project -specific evaluation of emissions presented in the preceding analysis demonstrates that Project operational -source air pollutant emissions would not result in exceedances of regional thresholds. Therefore, Project operational -source emissions would be considered less than significant on a project -specific and cumulative basis. GREENHOUSE GAS EMISSIONS The City of Newport Beach has not adopted its own numeric threshold of significance for determining impacts with respect to GHG emissions. A screening threshold of 3,000 metric tons of carbon dioxide equivalent (MTCO2e) per year to determine if additional analysis is required is an acceptable approach for the proposed Project. This approach is a widely accepted screening threshold used by the City of Newport Beach and numerous cities in the South Coast Air Basin (SCAB). EMISSIONS SUMMARY The annual GHG emissions associated with the operation of the proposed Project are estimated to be 718.74 MTCO2e per year as summarized in Table 9. Direct and indirect operational emissions associated with the Project are compared with the SCAQMD's proposed Tier 3 threshold of significance for non- industrial projects, which is 3,000 MTCO2e per year. As shown, the proposed Project would result in a less than significant impact with respect to GHG emissions. 12-702 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 20 TABLE 9: TOTAL PROJECT GHG EMISSIONS (ANNUAL) If you have any questions, please contact me directly at (949) 336-5987. Respectfully submitted, URBAN CROSSROADS, INC. Haseeb Qureshi, Associate Principal 12-703 Emissions (MT/yr) Emission Source CO2 CH4 N20 Total CO2e Annual construction -related emissions amortized over 30 years 5.88 0.00 0.00 5.92 Area 11.45 0.01 0.00 11.82 Energy 135.07 0.00 0.00 135.64 Mobile Sources 524.45 0.04 0.00 525.33 Waste 5.61 0.33 0.00 13.89 Water Usage 22.54 0.11 0.00 26.14 Total CO2e (All Sources) 712.82 Screening Threshold (CO2e) 3,000 Threshold Exceeded? NO If you have any questions, please contact me directly at (949) 336-5987. Respectfully submitted, URBAN CROSSROADS, INC. Haseeb Qureshi, Associate Principal 12-703 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 21 REFERENCES 1. South Coat Air Quality Management District. Rule 403. Fugitive Dust. [Online] https://www.agmd.gov/docs/default-source/rule-book/rule-iv/rule-403.pdf?sfvrsn=4. 2. South Coast Air Quality Management District. RULE 1113. Architectural Coatings. [Online] http://www.agmd.gov/docs/default-source/rule-book/reg-xi/r1113.pdf. 3. South Coast Air Quality Management. Rule 445. Wood Burning Devices. [Online] http://www.agmd.gov/docs/default-source/rule-book/rule-iv/rule-445.pdf. 4. South Coast Air Quality Management District. Localized Significance Thresholds Methodology. s.l.: South Coast Air Quality Managment District, 2003. 5. —. 2003 Air Quality Management Plan. [Online] 2003. http://www.agmd.gov/docs/default- source/clean-air-plans/air-quality-management-plans/2003-air-quality-management- plan/2003-aqmp-appendix-v.pdf. 6. —. 2003 Air Quality Management Plan. [Online] 2003. https://www.agmd.gov/home/air- quality/clean-air-plans/air-quality-mgt-plan/2003-aqmp. 7. Bay Area Air Quality Management District. [Online] http://www.baagmd.gov/. 8. South Coast Air Quality Management District. 2003 Air Quality Management Plan. [Online] 2003. https://www.agmd.gov/home/air-quality/clean-air-plans/air-quality-mgt-plan/2003- aqmp. 9. —. Final 2016 Air Quality Management Plan (AQMP). [Online] March 2017. http://www.agmd.gov/docs/default-source/clean-air-plans/air-quality-management- plans/2016-air-quality-management-plan/final-2016-aqmp/final2016agmp.pdf?sfvrsn=ll. 10. Southern California Association of Governments. 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy. [Online] April 2016. http://scagrtpscs.net/Documents/2016/final/f20l6RTPSCS.pdf. 11. South Coast Air Quality Management District. CEQA Air Quality Handbook (1993). 1993. 12. Goss, Tracy A and Kroeger, Amy. White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution. [Online] South Coast Air Quality Management District, 2003. http://www.agmd.gov/rules/ciwg/final_white_pa per.pdf. 12-704 ATTACHMENT A: CALEEMOD OUTPUTS 12-705 CaIEEMod Version: CaIEEMod.2016.3.2 1.0 Project Characteristics 1.1 Land Usage Page 1 of 76 2510 West Coast Highway - Orange County, Summer 2510 West Coast Highway Orange County, Summer Date: 6/8/2020 9:42 AM Land Uses Size Metric Lot Acreage Floor Surface Area Population Office Park 2.52 + 1000sgft ; 0.00 2,525.00 i 0 •------------------------------_------------------------------_------------------------------= Condo/Townhouse 35.00 Dwelling Unit --- --------- ------------i------------------- 0.98 34,306.00 -+ 100 + ; •------------------------------_------------------------------_-------------------------------------------}------------------E--------------- T Strip Mall 8.74 1000sgft 0.00 8,741.00 0 1.2 Other Project Characteristics Urbanization Urban Climate Zone 8 Utility Company Southern California Edison CO2 Intensity 702.44 (Ib/MWhr) Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Operational Year 2021 CH4Intensity 0.029 N20 Intensity 0.006 (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non -Default Data 12-706 CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer Project Characteristics - Land Use - Per noise study and architectural drawing Construction Phase - Per AQ memo Demolition - Grading - Vehicle Emission Factors - Vehicle Emission Factors - Vehicle Emission Factors - Land Use Change - Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblConstruction Phase NumDays i 100.00 230.00 ----------------------------_------------------------------r-----------------------------t-------------------------- tblGradin Material Imported 0.00 310.00 ---------------------------- tblLandUse ------------------------------ -------------------------------------------------------- Land UseSquareFeet 2,520.00 2,525.00 ---------------------------- tblLandUse ------------------------------ t----------------------------- t------------------------- Land UseSquareFeet 35,000.00 34,306.00 -----------------------------_-----------------------------r-----------------------------t-------------------------- tblLandUse Land UseSquareFeet 1 8,740.00 8,741.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.06 0.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 2.19 0.98 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.20 0.00 ----------------------------- tblVehicleEF ------------------------------ t-----------------------------t-------------------------- HHD 0.63 0.03 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.16 0.14 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.08 8.1503e-007 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 2.36 5.39 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 1.29 0.84 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 3.99 0.01 ----------------------------- tblVehicleEF ------------------------------ ------------------------------ -------------------------- HHD 4,116.44 1,057.87 12-707 CaIEEMod Version: CaIEEMod.2016.3.2 Page 3 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF HHD 1,683.99 1,517.44 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 12.64 0.09 tblVehicleEF HHD r 20.04 5.92 tblVehicleEF HHD r 3.96 3.93 tblVehicleEF HHD r 0.02 8.4879e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.1207e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD r 0.57 0.41 tblVehicleEF HHD r 8.9000e-005 4.1063e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleE F HHD r 0.10 4.2665e-006 tblVehicleEF HHD r 0.04 9.6941 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9200e-004 8.5664e-007 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.68 0.48 12-708 CaIEEMod Version: CaIEEMod.2016.3.2 Page 4 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF HHD 8.9000e-005 4.1063e-006 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.31 0.27 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleEF HHD r 0.11 4.6713e-006 tblVehicleEF HHD r 0.59 0.03 tblVehicleEF HHD r 0.16 0.14 tblVehicleE F HHD r 0.08 7.8282e-007 tblVehicleEF HHD r 1.72 5.25 tblVehicleEF HHD r 1.30 0.84 tblVehicleEF HHD r 3.80 0.01 tblVehicleEF HHD } 4,359.67 1,057.02 tblVehicleEF HHD } 1,683.99 1,517.44 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 20.68 5.78 tblVehicleEF HHD r 3.75 3.72 tblVehicleEF HHD r 0.02 7.8073e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 7.4696e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleE F HHD 5.0090e-003 2.4616e-004 12-709 CaIEEMod Version: CaIEEMod.2016.3.2 Page 5 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF HHD 0.54 0.43 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.09 4.1088e-006 tblVehicleE F HHD r 0.04 9.6851 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.8900e-004 8.4844e-007 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleEF HHD r 5.0090e-003 2.4616e-004 tblVehicleEF HHD r 0.64 0.50 tblVehicleEF HHD r 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.31 0.27 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.10 4.4987e-006 tblVehicleEF HHD r 0.68 0.02 tblVehicleE F HHD r 0.16 5.0361 e-003 tblVehicleE F HHD r 0.08 8.2267e-007 tblVehicleEF HHD r 3.25 5.42 tblVehicleEF HHD r 1.29 0.46 tblVehicleEF HHD r 4.03 0.01 tblVehicleEF HHD } 3,780.54 1,027.42 tblVehicleEF HHD } 1,683.99 1,421.63 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 19.16 5.92 tblVehicleEF HHD r 3.89 3.78 tblVehicleEF HHD 0.02 8.9816e-003 12-710 CaIEEMod Version: CaIEEMod.2016.3.2 Page 6 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF HHD 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.5930e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.5162e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.61 0.39 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.13 0.11 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.10 4.3030e-006 tblVehicleE F HHD r 0.03 9.7066e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9300e-004 8.5821e-007 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.73 0.44 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.31 0.12 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleE F HHD r 0.11 4.7113e-006 tblVehicleEF LDA 4.3340e-003 2.6622e-003 12-711 CaIEEMod Version: CaIEEMod.2016.3.2 Page 7 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDA 5.1760e-003 0.05 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.58 0.68 tblVehicleEF LDA r 1.10 2.11 tblVehicleEF LDA r 263.86 265.52 tblVehicleEF LDA r 58.33 54.23 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.21 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6420e-003 2.6267e-003 tblVehicleEF LDA r 6.020Oe-004 5.3662e-004 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA 0.03 r 0.05 tblVehicleEF LDA 0.02 r 0.01 tblVehicleEF LDA 0.04 0.21 12-712 CaIEEMod Version: CaIEEMod.2016.3.2 Page 8 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDA 0.08 0.25 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 4.5760e-003 2.8325e-003 tblVehicleEF LDA r 4.6500e-003 0.05 tblVehicleEF LDA r 0.63 0.74 tblVehicleEF LDA r 0.95 1.82 tblVehicleEF LDA r 274.96 276.40 tblVehicleEF LDA r 58.33 53.69 tblVehicleEF LDA r 0.04 0.03 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.19 tblVehicleEF LDA r 0.06 0.21 tblVehicleEF LDA r 2.7540e-003 2.7344e-003 tblVehicleEF LDA r 5.9900e-004 5.3128e-004 tblVehicleEF LDA 0.05 r 0.07 tblVehicleEF LDA 0.09 r 0.10 tblVehicleEF LDA 0.05 0.07 12-713 CaIEEMod Version: CaIEEMod.2016.3.2 Page 9 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDA 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.04 0.19 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 4.2520e-003 2.6083e-003 tblVehicleEF LDA r 5.2830e-003 0.05 tblVehicleEF LDA r 0.56 0.65 tblVehicleEF LDA r 1.13 2.18 tblVehicleEF LDA r 259.76 261.50 tblVehicleEF LDA r 58.33 54.34 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.10 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6010e-003 2.5869e-003 tblVehicleEF LDA r 6.0200e-004 5.3778e-004 tblVehicleEF LDA 0.04 0.05 12-714 CaIEEMod Version: CaIEEMod.2016.3.2 Page 10 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDA 0.10 0.10 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.03 0.05 tblVehicleEF LDA r 0.02 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.08 0.26 tblVehicleEF LDT1 r 9.9920e-003 6.2082e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.19 1.26 tblVehicleEF LDT1 r 2.74 2.32 tblVehicleEF LDT1 r 324.21 313.05 tblVehicleEF LDT1 r 71.81 65.11 tblVehicleEF LDT1 r 0.11 0.10 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.02 0.03 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.19 0.36 tblVehicleEF LDT1 3.2560e-003 3.0978e-003 12-715 CaIEEMod Version: CaIEEMod.2016.3.2 Page 11 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT1 7.6600e-004 6.4435e-004 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 �-----------------------------T-------------------------- i 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.21 0.40 tblVehicleEF LDT1 r 0.01 6.5571 e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.28 1.36 tblVehicleEF LDT1 r 2.36 2.00 tblVehicleEF LDT1 r 337.31 324.18 tblVehicleEF LDT1 r 71.81 64.47 tblVehicleEF LDT1 r 0.10 0.09 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.17 0.18 tblVehicleEF LDT1 r 0.26 0.20 tblVehicleEF LDT1 r 0.14 0.15 tblVehicleEF LDT1 r 0.03 0.03 tblVehicleEF LDT1 0.14 0.61 12-716 CaIEEMod Version: CaIEEMod.2016.3.2 Page 12 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT1 0.17 0.32 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- 3.3880e-003 r 3.2080e-003 tblVehicleEF LDT1 7.5900e-004 r 6.3799e-004 tblVehicleEF LDT1 0.17 r 0.18 tblVehicleEF LDT1 0.26 r 0.20 tblVehicleEF LDT1 0.14 r 0.15 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.14 r 0.61 tblVehicleEF LDT1 0.19 r 0.36 tblVehicleEF LDT1 9.8200e-003 r 6.0953e-003 tblVehicleEF LDT1 0.01 r 0.07 tblVehicleEF LDT1 1.16 r 1.22 tblVehicleEF LDT1 2.82 r 2.40 tblVehicleEF LDT1 319.38 r 308.94 tblVehicleEF LDT1 71.81 r 65.25 tblVehicleEF LDT1 0.11 r 0.10 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 8.00OOe-003 r 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 r 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 r 2.6454e-003 tblVehicleEF LDT1 0.02 r 0.02 tblVehicleEF LDT1 2.00OOe-003 r 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 r 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 r 2.4325e-003 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 0.11 12-717 CaIEEMod Version: CaIEEMod.2016.3.2 Page 13 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT1 0.02 0.03 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- r 0.18 0.78 tblVehicleEF LDT1 0.19 r 0.37 tblVehicleEF LDT1 3.2070e-003 r 3.0572e-003 tblVehicleEF LDT1 7.6700e-004 r 6.4574e-004 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 r 0.11 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.18 r 0.78 tblVehicleEF LDT1 0.21 r 0.41 tblVehicleEF LDT2 5.7840e-003 r 4.0565e-003 tblVehicleEF LDT2 6.6620e-003 r 0.07 tblVehicleEF LDT2 0.74 r 0.91 tblVehicleEF LDT2 1.41 r 2.69 tblVehicleEF LDT2 369.26 r 341.01 tblVehicleEF LDT2 81.71 r 71.31 tblVehicleEF LDT2 0.07 r 0.07 tblVehicleEF LDT2 0.04 r 0.04 tblVehicleEF LDT2 8.00OOe-003 r 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 r 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 r 1.8210e-003 tblVehicleEF LDT2 0.02 r 0.02 tblVehicleEF LDT2 2.00OOe-003 r 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 r 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 r 1.6744e-003 tblVehicleEF LDT2 0.05 0.07 12-718 CaIEEMod Version: CaIEEMod.2016.3.2 Page 14 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT2 0.11 0.12 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.09 0.32 tblVehicleEF LDT2 r 3.6980e-003 3.3737e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0569e-004 tblVehicleEF LDT2 r 0.05 0.07 tblVehicleEF LDT2 r 0.11 0.12 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.10 0.35 tblVehicleEF LDT2 r 6.1050e-003 4.3054e-003 tblVehicleEF LDT2 r 5.9960e-003 0.06 tblVehicleEF LDT2 r 0.80 0.99 tblVehicleEF LDT2 r 1.22 2.32 tblVehicleEF LDT2 r 384.42 352.00 tblVehicleEF LDT2 r 81.71 70.61 tblVehicleEF LDT2 r 0.06 0.06 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 2.00OOe-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 12-719 CaIEEMod Version: CaIEEMod.2016.3.2 Page 15 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT2 2.0220e-003 1.6744e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.08 0.29 tblVehicleEF LDT2 r 3.8500e-003 3.4825e-003 tblVehicleEF LDT2 r 8.3800e-004 6.9879e-004 tblVehicleEF LDT2 r 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.09 0.31 tblVehicleEF LDT2 r 5.6750e-003 3.9776e-003 tblVehicleEF LDT2 r 6.7990e-003 0.07 tblVehicleEF LDT2 r 0.72 0.88 tblVehicleEF LDT2 r 1.45 2.77 tblVehicleEF LDT2 r 363.66 336.95 tblVehicleEF LDT2 r 81.71 71.46 tblVehicleEF LDT2 r 0.07 0.07 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 12-720 CaIEEMod Version: CaIEEMod.2016.3.2 Page 16 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LDT2 2.00OOe-003 1.9869e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 r 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.09 0.33 tblVehicleEF LDT2 r 3.6420e-003 3.3336e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0720e-004 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.10 0.36 tblVehicleEF LHD1 r 5.7990e-003 5.8183e-003 tblVehicleEF LHD1 r 0.01 5.0096e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.78 0.57 tblVehicleEF LHD1 r 2.55 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.41 tblVehicleEF LHD1 0.08 0.06 12-721 CaIEEMod Version: CaIEEMod.2016.3.2 Page 17 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD1 1.27 0.81 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.28 0.47 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5213e-003 tblVehicleEF LHD1 r 3.7900e-004 1.2281e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 0.28 0.47 12-722 CaIEEMod Version: CaIEEMod.2016.3.2 Page 18 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD1 0.29 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 5.7990e-003 5.8302e-003 tblVehicleEF LHD1 r 0.01 5.0977e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.79 0.58 tblVehicleEF LHD1 r 2.44 1.04 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.74 tblVehicleEF LHD1 r 33.13 12.33 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.19 0.76 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 2.4300e-003 1.9450e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.06 0.05 12-723 CaIEEMod Version: CaIEEMod.2016.3.2 Page 19 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD1 0.27 0.45 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 0.26 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5214e-003 tblVehicleEF LHD1 r 3.7700e-004 1.2203e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.27 0.45 tblVehicleEF LHD1 r 0.28 0.08 tblVehicleEF LHD1 r 5.7990e-003 5.8161e-003 tblVehicleEF LHD1 r 0.01 4.9859e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.77 0.57 tblVehicleEF LHD1 r 2.56 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.42 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.24 0.80 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.01 7.2149e-003 12-724 CaIEEMod Version: CaIEEMod.2016.3.2 Page 20 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD1 9.1700e-004 2.5532e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5212e-003 tblVehicleEF LHD1 r 3.8000e-004 1.2294e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.29 0.09 tblVehicleEF LHD2 r 4.2890e-003 4.2528e-003 tblVehicleEF LHD2 r 4.2710e-003 3.6633e-003 tblVehicleEF LHD2 r 9.4470e-003 0.01 tblVehicleEF LHD2 0.13 0.16 12-725 CaIEEMod Version: CaIEEMod.2016.3.2 Page 21 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 0.36 0.41 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 1.38 0.76 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.10 tblVehicleEF LHD2 r 28.46 10.01 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.87 0.94 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 r 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 r 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 r 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 r 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.02 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.05 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.13 0.06 tblVehicleEF LHD2 r 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 r 6.0340e-003 6.5784e -003 :------------ ---------------------------- tblVehicleEF ------------------------ LHD2 10------------------ 3.00e-004 9.9072e-005 12-726 CaIEEMod Version: CaIEEMod.2016.3.2 Page 22 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 1.1610e-003 1.4569e-003 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.03 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.06 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.14 0.06 tblVehicleEF LHD2 r 4.2890e-003 4.2615e-003 tblVehicleEF LHD2 r 4.3220e-003 3.7008e-003 tblVehicleEF LHD2 r 9.1410e-003 0.01 tblVehicleEF LHD2 r 0.13 0.16 tblVehicleEF LHD2 r 0.37 0.41 tblVehicleEF LHD2 r 1.32 0.73 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.11 tblVehicleEF LHD2 r 28.46 9.96 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.82 0.88 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD2 9.3060e-003 9.6641 e-003 12-727 CaIEEMod Version: CaIEEMod.2016.3.2 Page 23 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 4.2300e-004 1.3735e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.12 r 0.05 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5785e-003 tblVehicleEF LHD2 3.0900e-004 r 9.8524e-005 tblVehicleEF LHD2 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.06 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 4.2890e-003 r 4.2512e-003 tblVehicleEF LHD2 4.2570e-003 r 3.6533e-003 tblVehicleEF LHD2 9.5090e-003 r 0.01 tblVehicleEF LHD2 0.13 r 0.16 tblVehicleEF LHD2 0.36 r 0.41 tblVehicleEF LHD2 1.38 r 0.76 tblVehicleEF LHD2 13.67 r 13.61 tblVehicleEF LHD2 619.08 r 679.10 tblVehicleEF LHD2 28.46 10.02 12-728 CaIEEMod Version: CaIEEMod.2016.3.2 Page 24 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 0.10 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- r 0.85 0.92 tblVehicleEF LHD2 1.1890e-003 r 1.1974e-003 tblVehicleEF LHD2 0.09 r 0.09 tblVehicleEF LHD2 0.01 r 0.01 tblVehicleEF LHD2 9.7400e-003 r 0.01 tblVehicleEF LHD2 4.6100e-004 r 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 r 1.1456e-003 tblVehicleEF LHD2 0.04 r 0.04 tblVehicleEF LHD2 2.6460e-003 r 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 r 9.6641 e-003 tblVehicleEF LHD2 4.2300e-004 r 1.3735e-004 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.10 r 0.33 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 r 9.9159e-005 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 0.06 12-729 CaIEEMod Version: CaIEEMod.2016.3.2 Page 25 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF LHD2 0.10 0.33 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.14 0.06 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.61 18.90 tblVehicleEF MY r 9.56 8.43 tblVehicleEF MY r 177.57 214.49 tblVehicleEF MY r 45.30 60.11 tblVehicleEF MY r 1.12 1.12 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY r 0.69 0.72 tblVehicleEF MY r 0.71 0.72 tblVehicleEF MY r 2.38 2.40 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.05 1.82 tblVehicleEF MY r 2.1510e-003 2.1225e-003 tblVehicleEF MY r 6.7000e-004 5.9482e-004 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY 0.69 0.72 12-730 CaIEEMod Version: CaIEEMod.2016.3.2 Page 26 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MY 0.71 0.72 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 2.95 2.97 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.24 1.98 tblVehicleEF MY r 0.47 0.35 tblVehicleEF MY r 0.14 0.21 tblVehicleEF MY r 17.91 18.17 tblVehicleEF MY r 8.81 7.74 tblVehicleEF MY r 177.57 213.12 tblVehicleEF MY r 45.30 58.36 tblVehicleEF MY r 0.98 0.98 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.71 1.74 tblVehicleEF MY r 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.33 2.34 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 1.85 1.62 tblVehicleEF MY r 2.1380e-003 2.1090e-003 tblVehicleEF MY 6.5100e-004 5.7748e-004 12-731 CaIEEMod Version: CaIEEMod.2016.3.2 Page 27 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MY 1.71 1.74 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.89 2.90 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 2.01 1.77 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.72 19.01 tblVehicleEF MY r 9.67 8.55 tblVehicleEF MY r 177.57 214.70 tblVehicleEF MY r 45.30 60.42 tblVehicleEF MY r 1.09 1.09 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.39 2.41 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY 2.09 1.86 12-732 CaIEEMod Version: CaIEEMod.2016.3.2 Page 28 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MY 2.1530e-003 2.1246e-003 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 6.7300e-004 5.9790e-004 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.97 2.98 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY r 2.28 2.02 tblVehicleEF MDV r 0.01 5.6007e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.26 1.12 tblVehicleEF MDV r 2.62 3.12 tblVehicleEF MDV r 500.02 420.73 tblVehicleEF MDV r 108.15 86.72 tblVehicleEF MDV r 0.14 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV 0.03 0.02 12-733 CaIEEMod Version: CaIEEMod.2016.3.2 Page 29 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MDV 0.10 0.42 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.20 0.41 tblVehicleEF MDV r 5.0080e-003 4.1596e-003 tblVehicleEF MDV r 1.1270e-003 8.5816e-004 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.10 0.42 tblVehicleEF MDV r 0.22 0.45 tblVehicleEF MDV r 0.01 5.9079e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.36 1.20 tblVehicleEF MDV r 2.27 2.69 tblVehicleEF MDV r 519.96 432.28 tblVehicleEF MDV r 108.15 85.89 tblVehicleEF MDV r 0.12 0.09 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV 0.16 0.14 12-734 CaIEEMod Version: CaIEEMod.2016.3.2 Page 30 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MDV 0.10 0.12 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.18 0.37 tblVehicleEF MDV r 5.2090e-003 4.2738e-003 tblVehicleEF MDV r 1.1210e-003 8.4999e-004 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.05 0.04 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.20 0.40 tblVehicleEF MDV r 0.01 5.5001 e-003 tblVehicleEF MDV r 0.02 0.09 tblVehicleEF MDV r 1.23 1.08 tblVehicleEF MDV r 2.69 3.21 tblVehicleEF MDV r 492.66 416.47 tblVehicleEF MDV r 108.15 86.90 tblVehicleEF MDV r 0.13 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 12-735 CaIEEMod Version: CaIEEMod.2016.3.2 Page 31 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MDV 0.06 0.08 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.03 0.02 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.20 0.42 tblVehicleEF MDV r 4.9340e-003 4.1175e-003 tblVehicleEF MDV r 1.1290e-003 8.5994e-004 tblVehicleEF MDV r 0.06 0.08 tblVehicleEF MDV r 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.22 0.46 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.15 0.31 tblVehicleEF MH r 5.50 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.43 3.91 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 tblVehicleEF MH r 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.00OOe-003 12-736 CaIEEMod Version: CaIEEMod.2016.3.2 Page 32 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer tblVehicleEF MH 0.03 0.09 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 9.6500e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7000e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.21 0.31 tblVehicleEF MH r 5.21 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.33 3.70 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 ---------------------------- tblVehicleEF ------------------------ MH -------------- ------------------------------------------ 1.0490e-003 0.00 12-737 CaIEEMod Version: CaIEEMod.2016.3.2 Page 33 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer tblVehicleEF MH 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.31 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.34 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.13 0.31 tblVehicleEF MH r 5.54 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.40 3.84 tblVehicleEF MH r 0.13 0.13 :------------------------------ ---------------------------- tblVehicleEF ------------------------ MH 0.01 0.02 12-738 CaIEEMod Version: CaIEEMod.2016.3.2 Page 34 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MH 0.03 0.10 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH r 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7100e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MHD r 0.02 4.9135e-003 tblVehicleEF MHD r 4.2090e-003 5.6113e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.36 0.39 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.12 1.31 tblVehicleEF MHD 141.40 56.75 12-739 CaIEEMod Version: CaIEEMod.2016.3.2 Page 35 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MHD 1,144.82 1,086.34 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 60.68 12.86 tblVehicleEF MHD r 0.54 0.43 tblVehicleEF MHD r 1.18 1.96 tblVehicleEF MHD r 2.3000e-004 1.4505e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.2000e-004 1.3878e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD r 0.03 0.02 tblVehicleEF MHD r 7.3800e-004 3.2888e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.3610e-003 5.4033e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1400e-004 1.2722e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD 0.04 0.03 12-740 CaIEEMod Version: CaIEEMod.2016.3.2 Page 36 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MHD 7.3800e-004 3.2888e-004 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.05 0.11 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.41 0.07 tblVehicleEF MHD r 0.02 4.6515e-003 tblVehicleEF MHD r 4.2610e-003 5.6474e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.26 0.31 tblVehicleEF MHD r 0.34 0.51 tblVehicleEF MHD r 5.83 1.25 tblVehicleEF MHD r 149.77 57.73 tblVehicleEF MHD } 1,144.82 1,086.35 tblVehicleEF MHD r 60.68 12.75 tblVehicleEF MHD r 0.56 0.43 tblVehicleEF MHD r 1.12 1.85 tblVehicleEF MHD r 1.9400e-004 1.2248e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 1.8500e-004 1.1718e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 12-741 CaIEEMod Version: CaIEEMod.2016.3.2 Page 37 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MHD 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.36 0.06 tblVehicleEF MHD r 1.4400e-003 5.4975e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.0900e-004 1.2618e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.40 0.06 tblVehicleEF MHD r 0.02 5.2905e-003 tblVehicleEF MHD r 4.1930e-003 5.5992e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.50 0.50 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.17 1.32 tblVehicleEF MHD r 129.83 55.39 tblVehicleEF MHD } 1,144.82 1,086.34 tblVehicleEF MHD r 60.68 12.88 tblVehicleEF MHD r 0.52 0.42 tblVehicleEF MHD r 1.16 1.92 tblVehicleEF MHD 2.8000e-004 1.7623e-003 12-742 CaIEEMod Version: CaIEEMod.2016.3.2 Page 38 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF MHD 0.13 0.13 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.6800e-004 1.6861e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.2520e-003 5.2723e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1500e-004 1.2742e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.04 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.42 0.07 tblVehicleEF OBUS 0.01 9.0600e-003 12-743 CaIEEMod Version: CaIEEMod.2016.3.2 Page 39 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 8.4360e-003 9.3584e-003 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.03 0.02 tblVehicleEF OBUS r 0.28 0.55 tblVehicleEF OBUS r 0.58 1.01 tblVehicleEF OBUS r 5.60 2.44 tblVehicleEF OBUS r 84.68 84.33 tblVehicleEF OBUS } 1,226.51 1,422.10 tblVehicleEF OBUS r 69.78 20.28 tblVehicleEF OBUS r 0.42 0.52 tblVehicleEF OBUS r 1.44 1.85 tblVehicleEF OBUS r 1.4500e-004 2.0433e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.3900e-004 1.9549e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS 0.35 0.12 12-744 CaIEEMod Version: CaIEEMod.2016.3.2 Page 40 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 8.2000e-004 8.0328e-004 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF OBUS r 7.9600e-004 2.0066e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF OBUS r 0.01 9.0787e-003 tblVehicleEF OBUS r 8.5800e-003 9.4940e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.26 0.53 tblVehicleEF OBUS r 0.58 1.02 tblVehicleEF OBUS r 5.31 2.31 tblVehicleEF OBUS r 88.70 84.93 tblVehicleEF OBUS } 1,226.51 1,422.12 tblVehicleEF OBUS r 69.78 20.06 tblVehicleEF OBUS r 0.43 0.52 tblVehicleEF OBUS r 1.35 1.74 tblVehicleEF OBUS r 1.2200e-004 1.7267e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.1700e-004 1.6520e-003 12-745 CaIEEMod Version: CaIEEMod.2016.3.2 Page 41 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.34 0.11 tblVehicleEF OBUS r 8.5900e-004 8.0897e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9100e-004 1.9856e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.37 0.13 tblVehicleEF OBUS r 0.01 9.0542e-003 tblVehicleEF OBUS r 8.3930e-003 9.3186e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.29 0.59 tblVehicleEF OBUS r 0.57 1.00 tblVehicleEF OBUS 5.64 2.46 12-746 CaIEEMod Version: CaIEEMod.2016.3.2 Page 42 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 79.14 83.50 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- } 1,226.51 1,422.09 tblVehicleEF OBUS r 69.78 20.31 tblVehicleEF OBUS r 0.40 0.52 tblVehicleEF OBUS r 1.41 1.81 tblVehicleEF OBUS r 1.7600e-004 2.4806e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.6900e-004 2.3733e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.36 0.12 tblVehicleEF OBUS r 7.6700e-004 7.9541e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9700e-004 2.0100e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 12-747 CaIEEMod Version: CaIEEMod.2016.3.2 Page 43 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF OBUS 0.05 0.08 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.09 7.1319e-003 tblVehicleEF SBUS r 8.16 2.80 tblVehicleEF SBUS r 1.19 1.03 tblVehicleEF SBUS r 9.61 1.02 tblVehicleEF SBUS } 1,131.05 356.18 tblVehicleEF SBUS } 1,090.69 1,128.82 tblVehicleEF SBUS r 54.18 5.79 tblVehicleEF SBUS r 9.79 3.82 tblVehicleEF SBUS r 4.65 6.33 tblVehicleEF SBUS r 0.01 6.3356e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 6.0616e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 12-748 CaIEEMod Version: CaIEEMod.2016.3.2 Page 44 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer tblVehicleEF SBUS 0.04 0.01 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.98 0.34 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.51 0.04 tblVehicleEF SBUS r 0.01 3.3995e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.0800e-004 5.7337e-005 tblVehicleEF SBUS r 3.6480e-003 1.1352e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.08 6.4082e-003 tblVehicleEF SBUS r 8.04 2.75 tblVehicleEF SBUS r 1.21 1.05 tblVehicleEF SBUS r 7.94 0.84 tblVehicleEF SBUS } 1,182.37 367.48 tblVehicleEF SBUS } 1,090.69 1,128.85 tblVehicleEF SBUS r 54.18 5.50 tblVehicleEF SBUS r 10.10 3.93 tblVehicleEF SBUS 4.39 5.98 12-749 CaIEEMod Version: CaIEEMod.2016.3.2 Page 45 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF SBUS 8.9100e-003 5.3460e-003 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 8.5240e-003 5.1148e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.98 0.34 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS r 0.46 0.04 tblVehicleEF SBUS r 0.01 3.5062e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 6.8100e-004 5.4417e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS 0.50 0.04 12-750 CaIEEMod Version: CaIEEMod.2016.3.2 Page 46 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF SBUS 0.87 0.07 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.02 0.01 tblVehicleEF SBUS r 0.09 7.2358e-003 tblVehicleEF SBUS r 8.33 2.86 tblVehicleEF SBUS r 1.18 1.03 tblVehicleEF SBUS r 9.77 1.03 tblVehicleEF SBUS } 1,060.18 340.58 tblVehicleEF SBUS } 1,090.69 1,128.81 tblVehicleEF SBUS r 54.18 5.82 tblVehicleEF SBUS r 9.36 3.67 tblVehicleEF SBUS r 4.57 6.22 tblVehicleEF SBUS r 0.01 7.7023e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 7.3691 e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.99 0.34 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS 0.02 0.09 12-751 CaIEEMod Version: CaIEEMod.2016.3.2 Page 47 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF SBUS 0.51 0.04 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.01 3.2521 e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.1100e-004 5.7616e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.09 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.96 37.60 tblVehicleEF UBUS r 13.19 1.81 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.76 tblVehicleEF UBUS r 4.82 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS r 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 12-752 CaIEEMod Version: CaIEEMod.2016.3.2 Page 48 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF UBUS 0.10 0.03 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 0.96 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5700e-003 2.2519e-004 tblVehicleEF UBUS r 6.1570e-003 2.6629e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 1.05 0.16 tblVehicleEF UBUS r 1.94 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 9.02 37.60 tblVehicleEF UBUS r 11.63 1.61 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.40 tblVehicleEF UBUS r 4.53 1.10 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 12-753 CaIEEMod Version: CaIEEMod.2016.3.2 Page 49 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM tblVehicleEF UBUS 1.0860e-003 3.6483e-005 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.89 0.14 tblVehicleEF UBUS r 8.6450e-003 4.3416e-003 tblVehicleEF UBUS r 1.5430e-003 2.2162e-004 tblVehicleEF UBUS r 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 2.53 5.65 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.95 37.60 tblVehicleEF UBUS r 13.46 1.85 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.82 tblVehicleEF UBUS r 4.73 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 12-754 CaIEEMod Version: CaIEEMod.2016.3.2 Page 50 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer tblVehicleEF UBUS 3.00OOe-003 7.3601 e-003 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 0.52 0.14 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5750e-003 2.2584e-004 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS 1.07 0.16 2.0 Emissions Summary 12-755 CaIEEMod Version: CaIEEMod.2016.3.2 Page 51 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 2.1 Overall Construction (Maximum Daily Emission) Unmitigated Construction Mitigated Construction ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I I PM10 PM10 Total PM2.5 PM2.5 Total I Year Ib/day Ib/day I 1 I 1 1 I 1 I 1 I 1 2020 •1 0.9923 16.9668 8.5017 0.0340 1.1745 0.5278 1.6464 0.4434 0.4857 0.8898 0.0000 1 3,642.468 0.5805 0.0000 3,656.981 I I I I I I I I 13,642.468 I I 8 I 8 I 1 I 5 '1 I I I 1 I I I I 1 I I 1 • I --------------J-------J-------J-------J-------J-------J-------J-------J---------------*-------I-------J-------J-------J-------*------- ------ 0.8133 0.0970 0.4148 0.5118 0.0000 1,569.627 1,569.627 0.37602021 64.0603 8.6112 8.2971 0.0159 0.3625 0.4508 0.0000 i 1,579.027 64 I I '1 I I I 1 I I I I • 1 6 I 6 I 1 I 2 '1 I I I 1 I I I I • I I I I I Maximum 64.0603 16.9668 8.5017 0.0340 1.1745 0.5278 1.6464 0.4434 0.4857 0.8898 0.0000 3,642.468 3,642.468 0.5805 0.0000 3,656.981 11 8 8 8 5 5 Mitigated Construction 12-756 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I Year Ib/day Ib/day I I I 1 I I I I I I 1 2020 •1 0.9923 I 16.9668 I 8.5017 I 0.0340 I 0.8025 I 0.5278 I 1.1658 I 0.1910 I 0.4857 � 0.6374 � 0.0000 1 3,642.468 13,642.468 I 0.5805 I 0.0000 1 3,656.981 8 1 8 I 1 I 5 1 I 1 I I I I 1 I I 1 I I I 1 2021 •1 64.0603 I 8.6112 I 8.2971 I 0.0159 I 0.3625 I 0.4508 I 0.8133 I 0.0970 I 0.4148 0.5118 � 0.0000 1 1,569.627 11,569.627 I 0.3760 I 0.0000 1,579.027 6 1 6 I 1 I 2 '1 1 I 1 I 1 1 I 1 I 1 I 1 I Maximum 64.0603 16.9668 8.5017 0.0340 0.8025 0.5278 1.1658 0.1910 0.4857 0.6374 0.0000 3,642.468 3,642.468 0.5805 0.0000 3,656.981 11 8 8 5 12-756 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Percent 0.00 0.00 0.00 0.00 24.21 0.00 19.54 46.71 0.00 18.01 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 12-756 CaIEEMod Version: CaIEEMod.2016.3.2 Page 52 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 2.2 Overall Operational Unmitigated Operational Mitigated Operational ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I I Category Ib/day Ib/day Area •i 10.2488 i 0.7596 20.6943 i 0.0456 2.6896 i 2.6896 i i 2.6896 2.6896 327.8421 i 635.2018 i 963.0439 i 0.9827 0.0223 994.2433 Energy i 0.0196 i 0.1683 i 0.0768 i 1.0700e- 0.0136 i 0.0136 i i 0.0136 0.0136� i 213.9527 � 213.9527 i 4.1000e- � 3.9200e- � 215.2241 003 003 003 i 003 003 003 i Mobile •1 1.4060 i 2.9132 i 12.1756 0.0341 i 3.2320 i 0.0411 i 3.2730 i 0.8625 i 0.0387 0.9012 i3,511.1134i3,511.1134i 0.2234 3,516.698 0 Total 11.6744 3.8412 32.9466 0.0808 3.2320 2.7442 5.9761 0.8625 2.7418 0.8625 2.7418 4,360.267 4,688.110 1.2102 0.0262 4,726.165 0.0262 4,726.165 f-7777.8421 9 1 9 1 4 Mitigated Operational 12-757 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I I Category Ib/day Ib/day Area ;� 10.2488 i 0.7596 20.6943 i 0.0456 2.6896 i 2.6896 2.6896 2.6896 327.8421 i 635.2018 963.0439 i 0.9827 0.0223 i 994.2433 Energy •i 0.0196 i 0.1683 0.0768 i 1.0700e- 0.0136 i 0.0136 0.0136 0.0136 213.9527 213.9527 i 4.1000e- 3.9200e- i 215.2241 003 003 003 i Mobile ;� 1.4060 i 2.9132 12.1756 i 0.0341 3.2320 0.0411 i 3.2730 0.8625 i 0.0387 0.9012 3,511.1134:3,511.1134: 0.2234 i 3,516.698 i 0 Total 11.6744 3.8412 32.9466 0.0808 3.2320 2.7442 5.9761 0.8625 2.7418 3.6043 327.8421 4,360.267 4,688.110 1.2102 0.0262 4,726.165 9 1 4 12-757 CaIEEMod Version: CaIEEMod.2016.3.2 Page 53 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.0 Construction Detail Construction Phase Phase Number ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-0O2 Total CO2 CH4 N20 CO2e !9/15/2020 19/15/2020 1 51 1 A PM10 PM10 Total PM2.5 PM2.5 Total 2� A i 4 •Building Construction +Building Construction !9/18/2020 Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 8/19/2021 5, 5. 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 •Demolition !Demolition !9/1/2020 19/14/2020 51 10: A i _ 2 Site Preparation +Site Preparation !9/15/2020 19/15/2020 1 51 1 A i _ 3 •Grading +Grading !9/16/2020 19/17/2020 1 51 2� A i 4 •Building Construction +Building Construction !9/18/2020 18/5/2021 1 51 230: A i 5 :Paving +Paving ! 8/6/2021 18/12/2021 1 51 5 + i i 6 -Architectural Coating :Architectural Coating 8/13/2021 8/19/2021 5, 5. Acres of Grading (Site Preparation Phase): 0.5 Acres of Grading (Grading Phase): 0 Acres of Paving: 0 Residential Indoor: 69,470; Residential Outdoor: 23,157; Non -Residential Indoor: 16,899; Non -Residential Outdoor: 5,633; Striped Parking Area: 0 (Architectural Coating — sgft) OffRoad Equipment 12-758 CaIEEMod Version: CaIEEMod.2016.3.2 Page 54 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM Phase Name I Offroad Equipment Type I Amount I Usage Hours I Horse Power I Load Factor Demolition 'Concrete/Industrial Saws ; 1 ; 8.001 81' 0.73 -------------------------- - - - ------------'------------- ----------- 20.00:LD_Mix Demolition 'Rubber Tired Dozers 1 1 1.001 247' 0.40 --------------------------- -------------------------------------------------------------------'------------- ----------- ----------�- ---------� 14.701 Demolition +Tractors/Loaders/Backhoes ; 21 6.001 97' 0.37 -------------------------- �- - - - -------------'------------- ----------- --------i 0.001 Site Preparation 'Graders 1 1 1 8.001 187' 0.41 --------------------------- �- - - - -------------'------------- ----------- -------------=---------------''''-, 5; Site Preparation +Tractors/Loaders/Backhoes 1 1 1 8.001 97' 0.37 ------------------------------------------ �- - - - - ----------- -------- THHDT Grading 'Concrete/Industrial Saws 1 11 8.001 81, 0.73 ---------------------------- _ i --------------------------------------------------------------------'------------- ----------- -----------' 20.00;LD_Mix Grading 'Rubber Tired Dozers 1 1 1 1.001 247' 0.40 ------------------------------------------ �- - - - - ----------- Grading +Tractors/Loaders/Backhoes 1 21 6.001 97' 0.37 0.00' + ___ i i 14.70' 6.90, Building Construction 'Cranes ; 11 4.001 231, 0.29 ------------------------------------------ �- - - - ----------- Building Construction 'Forklifts 1 21 6.001 89' 0.20 --------------------------- �- - - - -------------'------------- ----------- Building Construction +Tractors/Loaders/Backhoes ; 21 8.001 97' 0.37 i �-------------------------- ------------'------------- ----------- Paving 'Cement and Mortar Mixers ; 41 6.001 9' 0.56 + _ i _ Paving +Pavers ; 11 7.001 130' 0.42 ---------------------------- + i i ------------------------- -------------------------------------------------------- Paving 'Rollers 1 11 7.001 80' 0.38 --------------------------- �- - - - -------------'------------- ----------- Paving +Tractors/Loaders/Backhoes 1 11 7.001 97' 0.37 ---------------------------- -------------------------- ----------------- ------------r------------- Architectural Coating 'Air Compressors 1 6.00' 78' 0.48 Trips and VMT Phase Name Offroad Equipment Worker Trip Vendor Trip Hauling Trip Worker Trip Vendor Trip Hauling Trip I Worker Vehicle I Vendor I Hauling Count I Number I Number I Number I Length I Length I Length Class Vehicle Class I Vehicle Class Demolition 4; 10.00 0.001 45.00; 14.70; 6.90; 20.00:LD_Mix iHDT_Mix THHDT • A Site Preparation - -------------- 2; - i------------ 5.00- --------i 0.001 , 31.00: ----------�- ---------� 14.701 6.90; -- =------------ 20.00;LD_Mix ----------' iHDT_Mix -------- THHDT �- ° Grading -------------- 4; i------------ 10.00: --------i 0.001 ,----------�- 0.00: ------------------------------' 14.701 6.90; 20.00;LD_Mix iHDT_Mix *- THHDT ----------------° �- Building Construction -------------=---------------''''-, 5; i------------ 29.00 1---------- 6.001 ,----------�- 0.00 ' --------- 14.701 ------------------------'----------' 6.90; 20.00;LD_Mix iHDT_Mix -------- THHDT �- ° Paving -------------- 7; - i------------ 18.00: --------i4--------------- 0.001 ,----------- 0.00: 14.701 6.90; -----------' 20.00;LD_Mix iHDT_Mix -- THHDT e ' ; Architectural Coating ; 1' 6.00' 0.00' 0.00' 14.70' 6.90, 20.00,LD_Mix 'HDT_Mix HHDT 12-759 CaIEEMod Version: CaIEEMod.2016.3.2 Page 55 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.1 Mitigation Measures Construction Water Exposed Area 3.2 Demolition - 2020 Unmitigated Construction On -Site 12-760 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Category Ib/day Ib/day I I I I I I I I 1 I I Fugitive Dust •I I I I I 0.9844 I 0.0000 I 0.9844 1 0.1490 I 0.0000 0.1490 � I 1 0.0000 I 1 i 0.0000 I I I I I I I 1 I I I q I I I I I I I I I 1 I I Off -Road •I 0.8674 I 7.8729 I 7.6226 I 0.0120 I I 0.4672 I 0.4672 I I 0.4457 � 0.4457 � 11,147.235 1 1,147.235 I 0.2169 1 � 1,152.657 2 I 2 1 I I 8 Total 0.8674 7.8729 7.6226 0.0120 0.9844 0.4672 1.4516 0.1490 0.4457 0.5947 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-760 CaIEEMod Version: CaIEEMod.2016.3.2 Page 56 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.2 Demolition - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0340 i 1.2374 i 0.3127 � 3.4400e- i 0.0784 � 4.0100e- 0.0824 i 0.0215 3.8300e- 0.0253 383.8761 383.8761 0.0398 i i 384.8708 003 003 003 i Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 2 i 2 i i i 8 Worker •i 0.0384 i 0.0242 i 0.3273 � 1.0900e- i 0.1118 � 7.4000e- � 0.1125 i 0.0296 � 6.8000e- 0.0303 � i 109.0044 � 109.0044 � 2.4800e- i i 109.0665 9 003 004 004 003 i 7.8729 Total 0.0724 1.2616 0.6400 4.5300e- 0.1901 4.7500e- 0.1949 0.0511 4.5100e- 0.0556 0.2169 492.8804 492.8804 0.0423 11 003 003 003 2 8 1 1793.9373 Mitigated Construction On -Site 12-761 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.3839 0.0000 0.3839 0.0581 i 0.0000 0.0581 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i i 0.4672 i 0.4672 0.4457 0.4457 0.0000 i 1,147.235 i 1,147.235 0.2169 i i 1,152.657 2 i 2 i i i 8 Total 0.8674 7.8729 7.6226 0.0120 0.3839 0.4672 0.8511 0.0581 0.4457 0.5038 0.0000 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-761 CaIEEMod Version: CaIEEMod.2016.3.2 Page 57 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.2 Demolition - 2020 Mitigated Construction Off -Site 3.3 Site Preparation - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0340 i 1.2374 i 0.3127 � 3.4400e- i 0.0784 � 4.0100e- 0.0824 i 0.0215 3.8300e- 0.0253 383.8761 383.8761 0.0398 i i 384.8708 003 003 003 i Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 � i 0.3085 � 0.3085 � i 943.4872 i 943.4872 � 0.3051 i i 951.1158 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0384 i 0.0242 i 0.3273 1.0900e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 i 109.0044 109.0044 2.4800e- i i 109.0665 003 004 004 003 i 4.0942 Total 0.0724 1.2616 0.6400 4.5300e- 0.1901 4.7500e- 0.1949 0.0511 4.5100e- 0.0556 492.8804 492.8804 0.0423 493.9373 003 003 003 003 3.3 Site Preparation - 2020 Unmitigated Construction On -Site 12-762 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.5303 0.0000 0.5303 i 0.0573 0.0000 0.0573 0.0000 0.0000 Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 � i 0.3085 � 0.3085 � i 943.4872 i 943.4872 � 0.3051 i i 951.1158 003 Total 0.6853 8.4307 4.0942 9.7400e- 0.5303 0.3353 0.8656 0.0573 0.3085 0.3658 943.4872 943.4872 0.3051 951.1158 003 12-762 CaIEEMod Version: CaIEEMod.2016.3.2 Page 58 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.3 Site Preparation - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.2341 8.5240 2.1538 0.0237 0.5398 0.0276 0.5674 0.1478 0.0264 0.1742 i 2,644.479 2,644.479 0.2741 i 2,651.332 i i i i i '� i i i i i i i i 5 i 5 i i i 5 • Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 0.3085 0.3085 0.0000 i 943.4872 i 943.4872 0.3051 i i 951.1158 Vendor •1 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0192 0.0121 0.1637 5.5000e- 0.0559 3.7000e- 0.0563 0.0148 3.4000e- 0.0152 � i 54.5022 54.5022 1.2400e- i 54.5332 i i � i � � i � � � i 004 004 004 003 i 4.0942 Total 0.2533 8.5362 2.3175 0.0243 0.5957 0.0280 0.6236 0.1626 0.0267 07T 2,698.981 :7698.981 0.2754 7705.865 003 j j j j j j 6 6 7 Mitigated Construction On -Site 12-763 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •i 0.2068 0.0000 i 0.2068 i 0.0223 0.0000 0.0223 0.0000 0.0000 Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 0.3085 0.3085 0.0000 i 943.4872 i 943.4872 0.3051 i i 951.1158 003 i i i i i • i i i i Total 0.6853 8.4307 4.0942 9.7400e- 0.2068 0.3353 0.5421 0.0223 0.3085 0.3309 0.0000 943.4872 943.4872 0.3051 951.1158 003 j j j j j j 12-763 CaIEEMod Version: CaIEEMod.2016.3.2 Page 59 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.3 Site Preparation - 2020 Mitigated Construction Off -Site 3.4 Grading - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.2341 8.5240 2.1538 0.0237 0.5398 0.0276 0.5674 0.1478 0.0264 0.1742 i 2,644.479 2,644.479 0.2741 i 2,651.332 i i i i i 5 i 5 i i i 5 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i � 0.4672 i 0.4672 � i 0.4457 � 0.4457 � i 1,147.235 i 1,147.235 � 0.2169 i i 1,152.657 i i i Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total 0.8674 Worker •i 0.0192 0.0121 0.1637 5.5000e- 0.0559 3.7000e- 0.0563 0.0148 3.4000e- 0.0152 � i 54.5022 54.5022 1.2400e- i 54.5332 i i � i � � i � � � i 004 004 004 003 i 0.0120 Total 0.2533 8.5362 2.3175 0.0243 0.5957 0.0280 0.6236 0.1626 0.0267 07T 1,152.657 2,698.981 :7698.981 0.2754 7705.865 2 17,1147.235 2 1 1 8 6 6 7 3.4 Grading - 2020 Unmitigated Construction On -Site 12-764 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.7528 0.0000 0.7528 0.4138 i 0.0000 0.4138 0.0000 i i i 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i � 0.4672 i 0.4672 � i 0.4457 � 0.4457 � i 1,147.235 i 1,147.235 � 0.2169 i i 1,152.657 i i i 2 2 i 8 Total 0.8674 7.8729 7.6226 0.0120 0.7528 0.4672 1.2200 0.4138 0.4457 77 1,147.235 0.2169 1,152.657 2 17,1147.235 2 1 1 8 12-764 CaIEEMod Version: CaIEEMod.2016.3.2 Page 60 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.4 Grading - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 i 1,147.235 1,147.235 0.2169 i i 1,152.657 '� Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0384 i 0.0242 i 0.3273 � 1.0900e- i 0.1118 � 7.4000e- � 0.1125 i 0.0296 � 6.8000e- 0.0303 � i 109.0044 � 109.0044 � 2.4800e- i i 109.0665 9 003 004 004 003 i 7.6226 Total 0.0384 0.0242 0.3273 1.0900e- 0.1118 7.4000e- 0.1125 0.0296 6.8000e- 0.0303 109.0044 109.0044 2.4800e- 109.0665 11 003 004 2 004 8 003 Mitigated Construction On -Site 12-765 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •i 0.2936 0.0000 0.2936 i 0.1614 0.0000 0.1614 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 i 1,147.235 1,147.235 0.2169 i i 1,152.657 '� i i i i i i i i • 2 i 2 i i i 8 Total 0.8674 7.8729 7.6226 0.0120 0.2936 0.4672 0.7608 0.1614 0.4457 0.6070 0.0000 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-765 CaIEEMod Version: CaIEEMod.2016.3.2 Page 61 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.4 Grading - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Total 0.8617 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 7.3875 0.0114 Worker •i 0.0384 i 0.0242 i 0.3273 1.0900e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 109.0044 109.0044 2.4800e- i i 109.0665 003 004 004 003 i 0.5224 Total 0.0384 0.0242 0.3273 1.0900e- 0.1118 7.4000e- 0.1125 0.0296 6.8000e- 0.0303 109.0044 109.0044 2.4800e- 109.0665 003 1 004 2 004 003 3.5 Building Construction - 2020 Unmitigated Construction On -Site 12-766 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.8617 i 8.8523 i 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1,102.978 0.3567 i i 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1,102.978 0.3567 1,111.896 1 1 2 12-766 CaIEEMod Version: CaIEEMod.2016.3.2 Page 62 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.5 Building Construction - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Vendor •i 0.0192 i 0.6251 i 0.1650 1.4900e- i 0.0383 3.2600e- 0.0416 i 0.0110 3.1200e- 0.0142 i 162.6774 162.6774 0.0132 i i 163.0063 003 003 003 i Worker •i 0.1115 i 0.0702 i 0.9493 3.1700e- i 0.3242 2.1400e- 0.3263 i 0.0860 1.9700e- 0.0879 316.1127 316.1127 7.2100e- i i 316.2928 003 003 003 003 i Total 0.1306 0.6953 1.1142 4.6600e- 0.3625 5.4000e- 0.3679 0.0970 5.0900e- 0.1021 478.7900 478.7900 0.0204 479.2991 003 003 1 003 2 Mitigated Construction On -Site 12-767 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.8617 i 8.8523 7.3875 i 0.0114 i i 0.5224 0.5224 0.4806 0.4806 0.0000 i 1,102.978 1,102.978 0.3567 i i 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 0.0000 1,102.978 1,102.978 0.3567 1,111.896 1 1 2 12-767 CaIEEMod Version: CaIEEMod.2016.3.2 Page 63 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.5 Building Construction - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 8 i 8 Total 162.6774 1 163.0063Vendor •1 0.0192 0.6251 0.1650 1.4900e- 0.0383 3.2600e- 0.0416 0.0110 3.1200e- 0.0142 003 003 003 i Worker •i 0.1115 i 0.0702 i 0.9493 3.1700e- i 0.3242 2.1400e- 0.3263 i 0.0860 1.9700e- 0.0879 316.1127 316.1127 7.2100e- i i 316.2928 003 003 003 003 i Total 0.1306 0.6953 1.1142 4.6600e- 0.3625 5.4000e- 0.3679 0.0970 5.0900e-0.1021 1,112.135 478.7900 478.7900 0.0204 j 479.2991 j j j 003 003 8 j 003 8 3.5 Building Construction - 2021 Unmitigated Construction On -Site 12-768 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7750 i 7.9850 7.2637 i 0.0114 0.4475 0.4475 i i 0.4117 0.4117 1,103.215 i 1,103.215 0.3568 i i 1,112.1358 8 i 8 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 1,103.215 1,103.215 0.3568 1,112.135 j j j j 8 8 j j 8 12-768 CaIEEMod Version: CaIEEMod.2016.3.2 Page 64 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.5 Building Construction - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 8 i 8 Vendor •1 0.0160 i 0.5629 i 0.1527 1.4800e- i 0.0383 1.1700e- 0.0395 i 0.0110 1.1200e- 0.0122 i 161.2755 161.2755 0.0127 i i 161.5917 003 003 003 i Worker •i 0.1047 i 0.0633 i 0.8808 3.0600e- i 0.3242 2.1000e- 0.3263 i 0.0860 1.9300e- 0.0879 305.1363 � 305.1363 6.5300e- i i 305.2997 003 003 003 003 i 7.2637 Total 0.1207 0.6262 1.0335 4.5400e- 0.3625 3.2700e- 0.3658 0.0970 3.0500e- 0.1001 466.4118 466.4118 0.0192 466.8913 j j j 003 j 003 8 003 8 Mitigated Construction On -Site 12-769 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7750 i 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 i 1,103.215 1,103.215 0.3568 i i 1,112.1358 8 i 8 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 1,103.215 1,103.215 0.3568 1,112.135 j j j j [-7777000 8 8 8 12-769 CaIEEMod Version: CaIEEMod.2016.3.2 Page 65 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.5 Building Construction - 2021 Mitigated Construction Off -Site 3.6 Paving - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 i i i i 5 i 5 i i i 8 Vendor •1 0.0160 i 0.5629 i 0.1527 1.4800e- i 0.0383 1.1700e- 0.0395 i 0.0110 1.1200e- 0.0122 161.2755 161.2755 0.0127 i i 161.5917 003 003 003 i Worker •i 0.1047 i 0.0633 i 0.8808 3.0600e- i 0.3242 2.1000e- 0.3263 i 0.0860 1.9300e- 0.0879 305.1363 305.1363 6.5300e- i i 305.2997 003 003 003 003 i 6.7178 Total 0.1207 0.6262 1.0335 4.5400e- 0.3625 3.2700e- 0.3658 0.0970 3.0500e-0.1001 1,035.342 0.3016 466.4118 1,042.881 0.0192 466.8913 003 003 003 5 1'466.4118 3.6 Paving - 2021 Unmitigated Construction On -Site 12-770 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 i 0.3286 0.3286 1,035.342 1,035.342 0.3016 i i 1,042.881 i i i i 5 i 5 i i i 8 Paving •i 0.0000 i i i i i 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 1,035.342 1,035.342 0.3016 1,042.881 5 5 8 12-770 CaIEEMod Version: CaIEEMod.2016.3.2 Page 66 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.6 Paving - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 5 i 5 i i i 8 Paving •1 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Total 0.7214 ----------:------------------------------------------'------------------------------------ ------- Worker 0.0650 0.0393 0.5467 1.9000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 189.3950 189.3950 4.0600e- 189.4963 003 003 003 003 i 0.0113 Total 0.0650 0.0393 0.5467 1.9000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 1,042.881 189.3950 189.3950 4.0600e- 189.4963 003 003 5 5 003 8 003 Mitigated Construction On -Site 12-771 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I Category Ib/day Ib/day Off -Road •i 0.7214 i 6.7178 7.0899 i 0.0113 0.3534 0.3534 i i 0.3286 0.3286 0.0000 i 1,035.342 i 1,035.342 0.3016 i i 1,042.881 5 i 5 i i i 8 Paving •1 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 0.0000 1,035.342 1,035.342 0.3016 1,042.881 11 5 5 8 12-771 CaIEEMod Version: CaIEEMod.2016.3.2 Page 67 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.6 Paving - 2021 Mitigated Construction Off -Site 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 003 ----------:------------------------------------------'------------------------------------ ------- Worker 0.0650 0.0393 0.5467 1.9000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 189.3950 189.3950 4.0600e- 189.4963 003 003 003 003 i 1.5268 Total 0.0650 0.0393 0.5467 1.9000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 0.0193 189.3950 189.3950 4.0600e- 189.4963 003 003 003 003 003 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site 12-772 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Archit. Coating •i 63.8198 0.0000 i 0.0000 i i 0.0000 0.0000 0.0000 0.0000 Off -Road •i 0.2189 i 1.5268 i 1.8176 i 2.9700e- i � 0.0941 i 0.0941 � i 0.0941 � 0.0941 � i 281.4481 i 281.4481 � 0.0193 i i 281.9309 003 Total 64.0387 1.5268 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 003 12-772 CaIEEMod Version: CaIEEMod.2016.3.2 Page 68 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.7 Architectural Coating - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Off -Road •1 0.2189 i 1.5268 i 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 i 281.4481 281.4481 0.0193 i i 281.9309 Worker •i 0.0217 0.0131 0.1822 6.3000e- 0.0671 4.3000e- 0.0675 0.0178 4.000Oe- 0.0182 :--63-.-1317 63.1317 1.3500e- i 63.1655 i i i � i � i 004 004 004 003 i Total Total 0.0217 0.0131 0.1822 6.3000e- 0.0671 4.3000e- 0.0675 0.0178 4.000Oe- 0.0182 281.4481 63.1317 63.1317 1.3500e- 281.9309 63.1655 003 004 004 004 003 Mitigated Construction On -Site 12-773 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Archit. Coating •i 63.8198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off -Road •1 0.2189 i 1.5268 i 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 i 281.4481 281.4481 0.0193 i i 281.9309 003 Total 64.0387 1.5268 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 11 003 12-773 CaIEEMod Version: CaIEEMod.2016.3.2 Page 69 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 3.7 Architectural Coating - 2021 Mitigated Construction Off -Site 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-774 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 � Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Worker •i 0.0217 0.0131 0.1822 6.3000e- 0.0671 4.3000e- 0.0675 0.0178 4.00OOe- 0.0182 :--63-.-1317 63.1317 1.3500e- i 63.1655 i i i � i � i 004 004 004 003 i Total 0.0217 0.0131 0.1822 6.3000e- 0.0671 4.3000e- 0.0675 0.0178 4.00OOe- 0.0182 63.1317 63.1317 1.3500e- 63.1655 004 004 004 003 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-774 CaIEEMod Version: CaIEEMod.2016.3.2 Page 70 of 76 2510 West Coast Highway - Orange County, Summer Date: 6/8/2020 9:42 AM 4.2 Trip Summary Information ROG I NOx I CO I SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e Category Ib/day -------------------- ; 4.13 1.92 -----------------------:-------------------------- 72,371 72,371 Ib/day Mitigated •i 1.4060 i 2.9132 i 12.1756 i 0.0341 i 3.2320 i 0.0411 i 3.2730 i 0.8625 i 0.0387 0.9012 i3,511.1134:3,511.1134i 0.2234 i i 3,516.698 1,423,099 1,423,099 i 1 i i 0 Unmitigated 1.4060 2.9132 12.1756 0.0341 3.2320 0.0411 3.2730 0.8625 0.0387 0.9012 -3,511.1134.3,511.1134• 0.2234 3,516.698 0 4.2 Trip Summary Information 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 ; 82 ; 15 ; 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-775 Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Condo/Townhouse ; 203.35 ; 198.45 169.40 675,913 675,913 ......................................------------ Office Park ; 28.78 -------------------- ; 4.13 1.92 -----------------------:-------------------------- 72,371 72,371 •...........................................6--__;----------- Strip ---- -- -- - - -------------6------- -- - - - - - - ---------- - - - - -- 674 Total 619.49 570.01 349.87 1,423,099 1,423,099 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 ; 82 ; 15 ; 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-775 CalEEMod Version: CalEEMod.2016.3.2 Page 71 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Condo/Townhouse 0.558976+ 0.043534 0.209821 0.113949; 0.016111; 0.005791 0.025447; 0.016654 0.001713; 0.001553; 0.004896; 0.0005901 0.000966 Mitigated ;i 003. r i 003 003 i NaturalGas 0.0196 0.1683 0.0768 1.0700e- - 0.0136 0.0136 - 0.0136 0.0136 213.9527 - 213.9527 4.1000e- - 3.9200e- 215.2241 Unmitigated 003 i-------------- -i---------------i------------- - i---------------i---------------i---------------i---------------i-------------- -t---------------t---------------- - - - - - - - Office Park 0.558976+ 0.0435341 0.2098211 0.1139491 0.0161111 0.0057911 0.0254471 0.0166541 0.0017131 0.0015531 0.0048961 0.000590 0.000966 ----------------------- -------- --------E--------E--------E--------E--------E--------E--------E--------E--------E--------E--------s------- Strip Mall 0.558976. 0.043534, 0.209821, 0.113949, 0.016111, 0.005791, 0.025447 0.016654 0.001713 0.001553 0.004896, 0.000590, 0.000966 5.0 Energy Detail Historical Energy Use: N 5.1 Mitigation Measures Energy 12-776 ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category Ib/day Ib/day NaturalGas •i 0.0196 i 0.1683 i 0.0768 1.0700e- i i 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- i 3.9200e- 1 215.2241 Mitigated ;i 003. i 003 003 i NaturalGas 0.0196 0.1683 0.0768 1.0700e- - 0.0136 0.0136 - 0.0136 0.0136 213.9527 - 213.9527 4.1000e- - 3.9200e- 215.2241 Unmitigated 003 003 003 12-776 CaIEEMod Version: CaIEEMod.2016.3.2 Page 72 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 5.2 Energy by Land Use - NaturalGas Unmitigated Mitigated NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e s Use I I PM10 I PM10 Total PM2.5 PM2.5 I IPM2.5Total INBio-CO2 I Land Use kBTU/yr Ib/day Ib/day Condo/Townhous : 1692.05 •i 0.0183 i 0.1559 0.0664 � 1.000Oe- 0.0126 i 0.0126 0.0126 ; 0.0126 i 199.0643 199.0643 i 3.8200e- i 3.6500e- 200.2473 e i �� 003 003 003 i Office Park 78.6555 •i 8.5000e- i 7.7100e- 6.4800e- 5.000Oe- i 5.9000e- i 5.9000e- 5.9000e- 5.9000e- i 9.2536 9.2536 i 1.8000e- i 1.7000e- 9.3086 i 004 003 003 005 004 004 004 004 004 004 ---- -----� Strip Mall i i � i i i � � i i i i ------------------------------------------------------------------------ ----------------------- 47.8959 •i 5.2000e- i 4.7000e- 3.9400e- 3.000Oe- i 3.6000e- i 3.6000e- 3.6000e- ; 3.6000e- i 5.6348 5.6348 i 1.1000e- i 1.000Oe- i 5.6683 004 003 003 005 004 004 004 004 004 004 i � � � � � � � i i i i Total 0.0196 0.1683 0.0768 1.0800e- 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 3.9200e- 215.2241 11 003 003 003 Mitigated 6.0 Area Detail 12-777 NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e s Use I I PM10 PM10 Total PM2.5 PM2.5 IPM2.5Total Land Use kBTU/yr Ib/day Ib/day Condo/Townhous 1.69205 �i 0.0183 i 0.1559 0.0664 1.000Oe- 0.0126 i 0.0126 0.0126 ; 0.0126 199.0643 199.0643 i 3.8200e- i 3.6500e- i 200.2473 e 003 . 003 003 i ----------- -�------,r-------� Office Park0.0786555:i --------------'-----------------------------------'---------------+-------j---- - - - j - - ------ i i i i i i r ------i i i ---- 8.5000e- i 7.7100e- 6.4800e- 5.000Oe- i 5.9000e- i 5.9000e- 5.9000e- ; 5.9000e- i 9.2536 9.2536 i 1.8000e- i 1.7000e- i 9.3086 004 003 003 005 004 004 004 004 004 i 004 -------- Strip Mall i � � i � i � � • •� ------- ----- -- ----- ----------- -- --- ---- --- -------------'---------------+-------� ---- ----- ------------ �0.0478959•i 5.2000e- i 4.7000e- 3.9400e- 3.000Oe- i 3.6000e- i 3.6000e- 3.6000e- ; 3.6000e- • i 5.6348 5.6348 i 1.1000e- i 1.000Oe- 5.6683 004 003 003 005 004 004 004 004 ; i 004 004 Total 0.0196 0.1683 0.0768 1.0800e- 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 3.9200e- 215.2241 11 003 003 003 6.0 Area Detail 12-777 CaIEEMod Version: CaIEEMod.2016.3.2 Page 73 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 6.1 Mitigation Measures Area 12-778 ROG NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category Ib/day Ib/day Mitigated �� 10.2488 � 0.7596 � 20.6943 � 0.0456 � � 2.6896 � 2.6896 � � 2.6896 2.6896 � 327.8421 � 635.2018 � 963.0439 � 0.9827 � 0.0223 i 994.2433 Unmitigated 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 • 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 12-778 CaIEEMod Version: CaIEEMod.2016.3.2 Page 74 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 6.2 Area by SubCategory Unmitigated 12-779 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory Ib/day Ib/day Architectural •i 0.0874 i � i i � 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Coating Consumer •i 0.9023 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Products Hearth •i 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 i 630.0000 957.8421 0.9777 0.0223 988.9153 i i i i Landscaping •i 0.0878 0.0334 2.8950 1.5000e- 0.0160 0.0160 0.0160 0.0160 i 5.2018 5.2018 5.0500e- 5.3279 i i i i i 004 003 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 F-77.84211 635.2018 963.0439 0.9827 0.0223 994.2433 12-779 CaIEEMod Version: CaIEEMod.2016.3.2 Page 75 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer 6.2 Area by SubCategory Mitigated 7.0 Water Detail 7.1 Mitigation Measures Water 8.0 Waste Detail 8.1 Mitigation Measures Waste 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment 12-780 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory Ib/day Ib/day Architectural •i 0.0874 i � i i � 0.0000 i 0.0000 0.0000 0.0000 i � 0.0000 0.0000 • Coating Consumer •i 0.9023 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Products Hearth •i 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 i 630.0000 957.8421 0.9777 0.0223 1 988.9153 i i i i Landscaping •i 0.0878 0.0334 2.8950 1.5000e- 0.0160 0.0160 0.0160 0.0160 i 5.2018 5.2018 5.0500e- 5.3279 i i i i i 004 003 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 F-77.84211 635.2018 963.0439 0.9827 0.0223 994.2433 7.0 Water Detail 7.1 Mitigation Measures Water 8.0 Waste Detail 8.1 Mitigation Measures Waste 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment 12-780 CaIEEMod Version: CaIEEMod.2016.3.2 Page 76 of 76 Date: 6/8/2020 9:42 AM 2510 West Coast Highway - Orange County, Summer Fire Pumos and Emeraencv Generators IEquipment Type I Number I Hours/Day I Hours/Year I Horse Power I Load Factor I Fuel Type I Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number 11.0 Vegetation 12-781 CaIEEMod Version: CaIEEMod.2016.3.2 Page 1 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 2510 West Coast Highway Orange County, Winter 1.0 Project Characteristics 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Office Park 2.52 + 1000sgft ; 0.00 2,525.00 i 0 •------------------------------_------------------------------_------------------------------= Condo/Townhouse 35.00 --- --------- ------------i------------------- Dwelling Unit 0.98 34,306.00 -+ 100 + ; •------------------------------_------------------------------_-------------------------------------------}------------------E--------------- T Strip Mall 8.74 1000sgft 0.00 8,741.00 0 1.2 Other Project Characteristics Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Climate Zone 8 Operational Year 2021 Utility Company Southern California Edison CO2 Intensity 702.44 CH4Intensity 0.029 N20 Intensity 0.006 (Ib/MWhr) (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non -Default Data 12-782 CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter Project Characteristics - Land Use - Per noise study and architectural drawing Construction Phase - Per AQ memo Demolition - Grading - Vehicle Emission Factors - Vehicle Emission Factors - Vehicle Emission Factors - Land Use Change - Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblConstruction Phase NumDays i 100.00 230.00 ----------------------------_------------------------------r-----------------------------t-------------------------- tblGradin Material Imported 0.00 310.00 ---------------------------- tblLandUse ------------------------------ -------------------------------------------------------- Land UseSquareFeet 2,520.00 2,525.00 ---------------------------- tblLandUse ------------------------------ t----------------------------- t------------------------- Land UseSquareFeet 35,000.00 34,306.00 -----------------------------_-----------------------------r-----------------------------t-------------------------- tblLandUse Land UseSquareFeet 1 8,740.00 8,741.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.06 0.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 2.19 0.98 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.20 0.00 ----------------------------- tblVehicleEF ------------------------------ t-----------------------------t-------------------------- HHD 0.63 0.03 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.16 0.14 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.08 8.1503e-007 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 2.36 5.39 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 1.29 0.84 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 3.99 0.01 ----------------------------- tblVehicleEF ------------------------------ ------------------------------ -------------------------- HHD 4,116.44 1,057.87 12-783 CaIEEMod Version: CaIEEMod.2016.3.2 Page 3 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF HHD 1,683.99 1,517.44 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 12.64 0.09 tblVehicleEF HHD r 20.04 5.92 tblVehicleEF HHD r 3.96 3.93 tblVehicleEF HHD r 0.02 8.4879e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.1207e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD r 0.57 0.41 tblVehicleEF HHD r 8.9000e-005 4.1063e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleE F HHD r 0.10 4.2665e-006 tblVehicleEF HHD r 0.04 9.6941 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9200e-004 8.5664e-007 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.68 0.48 12-784 CaIEEMod Version: CaIEEMod.2016.3.2 Page 4 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF HHD 8.9000e-005 4.1063e-006 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.31 0.27 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleEF HHD r 0.11 4.6713e-006 tblVehicleEF HHD r 0.59 0.03 tblVehicleEF HHD r 0.16 0.14 tblVehicleE F HHD r 0.08 7.8282e-007 tblVehicleEF HHD r 1.72 5.25 tblVehicleEF HHD r 1.30 0.84 tblVehicleEF HHD r 3.80 0.01 tblVehicleEF HHD } 4,359.67 1,057.02 tblVehicleEF HHD } 1,683.99 1,517.44 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 20.68 5.78 tblVehicleEF HHD r 3.75 3.72 tblVehicleEF HHD r 0.02 7.8073e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleE F HHD r 0.02 7.4696e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleE F HHD 5.0090e-003 2.4616e-004 12-785 CaIEEMod Version: CaIEEMod.2016.3.2 Page 5 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF HHD 0.54 0.43 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.09 4.1088e-006 tblVehicleE F HHD r 0.04 9.6851 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.8900e-004 8.4844e-007 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleEF HHD r 5.0090e-003 2.4616e-004 tblVehicleEF HHD r 0.64 0.50 tblVehicleEF HHD r 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.31 0.27 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.10 4.4987e-006 tblVehicleEF HHD r 0.68 0.02 tblVehicleE F HHD r 0.16 5.0361 e-003 tblVehicleE F HHD r 0.08 8.2267e-007 tblVehicleEF HHD r 3.25 5.42 tblVehicleEF HHD r 1.29 0.46 tblVehicleEF HHD r 4.03 0.01 tblVehicleEF HHD } 3,780.54 1,027.42 tblVehicleEF HHD } 1,683.99 1,421.63 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 19.16 5.92 tblVehicleEF HHD r 3.89 3.78 tblVehicleEF HHD 0.02 8.9816e-003 12-786 CaIEEMod Version: CaIEEMod.2016.3.2 Page 6 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF HHD 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.5930e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.5162e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.61 0.39 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.13 0.11 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.10 4.3030e-006 tblVehicleE F HHD r 0.03 9.7066e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9300e-004 8.5821e-007 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.73 0.44 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.31 0.12 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.11 4.7113e-006 tblVehicleEF LDA 4.3340e-003 2.6622e-003 12-787 CaIEEMod Version: CaIEEMod.2016.3.2 Page 7 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDA 5.1760e-003 0.05 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.58 0.68 tblVehicleEF LDA r 1.10 2.11 tblVehicleEF LDA r 263.86 265.52 tblVehicleEF LDA r 58.33 54.23 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.21 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6420e-003 2.6267e-003 tblVehicleEF LDA r 6.020Oe-004 5.3662e-004 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA 0.03 r 0.05 tblVehicleEF LDA 0.02 r 0.01 tblVehicleEF LDA 0.04 0.21 12-788 CaIEEMod Version: CaIEEMod.2016.3.2 Page 8 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDA 0.08 0.25 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 4.5760e-003 2.8325e-003 tblVehicleEF LDA r 4.6500e-003 0.05 tblVehicleEF LDA r 0.63 0.74 tblVehicleEF LDA r 0.95 1.82 tblVehicleEF LDA r 274.96 276.40 tblVehicleEF LDA r 58.33 53.69 tblVehicleEF LDA r 0.04 0.03 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.19 tblVehicleEF LDA r 0.06 0.21 tblVehicleEF LDA r 2.7540e-003 2.7344e-003 tblVehicleEF LDA r 5.9900e-004 5.3128e-004 tblVehicleEF LDA 0.05 r 0.07 tblVehicleEF LDA 0.09 r 0.10 tblVehicleEF LDA 0.05 0.07 12-789 CaIEEMod Version: CaIEEMod.2016.3.2 Page 9 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDA 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.04 0.19 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 4.2520e-003 2.6083e-003 tblVehicleEF LDA r 5.2830e-003 0.05 tblVehicleEF LDA r 0.56 0.65 tblVehicleEF LDA r 1.13 2.18 tblVehicleEF LDA r 259.76 261.50 tblVehicleEF LDA r 58.33 54.34 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.10 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6010e-003 2.5869e-003 tblVehicleEF LDA r 6.0200e-004 5.3778e-004 tblVehicleEF LDA 0.04 0.05 12-790 CaIEEMod Version: CaIEEMod.2016.3.2 Page 10 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDA 0.10 0.10 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.03 0.05 tblVehicleEF LDA r 0.02 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.08 0.26 tblVehicleEF LDT1 r 9.9920e-003 6.2082e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.19 1.26 tblVehicleEF LDT1 r 2.74 2.32 tblVehicleEF LDT1 r 324.21 313.05 tblVehicleEF LDT1 r 71.81 65.11 tblVehicleEF LDT1 r 0.11 0.10 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.02 0.03 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.19 0.36 tblVehicleEF LDT1 3.2560e-003 3.0978e-003 12-791 CaIEEMod Version: CaIEEMod.2016.3.2 Page 11 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT1 7.6600e-004 6.4435e-004 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 �-----------------------------T-------------------------- i 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.21 0.40 tblVehicleEF LDT1 r 0.01 6.5571 e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.28 1.36 tblVehicleEF LDT1 r 2.36 2.00 tblVehicleEF LDT1 r 337.31 324.18 tblVehicleEF LDT1 r 71.81 64.47 tblVehicleEF LDT1 r 0.10 0.09 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.17 0.18 tblVehicleEF LDT1 r 0.26 0.20 tblVehicleEF LDT1 r 0.14 0.15 tblVehicleEF LDT1 r 0.03 0.03 tblVehicleEF LDT1 0.14 0.61 12-792 CaIEEMod Version: CaIEEMod.2016.3.2 Page 12 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT1 0.17 0.32 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- 3.3880e-003 r 3.2080e-003 tblVehicleEF LDT1 7.5900e-004 r 6.3799e-004 tblVehicleEF LDT1 0.17 r 0.18 tblVehicleEF LDT1 0.26 r 0.20 tblVehicleEF LDT1 0.14 r 0.15 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.14 r 0.61 tblVehicleEF LDT1 0.19 r 0.36 tblVehicleEF LDT1 9.8200e-003 r 6.0953e-003 tblVehicleEF LDT1 0.01 r 0.07 tblVehicleEF LDT1 1.16 r 1.22 tblVehicleEF LDT1 2.82 r 2.40 tblVehicleEF LDT1 319.38 r 308.94 tblVehicleEF LDT1 71.81 r 65.25 tblVehicleEF LDT1 0.11 r 0.10 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 8.00OOe-003 r 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 r 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 r 2.6454e-003 tblVehicleEF LDT1 0.02 r 0.02 tblVehicleEF LDT1 2.00OOe-003 r 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 r 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 r 2.4325e-003 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 0.11 12-793 CaIEEMod Version: CaIEEMod.2016.3.2 Page 13 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT1 0.02 0.03 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- r 0.18 0.78 tblVehicleEF LDT1 0.19 r 0.37 tblVehicleEF LDT1 3.2070e-003 r 3.0572e-003 tblVehicleEF LDT1 7.6700e-004 r 6.4574e-004 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 r 0.11 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.18 r 0.78 tblVehicleEF LDT1 0.21 r 0.41 tblVehicleEF LDT2 5.7840e-003 r 4.0565e-003 tblVehicleEF LDT2 6.6620e-003 r 0.07 tblVehicleEF LDT2 0.74 r 0.91 tblVehicleEF LDT2 1.41 r 2.69 tblVehicleEF LDT2 369.26 r 341.01 tblVehicleEF LDT2 81.71 r 71.31 tblVehicleEF LDT2 0.07 r 0.07 tblVehicleEF LDT2 0.04 r 0.04 tblVehicleEF LDT2 8.00OOe-003 r 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 r 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 r 1.8210e-003 tblVehicleEF LDT2 0.02 r 0.02 tblVehicleEF LDT2 2.00OOe-003 r 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 r 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 r 1.6744e-003 tblVehicleEF LDT2 0.05 0.07 12-794 CaIEEMod Version: CaIEEMod.2016.3.2 Page 14 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT2 0.11 0.12 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.09 0.32 tblVehicleEF LDT2 r 3.6980e-003 3.3737e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0569e-004 tblVehicleEF LDT2 r 0.05 0.07 tblVehicleEF LDT2 r 0.11 0.12 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.10 0.35 tblVehicleEF LDT2 r 6.1050e-003 4.3054e-003 tblVehicleEF LDT2 r 5.9960e-003 0.06 tblVehicleEF LDT2 r 0.80 0.99 tblVehicleEF LDT2 r 1.22 2.32 tblVehicleEF LDT2 r 384.42 352.00 tblVehicleEF LDT2 r 81.71 70.61 tblVehicleEF LDT2 r 0.06 0.06 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 2.00OOe-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 12-795 CaIEEMod Version: CaIEEMod.2016.3.2 Page 15 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT2 2.0220e-003 1.6744e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.08 0.29 tblVehicleEF LDT2 r 3.8500e-003 3.4825e-003 tblVehicleEF LDT2 r 8.3800e-004 6.9879e-004 tblVehicleEF LDT2 r 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.09 0.31 tblVehicleEF LDT2 r 5.6750e-003 3.9776e-003 tblVehicleEF LDT2 r 6.7990e-003 0.07 tblVehicleEF LDT2 r 0.72 0.88 tblVehicleEF LDT2 r 1.45 2.77 tblVehicleEF LDT2 r 363.66 336.95 tblVehicleEF LDT2 r 81.71 71.46 tblVehicleEF LDT2 r 0.07 0.07 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 12-796 CaIEEMod Version: CaIEEMod.2016.3.2 Page 16 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LDT2 2.00OOe-003 1.9869e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 r 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.09 0.33 tblVehicleEF LDT2 r 3.6420e-003 3.3336e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0720e-004 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.10 0.36 tblVehicleEF LHD1 r 5.7990e-003 5.8183e-003 tblVehicleEF LHD1 r 0.01 5.0096e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.78 0.57 tblVehicleEF LHD1 r 2.55 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.41 tblVehicleEF LHD1 0.08 0.06 12-797 CaIEEMod Version: CaIEEMod.2016.3.2 Page 17 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD1 1.27 0.81 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.28 0.47 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5213e-003 tblVehicleEF LHD1 r 3.7900e-004 1.2281e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 0.28 0.47 12-798 CaIEEMod Version: CaIEEMod.2016.3.2 Page 18 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD1 0.29 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 5.7990e-003 5.8302e-003 tblVehicleEF LHD1 r 0.01 5.0977e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.79 0.58 tblVehicleEF LHD1 r 2.44 1.04 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.74 tblVehicleEF LHD1 r 33.13 12.33 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.19 0.76 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 2.4300e-003 1.9450e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.06 0.05 12-799 CaIEEMod Version: CaIEEMod.2016.3.2 Page 19 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD1 0.27 0.45 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 0.26 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5214e-003 tblVehicleEF LHD1 r 3.7700e-004 1.2203e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.27 0.45 tblVehicleEF LHD1 r 0.28 0.08 tblVehicleEF LHD1 r 5.7990e-003 5.8161e-003 tblVehicleEF LHD1 r 0.01 4.9859e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.77 0.57 tblVehicleEF LHD1 r 2.56 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.42 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.24 0.80 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.01 7.2149e-003 12-800 CaIEEMod Version: CaIEEMod.2016.3.2 Page 20 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD1 9.1700e-004 2.5532e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5212e-003 tblVehicleEF LHD1 r 3.8000e-004 1.2294e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.29 0.09 tblVehicleEF LHD2 r 4.2890e-003 4.2528e-003 tblVehicleEF LHD2 r 4.2710e-003 3.6633e-003 tblVehicleEF LHD2 r 9.4470e-003 0.01 tblVehicleEF LHD2 0.13 0.16 12-801 CaIEEMod Version: CaIEEMod.2016.3.2 Page 21 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 0.36 0.41 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 1.38 0.76 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.10 tblVehicleEF LHD2 r 28.46 10.01 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.87 0.94 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 r 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 r 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 r 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 r 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.02 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.05 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.13 0.06 tblVehicleEF LHD2 r 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 r 6.0340e-003 6.5784e -003 :------------ ---------------------------- tblVehicleEF ------------------------ LHD2 10------------------ 3.00e-004 9.9072e-005 12-802 CaIEEMod Version: CaIEEMod.2016.3.2 Page 22 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 1.1610e-003 1.4569e-003 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.03 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.06 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.14 0.06 tblVehicleEF LHD2 r 4.2890e-003 4.2615e-003 tblVehicleEF LHD2 r 4.3220e-003 3.7008e-003 tblVehicleEF LHD2 r 9.1410e-003 0.01 tblVehicleEF LHD2 r 0.13 0.16 tblVehicleEF LHD2 r 0.37 0.41 tblVehicleEF LHD2 r 1.32 0.73 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.11 tblVehicleEF LHD2 r 28.46 9.96 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.82 0.88 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD2 9.3060e-003 9.6641 e-003 12-803 CaIEEMod Version: CaIEEMod.2016.3.2 Page 23 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 4.2300e-004 1.3735e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.12 r 0.05 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5785e-003 tblVehicleEF LHD2 3.0900e-004 r 9.8524e-005 tblVehicleEF LHD2 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.06 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 4.2890e-003 r 4.2512e-003 tblVehicleEF LHD2 4.2570e-003 r 3.6533e-003 tblVehicleEF LHD2 9.5090e-003 r 0.01 tblVehicleEF LHD2 0.13 r 0.16 tblVehicleEF LHD2 0.36 r 0.41 tblVehicleEF LHD2 1.38 r 0.76 tblVehicleEF LHD2 13.67 r 13.61 tblVehicleEF LHD2 619.08 r 679.10 tblVehicleEF LHD2 28.46 10.02 12-804 CaIEEMod Version: CaIEEMod.2016.3.2 Page 24 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 0.10 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- r 0.85 0.92 tblVehicleEF LHD2 1.1890e-003 r 1.1974e-003 tblVehicleEF LHD2 0.09 r 0.09 tblVehicleEF LHD2 0.01 r 0.01 tblVehicleEF LHD2 9.7400e-003 r 0.01 tblVehicleEF LHD2 4.6100e-004 r 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 r 1.1456e-003 tblVehicleEF LHD2 0.04 r 0.04 tblVehicleEF LHD2 2.6460e-003 r 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 r 9.6641 e-003 tblVehicleEF LHD2 4.2300e-004 r 1.3735e-004 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.10 r 0.33 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 r 9.9159e-005 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 0.06 12-805 CaIEEMod Version: CaIEEMod.2016.3.2 Page 25 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF LHD2 0.10 0.33 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.14 0.06 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.61 18.90 tblVehicleEF MY r 9.56 8.43 tblVehicleEF MY r 177.57 214.49 tblVehicleEF MY r 45.30 60.11 tblVehicleEF MY r 1.12 1.12 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY r 0.69 0.72 tblVehicleEF MY r 0.71 0.72 tblVehicleEF MY r 2.38 2.40 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.05 1.82 tblVehicleEF MY r 2.1510e-003 2.1225e-003 tblVehicleEF MY r 6.7000e-004 5.9482e-004 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY 0.69 0.72 12-806 CaIEEMod Version: CaIEEMod.2016.3.2 Page 26 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MY 0.71 0.72 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 2.95 2.97 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.24 1.98 tblVehicleEF MY r 0.47 0.35 tblVehicleEF MY r 0.14 0.21 tblVehicleEF MY r 17.91 18.17 tblVehicleEF MY r 8.81 7.74 tblVehicleEF MY r 177.57 213.12 tblVehicleEF MY r 45.30 58.36 tblVehicleEF MY r 0.98 0.98 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.71 1.74 tblVehicleEF MY r 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.33 2.34 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 1.85 1.62 tblVehicleEF MY r 2.1380e-003 2.1090e-003 tblVehicleEF MY 6.5100e-004 5.7748e-004 12-807 CaIEEMod Version: CaIEEMod.2016.3.2 Page 27 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MY 1.71 1.74 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.89 2.90 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 2.01 1.77 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.72 19.01 tblVehicleEF MY r 9.67 8.55 tblVehicleEF MY r 177.57 214.70 tblVehicleEF MY r 45.30 60.42 tblVehicleEF MY r 1.09 1.09 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.39 2.41 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY 2.09 1.86 12-808 CaIEEMod Version: CaIEEMod.2016.3.2 Page 28 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MY 2.1530e-003 2.1246e-003 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 6.7300e-004 5.9790e-004 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.97 2.98 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY r 2.28 2.02 tblVehicleEF MDV r 0.01 5.6007e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.26 1.12 tblVehicleEF MDV r 2.62 3.12 tblVehicleEF MDV r 500.02 420.73 tblVehicleEF MDV r 108.15 86.72 tblVehicleEF MDV r 0.14 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV 0.03 0.02 12-809 CaIEEMod Version: CaIEEMod.2016.3.2 Page 29 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MDV 0.10 0.42 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.20 0.41 tblVehicleEF MDV r 5.0080e-003 4.1596e-003 tblVehicleEF MDV r 1.1270e-003 8.5816e-004 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.10 0.42 tblVehicleEF MDV r 0.22 0.45 tblVehicleEF MDV r 0.01 5.9079e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.36 1.20 tblVehicleEF MDV r 2.27 2.69 tblVehicleEF MDV r 519.96 432.28 tblVehicleEF MDV r 108.15 85.89 tblVehicleEF MDV r 0.12 0.09 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV 0.16 0.14 12-810 CaIEEMod Version: CaIEEMod.2016.3.2 Page 30 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MDV 0.10 0.12 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.18 0.37 tblVehicleEF MDV r 5.2090e-003 4.2738e-003 tblVehicleEF MDV r 1.1210e-003 8.4999e-004 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.05 0.04 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.20 0.40 tblVehicleEF MDV r 0.01 5.5001 e-003 tblVehicleEF MDV r 0.02 0.09 tblVehicleEF MDV r 1.23 1.08 tblVehicleEF MDV r 2.69 3.21 tblVehicleEF MDV r 492.66 416.47 tblVehicleEF MDV r 108.15 86.90 tblVehicleEF MDV r 0.13 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 12-811 CaIEEMod Version: CaIEEMod.2016.3.2 Page 31 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MDV 0.06 0.08 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.03 0.02 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.20 0.42 tblVehicleEF MDV r 4.9340e-003 4.1175e-003 tblVehicleEF MDV r 1.1290e-003 8.5994e-004 tblVehicleEF MDV r 0.06 0.08 tblVehicleEF MDV r 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.22 0.46 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.15 0.31 tblVehicleEF MH r 5.50 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.43 3.91 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 tblVehicleEF MH r 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.00OOe-003 12-812 CaIEEMod Version: CaIEEMod.2016.3.2 Page 32 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter tblVehicleEF MH 0.03 0.09 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 9.6500e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7000e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.21 0.31 tblVehicleEF MH r 5.21 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.33 3.70 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 ---------------------------- tblVehicleEF ------------------------ MH -------------- ------------------------------------------ 1.0490e-003 0.00 12-813 CaIEEMod Version: CaIEEMod.2016.3.2 Page 33 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter tblVehicleEF MH 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.31 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.34 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.13 0.31 tblVehicleEF MH r 5.54 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.40 3.84 tblVehicleEF MH r 0.13 0.13 :------------------------------ ---------------------------- tblVehicleEF ------------------------ MH 0.01 0.02 12-814 CaIEEMod Version: CaIEEMod.2016.3.2 Page 34 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MH 0.03 0.10 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH r 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7100e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MHD r 0.02 4.9135e-003 tblVehicleEF MHD r 4.2090e-003 5.6113e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.36 0.39 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.12 1.31 tblVehicleEF MHD 141.40 56.75 12-815 CaIEEMod Version: CaIEEMod.2016.3.2 Page 35 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MHD 1,144.82 1,086.34 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 60.68 12.86 tblVehicleEF MHD r 0.54 0.43 tblVehicleEF MHD r 1.18 1.96 tblVehicleEF MHD r 2.3000e-004 1.4505e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.2000e-004 1.3878e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD r 0.03 0.02 tblVehicleEF MHD r 7.3800e-004 3.2888e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.3610e-003 5.4033e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1400e-004 1.2722e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD 0.04 0.03 12-816 CaIEEMod Version: CaIEEMod.2016.3.2 Page 36 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MHD 7.3800e-004 3.2888e-004 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.05 0.11 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.41 0.07 tblVehicleEF MHD r 0.02 4.6515e-003 tblVehicleEF MHD r 4.2610e-003 5.6474e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.26 0.31 tblVehicleEF MHD r 0.34 0.51 tblVehicleEF MHD r 5.83 1.25 tblVehicleEF MHD r 149.77 57.73 tblVehicleEF MHD } 1,144.82 1,086.35 tblVehicleEF MHD r 60.68 12.75 tblVehicleEF MHD r 0.56 0.43 tblVehicleEF MHD r 1.12 1.85 tblVehicleEF MHD r 1.9400e-004 1.2248e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 1.8500e-004 1.1718e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 12-817 CaIEEMod Version: CaIEEMod.2016.3.2 Page 37 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MHD 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.36 0.06 tblVehicleEF MHD r 1.4400e-003 5.4975e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.0900e-004 1.2618e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.40 0.06 tblVehicleEF MHD r 0.02 5.2905e-003 tblVehicleEF MHD r 4.1930e-003 5.5992e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.50 0.50 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.17 1.32 tblVehicleEF MHD r 129.83 55.39 tblVehicleEF MHD } 1,144.82 1,086.34 tblVehicleEF MHD r 60.68 12.88 tblVehicleEF MHD r 0.52 0.42 tblVehicleEF MHD r 1.16 1.92 tblVehicleEF MHD 2.8000e-004 1.7623e-003 12-818 CaIEEMod Version: CaIEEMod.2016.3.2 Page 38 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF MHD 0.13 0.13 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.6800e-004 1.6861e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.2520e-003 5.2723e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1500e-004 1.2742e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.04 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.42 0.07 tblVehicleEF OBUS 0.01 9.0600e-003 12-819 CaIEEMod Version: CaIEEMod.2016.3.2 Page 39 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 8.4360e-003 9.3584e-003 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.03 0.02 tblVehicleEF OBUS r 0.28 0.55 tblVehicleEF OBUS r 0.58 1.01 tblVehicleEF OBUS r 5.60 2.44 tblVehicleEF OBUS r 84.68 84.33 tblVehicleEF OBUS } 1,226.51 1,422.10 tblVehicleEF OBUS r 69.78 20.28 tblVehicleEF OBUS r 0.42 0.52 tblVehicleEF OBUS r 1.44 1.85 tblVehicleEF OBUS r 1.4500e-004 2.0433e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.3900e-004 1.9549e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS 0.35 0.12 12-820 CaIEEMod Version: CaIEEMod.2016.3.2 Page 40 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 8.2000e-004 8.0328e-004 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF OBUS r 7.9600e-004 2.0066e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF OBUS r 0.01 9.0787e-003 tblVehicleEF OBUS r 8.5800e-003 9.4940e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.26 0.53 tblVehicleEF OBUS r 0.58 1.02 tblVehicleEF OBUS r 5.31 2.31 tblVehicleEF OBUS r 88.70 84.93 tblVehicleEF OBUS } 1,226.51 1,422.12 tblVehicleEF OBUS r 69.78 20.06 tblVehicleEF OBUS r 0.43 0.52 tblVehicleEF OBUS r 1.35 1.74 tblVehicleEF OBUS r 1.2200e-004 1.7267e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.1700e-004 1.6520e-003 12-821 CaIEEMod Version: CaIEEMod.2016.3.2 Page 41 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.34 0.11 tblVehicleEF OBUS r 8.5900e-004 8.0897e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9100e-004 1.9856e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.37 0.13 tblVehicleEF OBUS r 0.01 9.0542e-003 tblVehicleEF OBUS r 8.3930e-003 9.3186e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.29 0.59 tblVehicleEF OBUS r 0.57 1.00 tblVehicleEF OBUS 5.64 2.46 12-822 CaIEEMod Version: CaIEEMod.2016.3.2 Page 42 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 79.14 83.50 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- } 1,226.51 1,422.09 tblVehicleEF OBUS r 69.78 20.31 tblVehicleEF OBUS r 0.40 0.52 tblVehicleEF OBUS r 1.41 1.81 tblVehicleEF OBUS r 1.7600e-004 2.4806e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.6900e-004 2.3733e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.36 0.12 tblVehicleEF OBUS r 7.6700e-004 7.9541e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9700e-004 2.0100e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 12-823 CaIEEMod Version: CaIEEMod.2016.3.2 Page 43 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF OBUS 0.05 0.08 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.09 7.1319e-003 tblVehicleEF SBUS r 8.16 2.80 tblVehicleEF SBUS r 1.19 1.03 tblVehicleEF SBUS r 9.61 1.02 tblVehicleEF SBUS } 1,131.05 356.18 tblVehicleEF SBUS } 1,090.69 1,128.82 tblVehicleEF SBUS r 54.18 5.79 tblVehicleEF SBUS r 9.79 3.82 tblVehicleEF SBUS r 4.65 6.33 tblVehicleEF SBUS r 0.01 6.3356e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 6.0616e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 12-824 CaIEEMod Version: CaIEEMod.2016.3.2 Page 44 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter tblVehicleEF SBUS 0.04 0.01 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.98 0.34 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.51 0.04 tblVehicleEF SBUS r 0.01 3.3995e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.0800e-004 5.7337e-005 tblVehicleEF SBUS r 3.6480e-003 1.1352e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.08 6.4082e-003 tblVehicleEF SBUS r 8.04 2.75 tblVehicleEF SBUS r 1.21 1.05 tblVehicleEF SBUS r 7.94 0.84 tblVehicleEF SBUS } 1,182.37 367.48 tblVehicleEF SBUS } 1,090.69 1,128.85 tblVehicleEF SBUS r 54.18 5.50 tblVehicleEF SBUS r 10.10 3.93 tblVehicleEF SBUS 4.39 5.98 12-825 CaIEEMod Version: CaIEEMod.2016.3.2 Page 45 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF SBUS 8.9100e-003 5.3460e-003 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 8.5240e-003 5.1148e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.98 0.34 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS r 0.46 0.04 tblVehicleEF SBUS r 0.01 3.5062e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 6.8100e-004 5.4417e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS 0.50 0.04 12-826 CaIEEMod Version: CaIEEMod.2016.3.2 Page 46 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF SBUS 0.87 0.07 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.02 0.01 tblVehicleEF SBUS r 0.09 7.2358e-003 tblVehicleEF SBUS r 8.33 2.86 tblVehicleEF SBUS r 1.18 1.03 tblVehicleEF SBUS r 9.77 1.03 tblVehicleEF SBUS } 1,060.18 340.58 tblVehicleEF SBUS } 1,090.69 1,128.81 tblVehicleEF SBUS r 54.18 5.82 tblVehicleEF SBUS r 9.36 3.67 tblVehicleEF SBUS r 4.57 6.22 tblVehicleEF SBUS r 0.01 7.7023e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 7.3691 e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.99 0.34 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS 0.02 0.09 12-827 CaIEEMod Version: CaIEEMod.2016.3.2 Page 47 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF SBUS 0.51 0.04 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.01 3.2521 e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.1100e-004 5.7616e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.09 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.96 37.60 tblVehicleEF UBUS r 13.19 1.81 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.76 tblVehicleEF UBUS r 4.82 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS r 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 12-828 CaIEEMod Version: CaIEEMod.2016.3.2 Page 48 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF UBUS 0.10 0.03 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 0.96 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5700e-003 2.2519e-004 tblVehicleEF UBUS r 6.1570e-003 2.6629e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 1.05 0.16 tblVehicleEF UBUS r 1.94 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 9.02 37.60 tblVehicleEF UBUS r 11.63 1.61 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.40 tblVehicleEF UBUS r 4.53 1.10 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 12-829 CaIEEMod Version: CaIEEMod.2016.3.2 Page 49 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM tblVehicleEF UBUS 1.0860e-003 3.6483e-005 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.89 0.14 tblVehicleEF UBUS r 8.6450e-003 4.3416e-003 tblVehicleEF UBUS r 1.5430e-003 2.2162e-004 tblVehicleEF UBUS r 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 2.53 5.65 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.95 37.60 tblVehicleEF UBUS r 13.46 1.85 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.82 tblVehicleEF UBUS r 4.73 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 12-830 CaIEEMod Version: CaIEEMod.2016.3.2 Page 50 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter tblVehicleEF UBUS 3.00OOe-003 7.3601 e-003 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 0.52 0.14 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5750e-003 2.2584e-004 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS 1.07 0.16 2.0 Emissions Summary 12-831 CaIEEMod Version: CaIEEMod.2016.3.2 Page 51 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 2.1 Overall Construction (Maximum Daily Emission) Unmitigated Construction Mitigated Construction ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I I PM10 PM10 Total PM2.5 PM2.5 Total I Year Ib/day Ib/day I 1 I 1 1 I 1 I 1 I 1 2020 •1 1.0077 17.0753 8.4457 0.0336 1.1745 0.5278 1.6465 0.4434 0.4857 � 0.8898 0.0000 1 3,599.626 0.5870 0.0000 3,614.299 I I I I I I I I 13,599.626 I I 0 I 0 I 1 I 9 '1 I I I 1 I I I I 1 I I 1 • I -----------•1 - - - - - -J- - - - - - - J - - - - - - - J-------J-------J-------J-------J-------J------- ----- - - - ------1 J-------J-------J------- '1 - I 1 I 1 1 I 1 I *- 1 -- -- 1 I 1 *------- 2021 •1 64.0632 8.6161 8.2439 0.0157 0.3625 0.4509 0.8133 0.0970 0.4148 0.5118 0.0000 1 1,549.320 0.3762 0.0000 1,558.726 I I I I I I I I 11,549.320 I I '1 I I I 1 I I I I • 1 5 I 5 I 1 I 8 '1 I I I 1 I I I I • I I I I I Maximum 64.0632 17.0753 8.4457 0.0336 1.1745 0.5278 1.6465 0.4434 0.4857 0.8898 0.0000 3,599.626 3,599.626 0.5870 0.0000 3,614.299 11 0 0 j 9 Mitigated Construction 12-832 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I Year Ib/day Ib/day I I I 1 I I I I I I 1 2020 •1 1.0077 I 17.0753 I 8.4457 I 0.0336 I 0.8025 I 0.5278 I 1.1663 I 0.1910 I 0.4857 � 0.6374 � 0.0000 1 3,599.626 13,599.626 I 0.5870 I 0.0000 1 3,614.299 0 1 0 I 1 I 9 ;� I 1 I 1 1 I 1 I 1 I 1 I I I I 1 I I 1 I I I 1 2021 :: 64.0632 I 8.6161 I 8.2439 I 0.0157 I 0.3625 I 0.4509 I 0.8133 I 0.0970 I 0.4148 0.5118 � 0.0000 i 1,549.320 11,549.320 I 0.3762 I 0.0000 1,558.726 I 1 I 1 1 I 1 I 5 1 5 I 1 I 8 '1 1 I 1 I 1 1 I 1 I 1 I 1 I Maximum 64.0632 17.0753 8.4457 0.0336 0.8025 0.5278 1.1663 0.1910 0.4857 0.6374 0.0000 3,599.626 3,599.626 0.5870 0.0000 3,614.299 11 0 0 j 9 1 12-832 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Percent 0.00 0.00 0.00 0.00 24.21 0.00 19.52 46.71 0.00 18.01 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 12-832 CaIEEMod Version: CaIEEMod.2016.3.2 Page 52 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 2.2 Overall Operational Unmitigated Operational Mitigated Operational ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I I Category Ib/day Ib/day Area •i 10.2488 i 0.7596 20.6943 0.0456 2.6896 i 2.6896 2.6896 2.6896 327.8421 i 635.2018 i 963.0439 i 0.9827 0.0223 994.2433 Energy i 0.0196 i 0.1683 i 0.0768 i 1.0700e- 0.0136 i 0.0136 i i 0.0136 0.0136 � i 213.9527 213.9527 i 4.1000e3.9200e- 1 215.2241 003 003 003 i •� 003 003 003 i Mobile •1 1.4677 i 3.0154 i 11.8547 0.0329 3.2316 0.0411 i 3.2727 i 0.8624 i 0.0387 0.9011 � i 3,367.387 3,367.387 i 0.2086 3,372.602 8 i 8 i i Total 11.7362 Total 32.6258 0.0795 3.2316 2.7442 5.9758 0.8624 2.7418 3.6042 327.8421 4,216.542 7544.384 1.1954 0.0262 4,582.069 11 4,5n069 733 3 5 3 5 5 Mitigated Operational 12-833 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I I Category Ib/day Ib/day Area ;� 10.2488 i 0.7596 20.6943 i 0.0456 2.6896 i 2.6896 2.6896 2.6896 327.8421 i 635.2018 963.0439 i 0.9827 0.0223 994.2433 Energy •i 0.0196 i 0.1683 0.0768 i 1.0700e- 0.0136 i 0.0136 0.0136 0.0136 213.9527 213.9527 i 4.1000e- 3.9200e- i 215.2241 •� 003 003 003 i Mobile ;� 1.4677 i 3.0154 11.8547 i 0.0329 3.2316 0.0411 i 3.2727 0.8624 i 0.0387 0.9011 � 3,367.387 3,367.387 i 0.2086 3,372.602 i i i i i i i i i 8 i 8 i i i 1 Total 11.7362 3.9433 32.6258 0.0795 3.2316 2.7442 5.9758 0.8624 2.7418 3.6042 327.8421 4,216.542 4,544.384 1.1954 0.0262 4,5n069 11 3 5 12-833 CaIEEMod Version: CaIEEMod.2016.3.2 Page 53 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.0 Construction Detail Construction Phase Phase Number ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-0O2 Total CO2 CH4 N20 CO2e !9/15/2020 19/15/2020 1 51 1 A PM10 PM10 Total PM2.5 PM2.5 Total 2� A i 4 •Building Construction +Building Construction !9/18/2020 Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 8/19/2021 5, 5. 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 •Demolition !Demolition !9/1/2020 19/14/2020 51 10: A i _ 2 Site Preparation +Site Preparation !9/15/2020 19/15/2020 1 51 1 A i _ 3 •Grading +Grading !9/16/2020 19/17/2020 1 51 2� A i 4 •Building Construction +Building Construction !9/18/2020 18/5/2021 1 51 230: A i 5 :Paving +Paving ! 8/6/2021 18/12/2021 1 51 5 + i i 6 -Architectural Coating :Architectural Coating 8/13/2021 8/19/2021 5, 5. Acres of Grading (Site Preparation Phase): 0.5 Acres of Grading (Grading Phase): 0 Acres of Paving: 0 Residential Indoor: 69,470; Residential Outdoor: 23,157; Non -Residential Indoor: 16,899; Non -Residential Outdoor: 5,633; Striped Parking Area: 0 (Architectural Coating — sgft) OffRoad Equipment 12-834 CaIEEMod Version: CaIEEMod.2016.3.2 Page 54 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM Phase Name I Offroad Equipment Type I Amount I Usage Hours I Horse Power I Load Factor Demolition 'Concrete/Industrial Saws ; 1 ; 8.001 81' 0.73 -------------------------- - - - ------------'------------- ----------- 20.00:LD_Mix Demolition 'Rubber Tired Dozers 1 1 1.001 247' 0.40 --------------------------- -------------------------------------------------------------------'------------- ----------- ----------�- ---------� 14.701 Demolition +Tractors/Loaders/Backhoes ; 21 6.001 97' 0.37 -------------------------- �- - - - -------------'------------- ----------- --------i 0.001 Site Preparation 'Graders 1 1 1 8.001 187' 0.41 --------------------------- �- - - - -------------'------------- ----------- -------------=---------------''''-, 5; Site Preparation +Tractors/Loaders/Backhoes 1 1 1 8.001 97' 0.37 ------------------------------------------ �- - - - - ----------- -------- THHDT Grading 'Concrete/Industrial Saws 1 11 8.001 81, 0.73 ---------------------------- _ i --------------------------------------------------------------------'------------- ----------- -----------' 20.00;LD_Mix Grading 'Rubber Tired Dozers 1 1 1 1.001 247' 0.40 ------------------------------------------ �- - - - - ----------- Grading +Tractors/Loaders/Backhoes 1 21 6.001 97' 0.37 0.00' + ___ i i 14.70' 6.90, Building Construction 'Cranes ; 11 4.001 231, 0.29 ------------------------------------------ �- - - - ----------- Building Construction 'Forklifts 1 21 6.001 89' 0.20 --------------------------- �- - - - -------------'------------- ----------- Building Construction +Tractors/Loaders/Backhoes ; 21 8.001 97' 0.37 i �-------------------------- ------------'------------- ----------- Paving 'Cement and Mortar Mixers ; 41 6.001 9' 0.56 + _ i _ Paving +Pavers ; 11 7.001 130' 0.42 ---------------------------- + i i ------------------------- -------------------------------------------------------- Paving 'Rollers 1 11 7.001 80' 0.38 --------------------------- �- - - - -------------'------------- ----------- Paving +Tractors/Loaders/Backhoes 1 11 7.001 97' 0.37 ---------------------------- -------------------------- ----------------- ------------r------------- Architectural Coating 'Air Compressors 1 6.00' 78' 0.48 Trips and VMT Phase Name Offroad Equipment Worker Trip Vendor Trip Hauling Trip Worker Trip Vendor Trip Hauling Trip I Worker Vehicle I Vendor I Hauling Count I Number I Number I Number I Length I Length I Length Class Vehicle Class I Vehicle Class Demolition 4; 10.00 0.001 45.00; 14.70; 6.90; 20.00:LD_Mix iHDT_Mix THHDT • A Site Preparation - -------------- 2; - i------------ 5.00- --------i 0.001 , 31.00: ----------�- ---------� 14.701 6.90; -- =------------ 20.00;LD_Mix ----------' iHDT_Mix -------- THHDT �- ° Grading -------------- 4; i------------ 10.00: --------i 0.001 ,----------�- 0.00: ------------------------------' 14.701 6.90; 20.00;LD_Mix iHDT_Mix *- THHDT ----------------° �- Building Construction -------------=---------------''''-, 5; i------------ 29.00 1---------- 6.001 ,----------�- 0.00 ' --------- 14.701 ------------------------'----------' 6.90; 20.00;LD_Mix iHDT_Mix -------- THHDT �- ° Paving -------------- 7; - i------------ 18.00: --------i4--------------- 0.001 ,----------- 0.00: 14.701 6.90; -----------' 20.00;LD_Mix iHDT_Mix -- THHDT e ' ; Architectural Coating ; 1' 6.00' 0.00' 0.00' 14.70' 6.90, 20.00,LD_Mix 'HDT_Mix HHDT 12-835 CaIEEMod Version: CaIEEMod.2016.3.2 Page 55 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.1 Mitigation Measures Construction Water Exposed Area 3.2 Demolition - 2020 Unmitigated Construction On -Site 12-836 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM 10 Total PM2.5 PM2.5 Category Ib/day Ib/day I I I I I I I I 1 I I Fugitive Dust •I I I I I 0.9844 I 0.0000 I 0.9844 1 0.1490 I 0.0000 0.1490 � I 1 0.0000 I 1 i 0.0000 I I I I I I I 1 I I I q I I I I I I I I I 1 I I Off -Road •I 0.8674 I 7.8729 I 7.6226 I 0.0120 I I 0.4672 I 0.4672 I I 0.4457 � 0.4457 � 11,147.235 1 1,147.235 I 0.2169 1 � 1,152.657 2 I 2 1 I I 8 Total 0.8674 7.8729 7.6226 0.0120 0.9844 0.4672 1.4516 0.1490 0.4457 0.5947 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-836 CaIEEMod Version: CaIEEMod.2016.3.2 Page 56 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.2 Demolition - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0348 i 1.2529 i 0.3292 3.3900e- i 0.0784 � 4.0800e- 0.0824 i 0.0215 3.9000e- 0.0254 378.0810 378.0810 0.0407 i i 379.0994 003 003 003 i Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 2 i 2 i i i 8 Worker •i 0.0434 i 0.0266 i 0.3025 1.0300e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 i 103.1621 103.1621 2.3500e- i i 103.2210 003 004 004 003 i 7.8729 Total 0.0783 1.2796 0.6317 4.4200e- 0.1901 4.8200e- 0.1950 0.0511 4.5800e- 0.0557 0.2169 481.2431 481.2431 0.0431 482.3204 003 003 003 2 8 Mitigated Construction On -Site 12-837 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.3839 0.0000 0.3839 0.0581 i 0.0000 0.0581 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i i 0.4672 i 0.4672 0.4457 0.4457 0.0000 i 1,147.235 i 1,147.235 0.2169 i i 1,152.657 2 i 2 i i i 8 Total 0.8674 7.8729 7.6226 0.0120 0.3839 0.4672 0.8511 0.0581 0.4457 0.5038 0.0000 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-837 CaIEEMod Version: CaIEEMod.2016.3.2 Page 57 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.2 Demolition - 2020 Mitigated Construction Off -Site 3.3 Site Preparation - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Total Category Ib/day Ib/day Hauling •i 0.0348 i 1.2529 i 0.3292 3.3900e- i 0.0784 � 4.0800e- 0.0824 i 0.0215 3.9000e- 0.0254 378.0810 378.0810 0.0407 i i 379.0994 003 003 003 i Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 � i 0.3085 � 0.3085 � i 943.4872 i 943.4872 � 0.3051 i i 951.1158 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0434 i 0.0266 i 0.3025 1.0300e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 i 103.1621 103.1621 2.3500e- i i 103.2210 003 004 004 003 i 4.0942 Total 0.0783 1.2796 0.6317 4.4200e- 0.1901 4.8200e- 0.1950 0.0511 4.5800e- 0.0557 481.2431 481.2431 0.0431 482.3204 003 003 003 003 3.3 Site Preparation - 2020 Unmitigated Construction On -Site 12-838 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.5303 0.0000 0.5303 i 0.0573 0.0000 0.0573 0.0000 0.0000 Off -Road •i 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 � i 0.3085 � 0.3085 � i 943.4872 i 943.4872 � 0.3051 i i 951.1158 003 Total 0.6853 8.4307 4.0942 9.7400e- 0.5303 0.3353 0.8656 0.0573 0.3085 0.3658 943.4872 943.4872 0.3051 951.1158 003 12-838 CaIEEMod Version: CaIEEMod.2016.3.2 Page 58 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.3 Site Preparation - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total Category Ib/day Ib/day Hauling •i 0.2399 i 8.6314 i 2.2677 0.0234 i 0.5398 0.0281 0.5679 i 0.1478 0.0269 0.1747 i 2,604.557 2,604.557 0.2806 i :2,611.5737 ----------- --------------------------------------------'----------------------------+-------F-------------'-------�-------t------- Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 0.0000 � i 0.0000 � 0.0000 � 0.0000 i : 0.0000 Total Worker •i 0.0217 0.0133 0.1513 5.2000e- 0.0559 3.7000e- 0.0563 0.0148 3.4000e- 0.0152 i 51.5811 51.5811 1.1800e- : 51.6105 i i i i i 004 004 004 003 i 4.0942 Total 0.2616 8.6447 2.4190 0.0239 0.5957 0.0285 0.6241 0.1626 0.0272 0.1898 2,656.138 2,656.138 0.2818 2,663.184 003 j j j j j j 8 8 2 Mitigated Construction On -Site 12-839 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.2068 i 0.0000 0.2068 0.0223 i 0.0000 0.0223 0.0000 0.0000 Off -Road •1 0.6853 i 8.4307 i 4.0942 i 9.7400e- i i 0.3353 i 0.3353 0.3085 0.3085 0.0000 i 943.4872 i 943.4872 0.3051 i :951.1158 003 Total 0.6853 8.4307 4.0942 9.7400e- 0.2068 0.3353 0.5421 0.0223 0.3085 0.3309 0.0000 943.4872 943.4872 0.3051 951.1158 11 003 j j j j j j 12-839 CaIEEMod Version: CaIEEMod.2016.3.2 Page 59 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.3 Site Preparation - 2020 Mitigated Construction Off -Site 3.4 Grading - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.2399 i 8.6314 i 2.2677 � 0.0234 i 0.5398 0.0281 0.5679 i 0.1478 0.0269 0.1747 2,604.557 � 2,604.557 � 0.2806 i 12,611.5737 ----------- --------------------------------------------'----------------------------+-------F-------------'-------�-------t------- Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 0.0000 � i 0.0000 � 0.0000 � 0.0000 i i 0.0000 Total Worker •i 0.0217 0.0133 0.1513 5.2000e- 0.0559 3.7000e- 0.0563 0.0148 3.4000e- 0.0152 i 51.5811 51.5811 1.1800e- i 51.6105 i i i i i 004 004 004 003 i 7.6226 Total 0.2616 8.6447 2.4190 0.0239 0.5957 0.0285 0.6241 0.1626 0.0272 0.1898 2,656.138 2,656.138 0.2818 2,663.184 2 2 8 8 2 3.4 Grading - 2020 Unmitigated Construction On -Site 12-840 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.7528 0.0000 0.7528 0.4138 i 0.0000 0.4138 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 i 0.0120 i � 0.4672 i 0.4672 � i 0.4457 � 0.4457 � i 1,147.235 i 1,147.235 � 0.2169 i i 1,152.657 2 i 2 i i i 8 Total 0.8674 7.8729 7.6226 0.0120 0.7528 0.4672 1.2200 0.4138 0.4457 0.8595 1,147.235 1,147.235 0.2169 1,152.657 11 2 2 8 12-840 CaIEEMod Version: CaIEEMod.2016.3.2 Page 60 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.4 Grading - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 i 1,147.235 1,147.235 0.2169 i i 1,152.657 i i i Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total Worker •i 0.0434 i 0.0266 i 0.3025 1.0300e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 103.1621 � 103.1621 2.3500e- i i 103.2210 003 004 004 003 i 7.6226 Total 0.0434 0.0266 0.3025 1.0300e- 0.1118 7.4000e- 0.1125 0.0296 6.8000e- 0.0303 103.1621 103.1621 2.3500e- 103.2210 003 004 2 004 8 003 Mitigated Construction On -Site 12-841 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Fugitive Dust •1 0.2936 0.0000 0.2936 0.1614 i 0.0000 0.1614 0.0000 0.0000 Off -Road •i 0.8674 i 7.8729 i 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 i 1,147.235 1,147.235 0.2169 i i 1,152.657 i i i 2 2 i 8 Total 0.8674 7.8729 7.6226 0.0120 0.2936 0.4672 0.7608 0.1614 0.4457 0.6070 0.0000 1,147.235 1,147.235 0.2169 1,152.657 2 2 8 12-841 CaIEEMod Version: CaIEEMod.2016.3.2 Page 61 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.4 Grading - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Total 0.8617 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 7.3875 0.0114 Worker •i 0.0434 i 0.0266 i 0.3025 1.0300e- i 0.1118 7.4000e- 0.1125 i 0.0296 6.8000e- 0.0303 103.1621 � 103.1621 2.3500e- i i 103.2210 003 004 004 003 i 0.5224 Total 0.0434 0.0266 0.3025 1.0300e- 0.1118 7.4000e- 0.1125 0.0296 6.8000e- 0.0303 103.1621 103.1621 2.3500e- 103.2210 003 1 004 2 004 003 3.5 Building Construction - 2020 Unmitigated Construction On -Site 12-842 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.8617 i 8.8523 i 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1,102.978 0.3567 i i 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1,102.978 0.3567 1,111.896 1 1 2 12-842 CaIEEMod Version: CaIEEMod.2016.3.2 Page 62 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.5 Building Construction - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total •i - 142 iVendor . . . . . . . . . 158.6796 158.6796 0.0138 i i 159.0252 003 003 003 i Worker •i 0.1259 i 0.0772 i 0.8774 3.000Oe- i 0.3242 2.1400e- 0.3263 i 0.0860 1.9700e- 0.0879 299.1701 � 299.1701 6.8300e- i i 299.3408 003 003 003 003 i Total 0.1460 0.7020 1.0582 4.4600e- 0.3625 5.4600e- 0.3680 0.0970 5.1400e- 0.1022 457.8498 457.8498 0.0207 458.3659 003 003 1 003 2 Mitigated Construction On -Site 12-843 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.8617 i 8.8523 7.3875 i 0.0114 i i 0.5224 0.5224 0.4806 0.4806 0.0000 i 1,102.978 1,102.978 0.3567 i i 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 0.0000 1,102.978 1,102.978 0.3567 1,111.896 1 1 2 12-843 CaIEEMod Version: CaIEEMod.2016.3.2 Page 63 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.5 Building Construction - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 8 i 8 Total Vendor •i 0.0200 i 0.6249 i 0.1808 � 1.4600e- i 0.0383 � 3.3200e- � 0.0417 i 0.0110 � 3.1700e- 0.0142 � i 158.6796 � 158.6796 0.0138 i i 159.0252 003 003 003 i Worker •i 0.1259 i 0.0772 i 0.8774 3.000Oe- i 0.3242 2.1400e- 0.3263 i 0.0860 1.9700e- 0.0879 299.1701 � 299.1701 6.8300e- i i 299.3408 003 003 003 003 i Total 0.1460 0.7020 1.0582 4.4600e- 0.3625 5.4600e- 0.3680 0.0970 5.1400e- 0.1022 457.8498 457.8498 0.0207 j 458.3659 j j j 003 003 8 j 003 8 3.5 Building Construction - 2021 Unmitigated Construction On -Site 12-844 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7750 i 7.9850 7.2637 i 0.0114 0.4475 0.4475 i i 0.4117 0.4117 1,103.215 i 1,103.215 0.3568 i i 1,112.1358 8 i 8 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 1,103.215 1,103.215 0.3568 1,112.135 j j j j 8 8 j j 8 12-844 CaIEEMod Version: CaIEEMod.2016.3.2 Page 64 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.5 Building Construction - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 8 i 8 157.3134 1 157.6450Vendor •1 0.0168 0.5616 0.1675 1.4400e- 0.0383 1.2100e- 0.0396 0.0110 1.1600e- 0.0122 003 003 003 i Worker •i 0.1185 i 0.0696 i 0.8128 2.9000e- i 0.3242 2.1000e- 0.3263 i 0.0860 1.9300e- 0.0879 288.7913 � 288.7913 6.1800e- i i 288.9459 003 003 003 003 i 0.0114 Total 0.1353 0.6312 0.9803 4.3400e- 0.3625 3.3100e- 0.3658 0.0970 3.0900e-0.1001 1,112.135 446.1047 446.1047 0.0194 446.5910 003 003 8 8 003 8 Mitigated Construction On -Site 12-845 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7750 i 7.9850 i 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 i 1,103.215 1,103.215 0.3568 i i 1,112.1358 8 i 8 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 1,103.215 1,103.215 0.3568 1,112.135 8 8 8 12-845 CaIEEMod Version: CaIEEMod.2016.3.2 Page 65 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.5 Building Construction - 2021 Mitigated Construction Off -Site 3.6 Paving - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 i i i i 5 i 5 i i i 8 157.3134 1 157.6450Vendor •1 0.0168 0.5616 0.1675 1.4400e- 0.0383 1.2100e- 0.0396 0.0110 1.1600e- 0.0122 003 003 003 i Worker •i 0.1185 i 0.0696 i 0.8128 2.9000e- i 0.3242 2.1000e- 0.3263 i 0.0860 1.9300e- 0.0879 288.7913 � 288.7913 6.1800e- i i 288.9459 003 003 003 003 i 0.7214 Total 0.1353 0.6312 0.9803 4.3400e- 0.3625 3.3100e- 0.3658 0.0970 3.0900e-0.1001 1,035.342 1,035.342 446.1047 446.1047 0.0194 446.5910 003 003 003 5 5 8 3.6 Paving - 2021 Unmitigated Construction On -Site 12-846 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Off -Road •i 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 i 0.3286 0.3286 1,035.342 1,035.342 0.3016 i i 1,042.881 i i i i 5 i 5 i i i 8 Paving •i 0.0000 i i i i i 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 1,035.342 1,035.342 0.3016 1,042.881 5 5 8 12-846 CaIEEMod Version: CaIEEMod.2016.3.2 Page 66 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.6 Paving - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 5 i 5 i i i 8 Paving •1 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Total 0.7214 Worker •i 0.0736 i 0.0432 i 0.5045 1.8000e- i 0.2012 1.3000e- 0.2025 i 0.0534 1.2000e- 0.0546 179.2498 179.2498 3.8400e- i i 179.3458 003 003 003 003 i 0.0113 Total 0.0736 0.0432 0.5045 1.8000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 1,042.881 179.2498 179.2498 3.8400e- 179.3458 003 003 5 5 003 8 003 Mitigated Construction On -Site 12-847 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I Category Ib/day Ib/day Off -Road •i 0.7214 i 6.7178 7.0899 i 0.0113 0.3534 0.3534 i i 0.3286 0.3286 0.0000 i 1,035.342 i 1,035.342 0.3016 i i 1,042.881 5 i 5 i i i 8 Paving •1 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 0.0000 1,035.342 1,035.342 0.3016 1,042.881 11 5 5 8 12-847 CaIEEMod Version: CaIEEMod.2016.3.2 Page 67 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.6 Paving - 2021 Mitigated Construction Off -Site 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 003 Worker •i 0.0736 i 0.0432 i 0.5045 1.8000e- i 0.2012 1.3000e- 0.2025 i 0.0534 1.2000e- 0.0546 179.2498 179.2498 3.8400e- i i 179.3458 003 003 003 003 i 1.5268 Total 0.0736 0.0432 0.5045 1.8000e- 0.2012 1.3000e- 0.2025 0.0534 1.2000e- 0.0546 0.0193 179.2498 179.2498 3.8400e- 179.3458 003 003 003 003 003 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site 12-848 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Archit. Coating •i 63.8198 0.0000 i 0.0000 i i 0.0000 0.0000 0.0000 0.0000 Off -Road •i 0.2189 i 1.5268 i 1.8176 i 2.9700e- i � 0.0941 i 0.0941 � i 0.0941 � 0.0941 � i 281.4481 i 281.4481 � 0.0193 i i 281.9309 003 Total 64.0387 1.5268 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 11 003 12-848 CaIEEMod Version: CaIEEMod.2016.3.2 Page 68 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.7 Architectural Coating - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Off -Road •1 0.2189 i 1.5268 i 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 i 281.4481 281.4481 0.0193 i i 281.9309 Worker •i 0.0245 0.0144 0.1682 6.000Oe- 0.0671 4.3000e- 0.0675 0.0178 4.000Oe- 0.0182 59.7499 59.7499 1.2800e- i 59.7819 i i i � i i 004 004 004 003 i Total Total 0.0245 0.0144 0.1682 6.000Oe- 0.0671 4.3000e- 0.0675 0.0178 4.000Oe- 0.0182 281.4481 59.7499 59.7499 1.2800e- 281.9309 59.7819 003 004 004 004 003 Mitigated Construction On -Site 12-849 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Archit. Coating •1 63.8198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off -Road •1 0.2189 i 1.5268 i 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 i 281.4481 281.4481 0.0193 i i 281.9309 003 Total 64.0387 1.5268 1.8176 2.9700e- 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 11 003 12-849 CaIEEMod Version: CaIEEMod.2016.3.2 Page 69 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 3.7 Architectural Coating - 2021 Mitigated Construction Off -Site 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-850 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 � Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i i 0.0000 Worker •i 0.0245 0.0144 0.1682 6.00OOe- 0.0671 4.3000e- 0.0675 0.0178 4.00OOe- 0.0182 59.7499 59.7499 1.2800e- i 59.7819 i i i � i i 004 004 004 003 i Total 0.0245 0.0144 0.1682 6.00OOe- 0.0671 4.3000e- 0.0675 0.0178 4.00OOe- 0.0182 59.7499 59.7499 1.2800e- 59.7819 004 004 004 003 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-850 CaIEEMod Version: CaIEEMod.2016.3.2 Page 70 of 76 2510 West Coast Highway - Orange County, Winter Date: 6/8/2020 9:40 AM 4.2 Trip Summary Information ROG I NOx I CO I SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e Category ; 28.78 Ib/day -----------------------:-------------------------- 72,371 72,371 ............................................6--__;----------- Strip Ib/day ---- -- -- - - Mitigated •i 1.4677 i 3.0154 i 11.8547 i 0.0329 i 3.2316 i 0.0411 i 3.2727 i 0.8624 i 0.0387 0.9011 3,367.387 � 3,367.387 i 0.2086 i 1 3,372.602 8 i 8 i i i 1 Unmitigated 1.4677 3.0154 11.8547 0.0329 3.2316 0.0411 3.2727 0.8624 0.0387 0.9011 3,367.387 - 3,367.387 - 0.2086 3,372.602 8 8 1 4.2 Trip Summary Information 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 ; 82 ; 15 ; 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-851 Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Condo/Townhouse ; 203.35 ; 198.45 169.40 675,913 675,913 ......................................------------ Office Park ; 28.78 -------------------- ; 4.13 1.92 -----------------------:-------------------------- 72,371 72,371 ............................................6--__;----------- Strip ---- -- -- - - -------------6------- -- - - - - - - ---------- - - - - -- 674 Total 619.49 570.01 349.87 1,423,099 1,423,099 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 ; 82 ; 15 ; 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-851 CalEEMod Version: CalEEMod.2016.3.2 Page 71 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Condo/Townhouse 0.558976+ 0.043534 0.209821 0.113949; 0.016111; 0.005791 0.025447; 0.016654 0.001713; 0.001553; 0.004896; 0.0005901 0.000966 Mitigated ;i 003. r i 003 003 i NaturalGas 0.0196 0.1683 0.0768 1.0700e- - 0.0136 0.0136 - 0.0136 0.0136 213.9527 - 213.9527 4.1000e- - 3.9200e- 215.2241 Unmitigated 003 i-------------- -i---------------i------------- - i---------------i---------------i---------------i---------------i-------------- -t---------------t---------------- - - - - - - - Office Park 0.558976+ 0.0435341 0.2098211 0.1139491 0.0161111 0.0057911 0.0254471 0.0166541 0.0017131 0.0015531 0.0048961 0.000590 0.000966 ----------------------- -------- --------E--------E--------E--------E--------E--------E--------E--------E--------E--------E--------s------- Strip Mall 0.558976. 0.043534, 0.209821, 0.113949, 0.016111, 0.005791, 0.025447 0.016654 0.001713 0.001553 0.004896, 0.000590, 0.000966 5.0 Energy Detail Historical Energy Use: N 5.1 Mitigation Measures Energy 12-852 ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category Ib/day Ib/day NaturalGas •i 0.0196 i 0.1683 i 0.0768 1.0700e- i i 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- i 3.9200e- 1 215.2241 Mitigated ;i 003. i 003 003 i NaturalGas 0.0196 0.1683 0.0768 1.0700e- - 0.0136 0.0136 - 0.0136 0.0136 213.9527 - 213.9527 4.1000e- - 3.9200e- 215.2241 Unmitigated 003 003 003 12-852 CaIEEMod Version: CaIEEMod.2016.3.2 Page 72 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 5.2 Energy by Land Use - NaturalGas Unmitigated Mitigated NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio -0O2 Total CO2 CH4 N20 CO2e s Use I I PM10 I PM10 Total PM2.5 PM2.5 I IPM2.5Total INBio-CO2 I Land Use kBTU/yr Ib/day Ib/day Condo/Townhous : 1692.05 •i 0.0183 i 0.1559 0.0664 � 1.000Oe- 0.0126 i 0.0126 0.0126 ; 0.0126 i 199.0643 199.0643 i 3.8200e- i 3.6500e- 200.2473 e i �� 003 003 003 i Office Park 78.6555 •i 8.5000e- i 7.7100e- 6.4800e- 5.000Oe- i 5.9000e- i 5.9000e- 5.9000e- 5.9000e- i 9.2536 9.2536 i 1.8000e- i 1.7000e- 9.3086 i 004 003 003 005 004 004 004 004 004 004 ---- -----� Strip Mall i i � i i i � � i i i i ------------------------------------------------------------------------ ----------------------- 47.8959 •i 5.2000e- i 4.7000e- 3.9400e- 3.000Oe- i 3.6000e- i 3.6000e- 3.6000e- ; 3.6000e- i 5.6348 5.6348 i 1.1000e- i 1.000Oe- i 5.6683 004 003 003 005 004 004 004 004 004 004 i � � � � � � � i i i i Total 0.0196 0.1683 0.0768 1.0800e- 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 3.9200e- 215.2241 1 1 11 003 003 003 Mitigated 6.0 Area Detail 12-853 NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio -0O2 Total CO2 CH4 N20 CO2e s Use I I PM10 PM10 Total PM2.5 PM2.5 IPM2.5Total INBio-CO2 Land Use kBTU/yr Ib/day Ib/day Condo/Townhous : 1.69205 �i 0.0183 i 0.1559 0.0664 1.000Oe- 0.0126 i 0.0126 0.0126 ; 0.0126 199.0643 199.0643 i 3.8200e- i 3.6500e- i 200.2473 e 1 .� 003 . 003 003 i ---------- Office Park0.0786555:i --------------'----------------------------�-------'---------------- ---- -� ------- ------- ------- 8.5000e- i 7.7100e- 6.4800e- 5.000Oe- i 5.9000e- i 5.9000e- 5.9000e- ; 5.9000e- i 9.2536 9.2536 i 1.8000e- i 1.7000e- i 9.3086 004 003 003 005 004 004 004 004 � i 004 i 004 -------- Strip Mall i � � i � i � � • •� ------- ------------------------- -----------------------'---------------+-------�--------------------- �0.0478959•i 5.2000e- i 4.7000e- 3.9400e- 3.000Oe- i 3.6000e- i 3.6000e- 3.6000e- ; 3.6000e- • i 5.6348 5.6348 i 1.1000e- i 1.000Oe- 5.6683 004 003 003 005 004 004 004 004 ; i 004 004 Total 0.0196 0.1683 0.0768 1.0800e- 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 3.9200e- 215.2241 1 1 11 003 003 003 6.0 Area Detail 12-853 CaIEEMod Version: CaIEEMod.2016.3.2 Page 73 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 6.1 Mitigation Measures Area 12-854 ROG NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category Ib/day Ib/day Mitigated �� 10.2488 � 0.7596 � 20.6943 � 0.0456 � � 2.6896 � 2.6896 � � 2.6896 2.6896 � 327.8421 � 635.2018 � 963.0439 � 0.9827 � 0.0223 i 994.2433 Unmitigated 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 • 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 12-854 CaIEEMod Version: CaIEEMod.2016.3.2 Page 74 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 6.2 Area by SubCategory Unmitigated 12-855 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory Ib/day Ib/day Architectural •i 0.0874 i � i i � 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Coating Consumer •i 0.9023 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Products Hearth •i 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 i 630.0000 957.8421 0.9777 0.0223 988.9153 i i i i Landscaping •i 0.0878 0.0334 2.8950 1.5000e- 0.0160 0.0160 0.0160 0.0160 i 5.2018 5.2018 5.0500e- 5.3279 i i i i i 004 003 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 F-77.84211 635.2018 963.0439 0.9827 0.0223 994.2433 12-855 CaIEEMod Version: CaIEEMod.2016.3.2 Page 75 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter 6.2 Area by SubCategory Mitigated 7.0 Water Detail 7.1 Mitigation Measures Water 8.0 Waste Detail 8.1 Mitigation Measures Waste 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment 12-856 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory Ib/day Ib/day Architectural •i 0.0874 i � i i � 0.0000 i 0.0000 0.0000 0.0000 i � 0.0000 0.0000 • Coating Consumer •i 0.9023 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 Products Hearth •i 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 i 630.0000 957.8421 0.9777 0.0223 1 988.9153 i i i i Landscaping •i 0.0878 0.0334 2.8950 1.5000e- 0.0160 0.0160 0.0160 0.0160 i 5.2018 5.2018 5.0500e- 5.3279 i i i i i 004 003 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 F-77.84211 635.2018 963.0439 0.9827 0.0223 994.2433 7.0 Water Detail 7.1 Mitigation Measures Water 8.0 Waste Detail 8.1 Mitigation Measures Waste 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment 12-856 CaIEEMod Version: CaIEEMod.2016.3.2 Page 76 of 76 Date: 6/8/2020 9:40 AM 2510 West Coast Highway - Orange County, Winter Fire Pumos and Emeraencv Generators IEquipment Type I Number I Hours/Day I Hours/Year I Horse Power I Load Factor I Fuel Type I Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number 11.0 Vegetation 12-857 CalEEMod Version: CalEEMod.2016.3.2 Page 1 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 2510 West Coast Highway Orange County, Annual 1.0 Project Characteristics 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Office Park 2.52 + 1000sgft ; 0.00 2,525.00 i 0 ------------------------------- _------------------------------ _------------------------------ Condo/Townhouse 35.00 =------------------------i------------- ------ Dwelling Unit 0.98 34,306.00 -+ 100 + ; ------------------------------- _------------------------------ _----------------------------- T --------------}------------------E--------------- Strip Mall 8.74 1000sgft 0.00 8,741.00 0 1.2 Other Project Characteristics Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Climate Zone 8 Operational Year 2021 Utility Company Southern California Edison CO2 Intensity 702.44 CH4Intensity 0.029 N20 Intensity 0.006 (Ib/MWhr) (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non -Default Data 12-858 CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual Project Characteristics - Land Use - Per noise study and architectural drawing Construction Phase - Per AQ memo Demolition - Grading - Vehicle Emission Factors - Vehicle Emission Factors - Vehicle Emission Factors - Land Use Change - Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblConstruction Phase NumDays i 100.00 230.00 ----------------------------_------------------------------r-----------------------------t-------------------------- tblGradin Material Imported 0.00 310.00 ---------------------------- tblLandUse ------------------------------ -------------------------------------------------------- Land UseSquareFeet 2,520.00 2,525.00 ---------------------------- tblLandUse ------------------------------ t----------------------------- t------------------------- Land UseSquareFeet 35,000.00 34,306.00 -----------------------------_-----------------------------r-----------------------------t-------------------------- tblLandUse Land UseSquareFeet 1 8,740.00 8,741.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.06 0.00 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 2.19 0.98 ----------------------------- tblLandUse ------------------------------ ------------t-------------------------- LotAcrea e } 0.20 0.00 ----------------------------- tblVehicleEF ------------------------------ t-----------------------------t-------------------------- HHD 0.63 0.03 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.16 0.14 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 0.08 8.1503e-007 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 2.36 5.39 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 1.29 0.84 ----------------------------- tblVehicleEF ------------------------------ t----------------------------- t-------------------------- HHD 3.99 0.01 ----------------------------- tblVehicleEF ------------------------------ ------------------------------ -------------------------- HHD 4,116.44 1,057.87 12-859 CalEEMod Version: CalEEMod.2016.3.2 Page 3 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF HHD 1,683.99 1,517.44 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 12.64 0.09 tblVehicleEF HHD r 20.04 5.92 tblVehicleEF HHD r 3.96 3.93 tblVehicleEF HHD r 0.02 8.4879e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.1207e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD r 0.57 0.41 tblVehicleEF HHD r 8.9000e-005 4.1063e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleE F HHD r 0.10 4.2665e-006 tblVehicleEF HHD r 0.04 9.6941 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9200e-004 8.5664e-007 tblVehicleEF HHD r 1.1800e-004 5.8030e-006 tblVehicleEF HHD r 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.68 0.48 12-860 CalEEMod Version: CalEEMod.2016.3.2 Page 4 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF HHD 8.9000e-005 4.1063e-006 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.31 0.27 tblVehicleEF HHD r 4.6300e-004 1.1212e-003 tblVehicleEF HHD r 0.11 4.6713e-006 tblVehicleEF HHD r 0.59 0.03 tblVehicleEF HHD r 0.16 0.14 tblVehicleE F HHD r 0.08 7.8282e-007 tblVehicleEF HHD r 1.72 5.25 tblVehicleEF HHD r 1.30 0.84 tblVehicleEF HHD r 3.80 0.01 tblVehicleEF HHD } 4,359.67 1,057.02 tblVehicleEF HHD } 1,683.99 1,517.44 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 20.68 5.78 tblVehicleEF HHD r 3.75 3.72 tblVehicleEF HHD r 0.02 7.8073e-003 tblVehicleEF HHD r 0.06 0.06 tblVehicleEF HHD r 0.03 0.04 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleE F HHD r 0.02 7.4696e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.7677e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleE F HHD 5.0090e-003 2.4616e-004 12-861 CalEEMod Version: CalEEMod.2016.3.2 Page 5 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF HHD 0.54 0.43 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.13 0.12 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.09 4.1088e-006 tblVehicleE F HHD r 0.04 9.6851 e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.8900e-004 8.4844e-007 tblVehicleEF HHD r 1.6900e-004 8.5198e-006 tblVehicleEF HHD r 5.0090e-003 2.4616e-004 tblVehicleEF HHD r 0.64 0.50 tblVehicleEF HHD r 1.2500e-004 6.0857e-006 tblVehicleEF HHD r 0.31 0.27 tblVehicleEF HHD r 4.4900e-004 1.1012e-003 tblVehicleEF HHD r 0.10 4.4987e-006 tblVehicleEF HHD r 0.68 0.02 tblVehicleE F HHD r 0.16 5.0361 e-003 tblVehicleE F HHD r 0.08 8.2267e-007 tblVehicleEF HHD r 3.25 5.42 tblVehicleEF HHD r 1.29 0.46 tblVehicleEF HHD r 4.03 0.01 tblVehicleEF HHD } 3,780.54 1,027.42 tblVehicleEF HHD } 1,683.99 1,421.63 tblVehicleEF HHD r 12.64 0.09 tblVehicleEF HHD r 19.16 5.92 tblVehicleEF HHD r 3.89 3.78 tblVehicleEF HHD 0.02 8.9816e-003 12-862 CalEEMod Version: CalEEMod.2016.3.2 Page 6 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF HHD 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- HHD �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.1600e-004 1.4783e-006 tblVehicleEF HHD r 0.02 8.5930e-003 tblVehicleEF HHD r 0.03 0.03 tblVehicleEF HHD r 8.6750e-003 8.5162e-003 tblVehicleEF HHD r 0.02 0.05 tblVehicleEF HHD r 1.0700e-004 1.3593e-006 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.61 0.39 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.13 0.11 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.10 4.3030e-006 tblVehicleE F HHD r 0.03 9.7066e-003 tblVehicleEF HHD r 0.02 0.01 tblVehicleEF HHD r 1.9300e-004 8.5821e-007 tblVehicleEF HHD r 1.1700e-004 6.0588e-006 tblVehicleEF HHD r 5.3110e-003 2.7018e-004 tblVehicleEF HHD r 0.73 0.44 tblVehicleEF HHD r 9.00OOe-005 4.2977e-006 tblVehicleEF HHD r 0.31 0.12 tblVehicleEF HHD r 5.0200e-004 1.1943e-003 tblVehicleEF HHD r 0.11 4.7113e-006 tblVehicleEF LDA 4.3340e-003 2.6622e-003 12-863 CalEEMod Version: CalEEMod.2016.3.2 Page 7 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDA 5.1760e-003 0.05 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.58 0.68 tblVehicleEF LDA r 1.10 2.11 tblVehicleEF LDA r 263.86 265.52 tblVehicleEF LDA r 58.33 54.23 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.21 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6420e-003 2.6267e-003 tblVehicleEF LDA r 6.020Oe-004 5.3662e-004 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA 0.03 r 0.05 tblVehicleEF LDA 0.02 r 0.01 tblVehicleEF LDA 0.04 0.21 12-864 CalEEMod Version: CalEEMod.2016.3.2 Page 8 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDA 0.08 0.25 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 4.5760e-003 2.8325e-003 tblVehicleEF LDA r 4.6500e-003 0.05 tblVehicleEF LDA r 0.63 0.74 tblVehicleEF LDA r 0.95 1.82 tblVehicleEF LDA r 274.96 276.40 tblVehicleEF LDA r 58.33 53.69 tblVehicleEF LDA r 0.04 0.03 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.09 0.10 tblVehicleEF LDA r 0.05 0.07 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.19 tblVehicleEF LDA r 0.06 0.21 tblVehicleEF LDA r 2.7540e-003 2.7344e-003 tblVehicleEF LDA r 5.9900e-004 5.3128e-004 tblVehicleEF LDA 0.05 r 0.07 tblVehicleEF LDA 0.09 r 0.10 tblVehicleEF LDA 0.05 0.07 12-865 CalEEMod Version: CalEEMod.2016.3.2 Page 9 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDA 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.04 0.19 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 4.2520e-003 2.6083e-003 tblVehicleEF LDA r 5.2830e-003 0.05 tblVehicleEF LDA r 0.56 0.65 tblVehicleEF LDA r 1.13 2.18 tblVehicleEF LDA r 259.76 261.50 tblVehicleEF LDA r 58.33 54.34 tblVehicleEF LDA r 0.05 0.04 tblVehicleEF LDA r 0.04 0.04 tblVehicleEF LDA r 8.00OOe-003 7.8475e-003 tblVehicleEF LDA r 1.9130e-003 1.6723e-003 tblVehicleEF LDA r 2.2790e-003 1.9248e-003 tblVehicleEF LDA r 0.02 0.02 tblVehicleEF LDA r 2.00OOe-003 1.9619e-003 tblVehicleEF LDA r 1.7630e-003 1.5403e-003 tblVehicleEF LDA r 2.0960e-003 1.7699e-003 tblVehicleEF LDA r 0.04 0.05 tblVehicleEF LDA r 0.10 0.10 tblVehicleEF LDA r 0.03 0.05 tblVehicleEF LDA r 0.01 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.07 0.23 tblVehicleEF LDA r 2.6010e-003 2.5869e-003 tblVehicleEF LDA r 6.0200e-004 5.3778e-004 tblVehicleEF LDA 0.04 0.05 12-866 CalEEMod Version: CalEEMod.2016.3.2 Page 10 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDA 0.10 0.10 ----------------------------- tblVehicleEF Y ---------------------------- LDA �-----------------------------T-------------------------- i 0.03 0.05 tblVehicleEF LDA r 0.02 0.01 tblVehicleEF LDA r 0.04 0.23 tblVehicleEF LDA r 0.08 0.26 tblVehicleEF LDT1 r 9.9920e-003 6.2082e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.19 1.26 tblVehicleEF LDT1 r 2.74 2.32 tblVehicleEF LDT1 r 324.21 313.05 tblVehicleEF LDT1 r 71.81 65.11 tblVehicleEF LDT1 r 0.11 0.10 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.02 0.03 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.19 0.36 tblVehicleEF LDT1 3.2560e-003 3.0978e-003 12-867 CalEEMod Version: CalEEMod.2016.3.2 Page 11 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT1 7.6600e-004 6.4435e-004 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 �-----------------------------T-------------------------- i 0.12 0.12 tblVehicleEF LDT1 r 0.25 0.19 tblVehicleEF LDT1 r 0.10 0.11 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 0.16 0.66 tblVehicleEF LDT1 r 0.21 0.40 tblVehicleEF LDT1 r 0.01 6.5571 e-003 tblVehicleEF LDT1 r 0.01 0.07 tblVehicleEF LDT1 r 1.28 1.36 tblVehicleEF LDT1 r 2.36 2.00 tblVehicleEF LDT1 r 337.31 324.18 tblVehicleEF LDT1 r 71.81 64.47 tblVehicleEF LDT1 r 0.10 0.09 tblVehicleEF LDT1 r 0.04 0.04 tblVehicleEF LDT1 r 8.00OOe-003 7.9540e-003 tblVehicleEF LDT1 r 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 r 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 r 0.02 0.02 tblVehicleEF LDT1 r 2.00OOe-003 1.9885e-003 tblVehicleEF LDT1 r 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 r 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 r 0.17 0.18 tblVehicleEF LDT1 r 0.26 0.20 tblVehicleEF LDT1 r 0.14 0.15 tblVehicleEF LDT1 r 0.03 0.03 tblVehicleEF LDT1 0.14 0.61 12-868 CalEEMod Version: CalEEMod.2016.3.2 Page 12 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT1 0.17 0.32 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- 3.3880e-003 r 3.2080e-003 tblVehicleEF LDT1 7.5900e-004 r 6.3799e-004 tblVehicleEF LDT1 0.17 r 0.18 tblVehicleEF LDT1 0.26 r 0.20 tblVehicleEF LDT1 0.14 r 0.15 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.14 r 0.61 tblVehicleEF LDT1 0.19 r 0.36 tblVehicleEF LDT1 9.8200e-003 r 6.0953e-003 tblVehicleEF LDT1 0.01 r 0.07 tblVehicleEF LDT1 1.16 r 1.22 tblVehicleEF LDT1 2.82 r 2.40 tblVehicleEF LDT1 319.38 r 308.94 tblVehicleEF LDT1 71.81 r 65.25 tblVehicleEF LDT1 0.11 r 0.10 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 8.00OOe-003 r 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 r 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 r 2.6454e-003 tblVehicleEF LDT1 0.02 r 0.02 tblVehicleEF LDT1 2.00OOe-003 r 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 r 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 r 2.4325e-003 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 0.11 12-869 CalEEMod Version: CalEEMod.2016.3.2 Page 13 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT1 0.02 0.03 ----------------------------- tblVehicleEF Y ---------------------------- LDT1 -----------------------------4-------------------------- r 0.18 0.78 tblVehicleEF LDT1 0.19 r 0.37 tblVehicleEF LDT1 3.2070e-003 r 3.0572e-003 tblVehicleEF LDT1 7.6700e-004 r 6.4574e-004 tblVehicleEF LDT1 0.12 r 0.13 tblVehicleEF LDT1 0.29 r 0.22 tblVehicleEF LDT1 0.10 r 0.11 tblVehicleEF LDT1 0.04 r 0.04 tblVehicleEF LDT1 0.18 r 0.78 tblVehicleEF LDT1 0.21 r 0.41 tblVehicleEF LDT2 5.7840e-003 r 4.0565e-003 tblVehicleEF LDT2 6.6620e-003 r 0.07 tblVehicleEF LDT2 0.74 r 0.91 tblVehicleEF LDT2 1.41 r 2.69 tblVehicleEF LDT2 369.26 r 341.01 tblVehicleEF LDT2 81.71 r 71.31 tblVehicleEF LDT2 0.07 r 0.07 tblVehicleEF LDT2 0.04 r 0.04 tblVehicleEF LDT2 8.00OOe-003 r 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 r 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 r 1.8210e-003 tblVehicleEF LDT2 0.02 r 0.02 tblVehicleEF LDT2 2.00OOe-003 r 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 r 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 r 1.6744e-003 tblVehicleEF LDT2 0.05 0.07 12-870 CalEEMod Version: CalEEMod.2016.3.2 Page 14 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT2 0.11 0.12 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.09 0.32 tblVehicleEF LDT2 r 3.6980e-003 3.3737e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0569e-004 tblVehicleEF LDT2 r 0.05 0.07 tblVehicleEF LDT2 r 0.11 0.12 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.06 0.39 tblVehicleEF LDT2 r 0.10 0.35 tblVehicleEF LDT2 r 6.1050e-003 4.3054e-003 tblVehicleEF LDT2 r 5.9960e-003 0.06 tblVehicleEF LDT2 r 0.80 0.99 tblVehicleEF LDT2 r 1.22 2.32 tblVehicleEF LDT2 r 384.42 352.00 tblVehicleEF LDT2 r 81.71 70.61 tblVehicleEF LDT2 r 0.06 0.06 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 2.00OOe-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 12-871 CalEEMod Version: CalEEMod.2016.3.2 Page 15 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT2 2.0220e-003 1.6744e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.08 0.29 tblVehicleEF LDT2 r 3.8500e-003 3.4825e-003 tblVehicleEF LDT2 r 8.3800e-004 6.9879e-004 tblVehicleEF LDT2 r 0.07 0.11 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.07 0.10 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.05 0.36 tblVehicleEF LDT2 r 0.09 0.31 tblVehicleEF LDT2 r 5.6750e-003 3.9776e-003 tblVehicleEF LDT2 r 6.7990e-003 0.07 tblVehicleEF LDT2 r 0.72 0.88 tblVehicleEF LDT2 r 1.45 2.77 tblVehicleEF LDT2 r 363.66 336.95 tblVehicleEF LDT2 r 81.71 71.46 tblVehicleEF LDT2 r 0.07 0.07 tblVehicleEF LDT2 r 0.04 0.04 tblVehicleEF LDT2 r 8.00OOe-003 7.9476e-003 tblVehicleEF LDT2 r 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 r 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 12-872 CalEEMod Version: CalEEMod.2016.3.2 Page 16 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LDT2 2.00OOe-003 1.9869e-003 ----------------------------- tblVehicleEF Y ---------------------------- LDT2 �-----------------------------T-------------------------- i 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 r 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.01 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.09 0.33 tblVehicleEF LDT2 r 3.6420e-003 3.3336e-003 tblVehicleEF LDT2 r 8.4100e-004 7.0720e-004 tblVehicleEF LDT2 r 0.04 0.07 tblVehicleEF LDT2 r 0.11 0.13 tblVehicleEF LDT2 r 0.05 0.08 tblVehicleEF LDT2 r 0.02 0.02 tblVehicleEF LDT2 r 0.07 0.46 tblVehicleEF LDT2 r 0.10 0.36 tblVehicleEF LHD1 r 5.7990e-003 5.8183e-003 tblVehicleEF LHD1 r 0.01 5.0096e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.78 0.57 tblVehicleEF LHD1 r 2.55 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.41 tblVehicleEF LHD1 0.08 0.06 12-873 CalEEMod Version: CalEEMod.2016.3.2 Page 17 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD1 1.27 0.81 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.28 0.47 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5213e-003 tblVehicleEF LHD1 r 3.7900e-004 1.2281e-004 tblVehicleEF LHD1 r 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 0.28 0.47 12-874 CalEEMod Version: CalEEMod.2016.3.2 Page 18 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD1 0.29 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 5.7990e-003 5.8302e-003 tblVehicleEF LHD1 r 0.01 5.0977e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.79 0.58 tblVehicleEF LHD1 r 2.44 1.04 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.74 tblVehicleEF LHD1 r 33.13 12.33 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.19 0.76 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e-003 tblVehicleEF LHD1 r 0.01 7.2149e-003 tblVehicleEF LHD1 r 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 r 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 2.4300e-003 1.9450e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.06 0.05 12-875 CalEEMod Version: CalEEMod.2016.3.2 Page 19 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD1 0.27 0.45 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 0.26 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5214e-003 tblVehicleEF LHD1 r 3.7700e-004 1.2203e-004 tblVehicleEF LHD1 r 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 r 0.10 0.07 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.27 0.45 tblVehicleEF LHD1 r 0.28 0.08 tblVehicleEF LHD1 r 5.7990e-003 5.8161e-003 tblVehicleEF LHD1 r 0.01 4.9859e-003 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 0.15 0.19 tblVehicleEF LHD1 r 0.77 0.57 tblVehicleEF LHD1 r 2.56 1.09 tblVehicleEF LHD1 r 9.03 9.05 tblVehicleEF LHD1 r 603.73 667.72 tblVehicleEF LHD1 r 33.13 12.42 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 1.24 0.80 tblVehicleEF LHD1 r 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 r 0.08 0.08 tblVehicleEF LHD1 r 0.01 9.6464e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD1 0.01 7.2149e-003 12-876 CalEEMod Version: CalEEMod.2016.3.2 Page 20 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD1 9.1700e-004 2.5532e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD1 �-----------------------------T-------------------------- i 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 r 0.03 0.03 tblVehicleEF LHD1 r 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 r 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 r 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.02 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.06 0.05 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.27 0.08 tblVehicleEF LHD1 r 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 r 5.9280e-003 6.5212e-003 tblVehicleEF LHD1 r 3.8000e-004 1.2294e-004 tblVehicleEF LHD1 r 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 r 0.11 0.08 tblVehicleEF LHD1 r 0.02 0.03 tblVehicleEF LHD1 r 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 r 0.08 0.06 tblVehicleEF LHD1 r 0.30 0.50 tblVehicleEF LHD1 r 0.29 0.09 tblVehicleEF LHD2 r 4.2890e-003 4.2528e-003 tblVehicleEF LHD2 r 4.2710e-003 3.6633e-003 tblVehicleEF LHD2 r 9.4470e-003 0.01 tblVehicleEF LHD2 0.13 0.16 12-877 CalEEMod Version: CalEEMod.2016.3.2 Page 21 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 0.36 0.41 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 1.38 0.76 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.10 tblVehicleEF LHD2 r 28.46 10.01 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.87 0.94 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 r 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 r 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 r 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 r 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.02 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.05 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.13 0.06 tblVehicleEF LHD2 r 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 r 6.0340e-003 6.5784e -003 :------------ ---------------------------- tblVehicleEF ------------------------ LHD2 10------------------ 3.00e-004 9.9072e-005 12-878 CalEEMod Version: CalEEMod.2016.3.2 Page 22 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 1.1610e-003 1.4569e-003 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.04 0.05 tblVehicleEF LHD2 r 0.02 0.03 tblVehicleEF LHD2 r 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 r 0.05 0.06 tblVehicleEF LHD2 r 0.09 0.30 tblVehicleEF LHD2 r 0.14 0.06 tblVehicleEF LHD2 r 4.2890e-003 4.2615e-003 tblVehicleEF LHD2 r 4.3220e-003 3.7008e-003 tblVehicleEF LHD2 r 9.1410e-003 0.01 tblVehicleEF LHD2 r 0.13 0.16 tblVehicleEF LHD2 r 0.37 0.41 tblVehicleEF LHD2 r 1.32 0.73 tblVehicleEF LHD2 r 13.67 13.61 tblVehicleEF LHD2 r 619.08 679.11 tblVehicleEF LHD2 r 28.46 9.96 tblVehicleEF LHD2 r 0.10 0.09 tblVehicleEF LHD2 r 0.82 0.88 tblVehicleEF LHD2 r 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 r 0.09 0.09 tblVehicleEF LHD2 r 0.01 0.01 tblVehicleEF LHD2 r 9.7400e-003 0.01 tblVehicleEF LHD2 r 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 r 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 r 0.04 0.04 tblVehicleEF LHD2 r 2.6460e-003 2.6120e -003 :------------------------------ ---------------------------- tblVehicleEF ------------------------ LHD2 9.3060e-003 9.6641 e-003 12-879 CalEEMod Version: CalEEMod.2016.3.2 Page 23 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 4.2300e-004 1.3735e-004 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.12 r 0.05 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5785e-003 tblVehicleEF LHD2 3.0900e-004 r 9.8524e-005 tblVehicleEF LHD2 1.6270e-003 r 2.0405e-003 tblVehicleEF LHD2 0.04 r 0.05 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 1.0610e-003 r 1.2766e-003 tblVehicleEF LHD2 0.05 r 0.06 tblVehicleEF LHD2 0.08 r 0.29 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 4.2890e-003 r 4.2512e-003 tblVehicleEF LHD2 4.2570e-003 r 3.6533e-003 tblVehicleEF LHD2 9.5090e-003 r 0.01 tblVehicleEF LHD2 0.13 r 0.16 tblVehicleEF LHD2 0.36 r 0.41 tblVehicleEF LHD2 1.38 r 0.76 tblVehicleEF LHD2 13.67 r 13.61 tblVehicleEF LHD2 619.08 r 679.10 tblVehicleEF LHD2 28.46 10.02 12-880 CaIEEMod Version: CalEEMod.2016.3.2 Page 24 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 0.10 0.09 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 -----------------------------4-------------------------- r 0.85 0.92 tblVehicleEF LHD2 1.1890e-003 r 1.1974e-003 tblVehicleEF LHD2 0.09 r 0.09 tblVehicleEF LHD2 0.01 r 0.01 tblVehicleEF LHD2 9.7400e-003 r 0.01 tblVehicleEF LHD2 4.6100e-004 r 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 r 1.1456e-003 tblVehicleEF LHD2 0.04 r 0.04 tblVehicleEF LHD2 2.6460e-003 r 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 r 9.6641 e-003 tblVehicleEF LHD2 4.2300e-004 r 1.3735e-004 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.02 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 r 0.05 tblVehicleEF LHD2 0.10 r 0.33 tblVehicleEF LHD2 0.13 r 0.06 tblVehicleEF LHD2 1.3400e-004 r 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 r 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 r 9.9159e-005 tblVehicleEF LHD2 1.1810e-003 r 1.5016e-003 tblVehicleEF LHD2 0.04 r 0.06 tblVehicleEF LHD2 0.02 r 0.03 tblVehicleEF LHD2 7.7800e-004 r 9.3294e-004 tblVehicleEF LHD2 0.05 0.06 12-881 CalEEMod Version: CalEEMod.2016.3.2 Page 25 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF LHD2 0.10 0.33 ----------------------------- tblVehicleEF Y ---------------------------- LHD2 �-----------------------------T-------------------------- i 0.14 0.06 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.61 18.90 tblVehicleEF MY r 9.56 8.43 tblVehicleEF MY r 177.57 214.49 tblVehicleEF MY r 45.30 60.11 tblVehicleEF MY r 1.12 1.12 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY r 0.69 0.72 tblVehicleEF MY r 0.71 0.72 tblVehicleEF MY r 2.38 2.40 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.05 1.82 tblVehicleEF MY r 2.1510e-003 2.1225e-003 tblVehicleEF MY r 6.7000e-004 5.9482e-004 tblVehicleEF MY r 1.13 1.16 tblVehicleEF MY 0.69 0.72 12-882 CalEEMod Version: CalEEMod.2016.3.2 Page 26 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MY 0.71 0.72 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 2.95 2.97 tblVehicleEF MY r 0.65 2.07 tblVehicleEF MY r 2.24 1.98 tblVehicleEF MY r 0.47 0.35 tblVehicleEF MY r 0.14 0.21 tblVehicleEF MY r 17.91 18.17 tblVehicleEF MY r 8.81 7.74 tblVehicleEF MY r 177.57 213.12 tblVehicleEF MY r 45.30 58.36 tblVehicleEF MY r 0.98 0.98 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.71 1.74 tblVehicleEF MY r 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.33 2.34 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 1.85 1.62 tblVehicleEF MY r 2.1380e-003 2.1090e-003 tblVehicleEF MY 6.5100e-004 5.7748e-004 12-883 CalEEMod Version: CalEEMod.2016.3.2 Page 27 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MY 1.71 1.74 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 0.73 0.76 tblVehicleEF MY r 1.12 1.14 tblVehicleEF MY r 2.89 2.90 tblVehicleEF MY r 0.61 1.94 tblVehicleEF MY r 2.01 1.77 tblVehicleEF MY r 0.48 0.35 tblVehicleEF MY r 0.15 0.24 tblVehicleEF MY r 18.72 19.01 tblVehicleEF MY r 9.67 8.55 tblVehicleEF MY r 177.57 214.70 tblVehicleEF MY r 45.30 60.42 tblVehicleEF MY r 1.09 1.09 tblVehicleEF MY r 0.01 0.01 tblVehicleEF MY r 4.00OOe-003 4.00OOe-003 tblVehicleEF MY r 2.1370e-003 2.1162e-003 tblVehicleEF MY r 3.9240e-003 3.2682e-003 tblVehicleEF MY r 5.0400e-003 5.0400e-003 tblVehicleEF MY r 1.00OOe-003 1.00OOe-003 tblVehicleEF MY r 1.9990e-003 1.9796e-003 tblVehicleEF MY r 3.7000e-003 3.0806e-003 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.39 2.41 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY 2.09 1.86 12-884 CalEEMod Version: CalEEMod.2016.3.2 Page 28 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MY 2.1530e-003 2.1246e-003 ----------------------------- tblVehicleEF Y ---------------------------- MY �-----------------------------T-------------------------- i 6.7300e-004 5.9790e-004 tblVehicleEF MY r 1.26 1.28 tblVehicleEF MY r 0.89 0.92 tblVehicleEF MY r 0.75 0.76 tblVehicleEF MY r 2.97 2.98 tblVehicleEF MY r 0.75 2.38 tblVehicleEF MY r 2.28 2.02 tblVehicleEF MDV r 0.01 5.6007e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.26 1.12 tblVehicleEF MDV r 2.62 3.12 tblVehicleEF MDV r 500.02 420.73 tblVehicleEF MDV r 108.15 86.72 tblVehicleEF MDV r 0.14 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV 0.03 0.02 12-885 CalEEMod Version: CalEEMod.2016.3.2 Page 29 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MDV 0.10 0.42 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.20 0.41 tblVehicleEF MDV r 5.0080e-003 4.1596e-003 tblVehicleEF MDV r 1.1270e-003 8.5816e-004 tblVehicleEF MDV r 0.07 0.08 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.10 0.42 tblVehicleEF MDV r 0.22 0.45 tblVehicleEF MDV r 0.01 5.9079e-003 tblVehicleEF MDV r 0.01 0.08 tblVehicleEF MDV r 1.36 1.20 tblVehicleEF MDV r 2.27 2.69 tblVehicleEF MDV r 519.96 432.28 tblVehicleEF MDV r 108.15 85.89 tblVehicleEF MDV r 0.12 0.09 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV r 2.1250e-003 1.8249e-003 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV 0.16 0.14 12-886 CalEEMod Version: CalEEMod.2016.3.2 Page 30 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MDV 0.10 0.12 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.03 0.03 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.18 0.37 tblVehicleEF MDV r 5.2090e-003 4.2738e-003 tblVehicleEF MDV r 1.1210e-003 8.4999e-004 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.16 0.14 tblVehicleEF MDV r 0.10 0.12 tblVehicleEF MDV r 0.05 0.04 tblVehicleEF MDV r 0.09 0.39 tblVehicleEF MDV r 0.20 0.40 tblVehicleEF MDV r 0.01 5.5001 e-003 tblVehicleEF MDV r 0.02 0.09 tblVehicleEF MDV r 1.23 1.08 tblVehicleEF MDV r 2.69 3.21 tblVehicleEF MDV r 492.66 416.47 tblVehicleEF MDV r 108.15 86.90 tblVehicleEF MDV r 0.13 0.10 tblVehicleEF MDV r 0.04 0.04 tblVehicleEF MDV r 8.00OOe-003 7.9666e-003 tblVehicleEF MDV r 1.9190e-003 1.7850e-003 tblVehicleEF MDV r 2.3090e-003 1.9836e-003 tblVehicleEF MDV r 0.02 0.02 tblVehicleEF MDV r 2.00OOe-003 1.9917e-003 tblVehicleEF MDV r 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 12-887 CalEEMod Version: CalEEMod.2016.3.2 Page 31 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MDV 0.06 0.08 ----------------------------- tblVehicleEF Y ---------------------------- MDV �-----------------------------T-------------------------- i 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.03 0.02 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.20 0.42 tblVehicleEF MDV r 4.9340e-003 4.1175e-003 tblVehicleEF MDV r 1.1290e-003 8.5994e-004 tblVehicleEF MDV r 0.06 0.08 tblVehicleEF MDV r 0.17 0.15 tblVehicleEF MDV r 0.07 0.09 tblVehicleEF MDV r 0.04 0.03 tblVehicleEF MDV r 0.11 0.49 tblVehicleEF MDV r 0.22 0.46 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.15 0.31 tblVehicleEF MH r 5.50 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.43 3.91 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 tblVehicleEF MH r 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.00OOe-003 12-888 CalEEMod Version: CalEEMod.2016.3.2 Page 32 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual tblVehicleEF MH 0.03 0.09 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 9.6500e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7000e-004 0.00 tblVehicleEF MH r 0.95 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.41 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.21 0.31 tblVehicleEF MH r 5.21 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.33 3.70 tblVehicleEF MH r 0.13 0.13 tblVehicleEF MH r 0.01 0.02 tblVehicleEF MH r 0.03 0.10 ---------------------------- tblVehicleEF ------------------------ MH -------------- ------------------------------------------ 1.0490e-003 0.00 12-889 CalEEMod Version: CalEEMod.2016.3.2 Page 33 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual tblVehicleEF MH 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.31 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.6500e-004 0.00 tblVehicleEF MH r 1.28 0.00 tblVehicleEF MH r 0.07 0.00 tblVehicleEF MH r 0.56 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.34 0.00 tblVehicleEF MH r 0.03 3.3605e-003 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 2.13 0.31 tblVehicleEF MH r 5.54 0.00 tblVehicleEF MH } 1,108.90 981.53 tblVehicleEF MH r 57.43 0.00 tblVehicleEF MH r 1.40 3.84 tblVehicleEF MH r 0.13 0.13 :------------------------------ ---------------------------- tblVehicleEF ------------------------ MH 0.01 0.02 12-890 CalEEMod Version: CalEEMod.2016.3.2 Page 34 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MH 0.03 0.10 ----------------------------- tblVehicleEF Y ---------------------------- MH �-----------------------------T-------------------------- i 1.0490e-003 0.00 tblVehicleEF MH r 0.06 0.06 tblVehicleEF MH r 3.2420e-003 4.00OOe-003 tblVehicleEF MH r 0.03 0.09 tblVehicleEF MH r 9.6500e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.09 0.07 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.32 0.00 tblVehicleEF MH r 0.01 9.2790e-003 tblVehicleEF MH r 6.7100e-004 0.00 tblVehicleEF MH r 1.05 0.00 tblVehicleEF MH r 0.08 0.00 tblVehicleEF MH r 0.43 0.00 tblVehicleEF MH r 0.12 0.08 tblVehicleEF MH r 0.02 0.00 tblVehicleEF MH r 0.35 0.00 tblVehicleEF MHD r 0.02 4.9135e-003 tblVehicleEF MHD r 4.2090e-003 5.6113e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.36 0.39 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.12 1.31 tblVehicleEF MHD 141.40 56.75 12-891 CalEEMod Version: CalEEMod.2016.3.2 Page 35 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MHD 1,144.82 1,086.34 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 60.68 12.86 tblVehicleEF MHD r 0.54 0.43 tblVehicleEF MHD r 1.18 1.96 tblVehicleEF MHD r 2.3000e-004 1.4505e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.2000e-004 1.3878e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD r 0.03 0.02 tblVehicleEF MHD r 7.3800e-004 3.2888e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.3610e-003 5.4033e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1400e-004 1.2722e-004 tblVehicleEF MHD r 1.1360e-003 4.8731e-004 tblVehicleEF MHD r 0.04 0.02 tblVehicleEF MHD 0.04 0.03 12-892 CalEEMod Version: CalEEMod.2016.3.2 Page 36 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MHD 7.3800e-004 3.2888e-004 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.05 0.11 tblVehicleEF MHD r 0.02 0.10 tblVehicleEF MHD r 0.41 0.07 tblVehicleEF MHD r 0.02 4.6515e-003 tblVehicleEF MHD r 4.2610e-003 5.6474e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.26 0.31 tblVehicleEF MHD r 0.34 0.51 tblVehicleEF MHD r 5.83 1.25 tblVehicleEF MHD r 149.77 57.73 tblVehicleEF MHD } 1,144.82 1,086.35 tblVehicleEF MHD r 60.68 12.75 tblVehicleEF MHD r 0.56 0.43 tblVehicleEF MHD r 1.12 1.85 tblVehicleEF MHD r 1.9400e-004 1.2248e-003 tblVehicleEF MHD r 0.13 0.13 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 1.8500e-004 1.1718e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 12-893 CalEEMod Version: CalEEMod.2016.3.2 Page 37 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MHD 0.02 0.02 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.36 0.06 tblVehicleEF MHD r 1.4400e-003 5.4975e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.0900e-004 1.2618e-004 tblVehicleEF MHD r 1.6040e-003 6.8946e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 1.0240e-003 4.5603e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.09 tblVehicleEF MHD r 0.40 0.06 tblVehicleEF MHD r 0.02 5.2905e-003 tblVehicleEF MHD r 4.1930e-003 5.5992e-003 tblVehicleEF MHD r 0.05 0.01 tblVehicleEF MHD r 0.50 0.50 tblVehicleEF MHD r 0.33 0.51 tblVehicleEF MHD r 6.17 1.32 tblVehicleEF MHD r 129.83 55.39 tblVehicleEF MHD } 1,144.82 1,086.34 tblVehicleEF MHD r 60.68 12.88 tblVehicleEF MHD r 0.52 0.42 tblVehicleEF MHD r 1.16 1.92 tblVehicleEF MHD 2.8000e-004 1.7623e-003 12-894 CalEEMod Version: CalEEMod.2016.3.2 Page 38 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF MHD 0.13 0.13 ----------------------------- tblVehicleEF Y ---------------------------- MHD �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF MHD r 5.5730e-003 0.05 tblVehicleEF MHD r 7.9300e-004 1.1907e-004 tblVehicleEF MHD r 2.6800e-004 1.6861e-003 tblVehicleEF MHD r 0.06 0.06 tblVehicleEF MHD r 3.00OOe-003 3.00OOe-003 tblVehicleEF MHD r 5.3290e-003 0.05 tblVehicleEF MHD r 7.2900e-004 1.0948e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.03 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.04 0.09 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.38 0.06 tblVehicleEF MHD r 1.2520e-003 5.2723e-004 tblVehicleEF MHD r 0.01 0.01 tblVehicleEF MHD r 7.1500e-004 1.2742e-004 tblVehicleEF MHD r 1.1820e-003 4.9850e-004 tblVehicleEF MHD r 0.05 0.02 tblVehicleEF MHD r 0.04 0.03 tblVehicleEF MHD r 7.5300e-004 3.3118e-004 tblVehicleEF MHD r 0.05 0.11 tblVehicleEF MHD r 0.02 0.11 tblVehicleEF MHD r 0.42 0.07 tblVehicleEF OBUS 0.01 9.0600e-003 12-895 CalEEMod Version: CalEEMod.2016.3.2 Page 39 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 8.4360e-003 9.3584e-003 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.03 0.02 tblVehicleEF OBUS r 0.28 0.55 tblVehicleEF OBUS r 0.58 1.01 tblVehicleEF OBUS r 5.60 2.44 tblVehicleEF OBUS r 84.68 84.33 tblVehicleEF OBUS } 1,226.51 1,422.10 tblVehicleEF OBUS r 69.78 20.28 tblVehicleEF OBUS r 0.42 0.52 tblVehicleEF OBUS r 1.44 1.85 tblVehicleEF OBUS r 1.4500e-004 2.0433e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.3900e-004 1.9549e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS 0.35 0.12 12-896 CalEEMod Version: CalEEMod.2016.3.2 Page 40 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 8.2000e-004 8.0328e-004 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 0.01 0.01 tblVehicleEF OBUS r 7.9600e-004 2.0066e-004 tblVehicleEF OBUS r 1.4250e-003 1.8494e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 7.6500e-004 9.7789e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.23 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF OBUS r 0.01 9.0787e-003 tblVehicleEF OBUS r 8.5800e-003 9.4940e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.26 0.53 tblVehicleEF OBUS r 0.58 1.02 tblVehicleEF OBUS r 5.31 2.31 tblVehicleEF OBUS r 88.70 84.93 tblVehicleEF OBUS } 1,226.51 1,422.12 tblVehicleEF OBUS r 69.78 20.06 tblVehicleEF OBUS r 0.43 0.52 tblVehicleEF OBUS r 1.35 1.74 tblVehicleEF OBUS r 1.2200e-004 1.7267e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.1700e-004 1.6520e-003 12-897 CalEEMod Version: CalEEMod.2016.3.2 Page 41 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 0.06 0.06 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.34 0.11 tblVehicleEF OBUS r 8.5900e-004 8.0897e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9100e-004 1.9856e-004 tblVehicleEF OBUS r 1.9610e-003 2.5309e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.05 0.08 tblVehicleEF OBUS r 1.0530e-003 1.3344e-003 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.22 tblVehicleEF OBUS r 0.37 0.13 tblVehicleEF OBUS r 0.01 9.0542e-003 tblVehicleEF OBUS r 8.3930e-003 9.3186e-003 tblVehicleEF OBUS r 0.03 0.02 tblVehicleEF OBUS r 0.29 0.59 tblVehicleEF OBUS r 0.57 1.00 tblVehicleEF OBUS 5.64 2.46 12-898 CalEEMod Version: CalEEMod.2016.3.2 Page 42 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 79.14 83.50 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- } 1,226.51 1,422.09 tblVehicleEF OBUS r 69.78 20.31 tblVehicleEF OBUS r 0.40 0.52 tblVehicleEF OBUS r 1.41 1.81 tblVehicleEF OBUS r 1.7600e-004 2.4806e-003 tblVehicleEF OBUS r 0.13 0.13 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.3790e-003 0.04 tblVehicleEF OBUS r 8.3400e-004 1.9512e-004 tblVehicleEF OBUS r 1.6900e-004 2.3733e-003 tblVehicleEF OBUS r 0.06 0.06 tblVehicleEF OBUS r 3.00OOe-003 3.00OOe-003 tblVehicleEF OBUS r 7.0420e-003 0.03 tblVehicleEF OBUS r 7.6700e-004 1.7940e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS r 0.02 0.02 tblVehicleEF OBUS r 0.04 0.06 tblVehicleEF OBUS r 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.06 0.10 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.36 0.12 tblVehicleEF OBUS r 7.6700e-004 7.9541e-004 tblVehicleEF OBUS r 0.01 0.01 tblVehicleEF OBUS r 7.9700e-004 2.0100e-004 tblVehicleEF OBUS r 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 12-899 CalEEMod Version: CalEEMod.2016.3.2 Page 43 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF OBUS 0.05 0.08 ----------------------------- tblVehicleEF Y ---------------------------- OBUS �-----------------------------T-------------------------- i 7.6200e-004 9.8177e-004 tblVehicleEF OBUS r 0.07 0.12 tblVehicleEF OBUS r 0.04 0.24 tblVehicleEF OBUS r 0.39 0.13 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.09 7.1319e-003 tblVehicleEF SBUS r 8.16 2.80 tblVehicleEF SBUS r 1.19 1.03 tblVehicleEF SBUS r 9.61 1.02 tblVehicleEF SBUS } 1,131.05 356.18 tblVehicleEF SBUS } 1,090.69 1,128.82 tblVehicleEF SBUS r 54.18 5.79 tblVehicleEF SBUS r 9.79 3.82 tblVehicleEF SBUS r 4.65 6.33 tblVehicleEF SBUS r 0.01 6.3356e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 6.0616e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 12-900 CalEEMod Version: CalEEMod.2016.3.2 Page 44 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual tblVehicleEF SBUS 0.04 0.01 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.98 0.34 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.51 0.04 tblVehicleEF SBUS r 0.01 3.3995e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.0800e-004 5.7337e-005 tblVehicleEF SBUS r 3.6480e-003 1.1352e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.9360e-003 5.7499e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.07 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF SBUS r 0.87 0.07 tblVehicleEF SBUS r 0.02 0.01 tblVehicleEF SBUS r 0.08 6.4082e-003 tblVehicleEF SBUS r 8.04 2.75 tblVehicleEF SBUS r 1.21 1.05 tblVehicleEF SBUS r 7.94 0.84 tblVehicleEF SBUS } 1,182.37 367.48 tblVehicleEF SBUS } 1,090.69 1,128.85 tblVehicleEF SBUS r 54.18 5.50 tblVehicleEF SBUS r 10.10 3.93 tblVehicleEF SBUS 4.39 5.98 12-901 CalEEMod Version: CalEEMod.2016.3.2 Page 45 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF SBUS 8.9100e-003 5.3460e-003 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 8.5240e-003 5.1148e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.98 0.34 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS r 0.46 0.04 tblVehicleEF SBUS r 0.01 3.5062e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 6.8100e-004 5.4417e-005 tblVehicleEF SBUS r 4.9860e-003 1.5477e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 2.6570e-003 7.8537e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.01 0.06 tblVehicleEF SBUS 0.50 0.04 12-902 CalEEMod Version: CalEEMod.2016.3.2 Page 46 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF SBUS 0.87 0.07 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.02 0.01 tblVehicleEF SBUS r 0.09 7.2358e-003 tblVehicleEF SBUS r 8.33 2.86 tblVehicleEF SBUS r 1.18 1.03 tblVehicleEF SBUS r 9.77 1.03 tblVehicleEF SBUS } 1,060.18 340.58 tblVehicleEF SBUS } 1,090.69 1,128.81 tblVehicleEF SBUS r 54.18 5.82 tblVehicleEF SBUS r 9.36 3.67 tblVehicleEF SBUS r 4.57 6.22 tblVehicleEF SBUS r 0.01 7.7023e-003 tblVehicleEF SBUS r 0.74 0.74 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 0.03 0.04 tblVehicleEF SBUS r 9.3500e-004 6.5117e-005 tblVehicleEF SBUS r 0.01 7.3691 e-003 tblVehicleEF SBUS r 0.32 0.32 tblVehicleEF SBUS r 2.6810e-003 2.6583e-003 tblVehicleEF SBUS r 0.02 0.04 tblVehicleEF SBUS r 8.6000e-004 5.9873e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 0.99 0.34 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.13 0.14 tblVehicleEF SBUS 0.02 0.09 12-903 CalEEMod Version: CalEEMod.2016.3.2 Page 47 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF SBUS 0.51 0.04 ----------------------------- tblVehicleEF Y ---------------------------- SBUS �-----------------------------T-------------------------- i 0.01 3.2521e-003 tblVehicleEF SBUS r 0.01 0.01 tblVehicleEF SBUS r 7.1100e-004 5.7616e-005 tblVehicleEF SBUS r 3.6990e-003 1.1729e-003 tblVehicleEF SBUS r 0.04 0.01 tblVehicleEF SBUS r 1.42 0.48 tblVehicleEF SBUS r 1.8970e-003 5.6828e-004 tblVehicleEF SBUS r 0.16 0.17 tblVehicleEF SBUS r 0.02 0.09 tblVehicleEF SBUS r 0.56 0.05 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.96 37.60 tblVehicleEF UBUS r 13.19 1.81 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.76 tblVehicleEF UBUS r 4.82 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS r 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 12-904 CalEEMod Version: CalEEMod.2016.3.2 Page 48 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF UBUS 0.10 0.03 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 0.96 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5700e-003 2.2519e-004 tblVehicleEF UBUS r 6.1570e-003 2.6629e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 3.6270e-003 1.8538e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.03 0.21 tblVehicleEF UBUS r 1.05 0.16 tblVehicleEF UBUS r 1.94 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 9.02 37.60 tblVehicleEF UBUS r 11.63 1.61 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.40 tblVehicleEF UBUS r 4.53 1.10 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS r 0.23 0.03 tblVehicleEF UBUS r 3.00OOe-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 12-905 CalEEMod Version: CalEEMod.2016.3.2 Page 49 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM tblVehicleEF UBUS 1.0860e-003 3.6483e-005 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 0.53 0.14 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.89 0.14 tblVehicleEF UBUS r 8.6450e-003 4.3416e-003 tblVehicleEF UBUS r 1.5430e-003 2.2162e-004 tblVehicleEF UBUS r 8.2530e-003 3.6376e-003 tblVehicleEF UBUS r 0.10 0.03 tblVehicleEF UBUS r 4.8310e-003 2.4726e-003 tblVehicleEF UBUS r 2.53 5.65 tblVehicleEF UBUS r 0.03 0.19 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 1.93 5.46 tblVehicleEF UBUS r 0.07 0.03 tblVehicleEF UBUS r 8.95 37.60 tblVehicleEF UBUS r 13.46 1.85 tblVehicleEF UBUS } 1,828.32 2,050.53 tblVehicleEF UBUS r 133.38 22.82 tblVehicleEF UBUS r 4.73 1.11 tblVehicleEF UBUS r 0.53 0.08 tblVehicleEF UBUS r 0.01 0.03 tblVehicleEF UBUS r 0.04 3.2566e-003 tblVehicleEF UBUS r 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 12-906 CalEEMod Version: CalEEMod.2016.3.2 Page 50 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual tblVehicleEF UBUS 3.00OOe-003 7.3601 e-003 ----------------------------- tblVehicleEF Y ---------------------------- UBUS �-----------------------------T-------------------------- i 0.04 3.1124e-003 tblVehicleEF UBUS r 1.0860e-003 3.6483e-005 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 0.52 0.14 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS r 0.98 0.15 tblVehicleEF UBUS r 8.6430e-003 4.3416e-003 tblVehicleEF UBUS r 1.5750e-003 2.2584e-004 tblVehicleEF UBUS r 6.9610e-003 2.5391e-003 tblVehicleEF UBUS r 0.12 0.03 tblVehicleEF UBUS r 3.8300e-003 1.7546e-003 tblVehicleEF UBUS r 2.52 5.65 tblVehicleEF UBUS r 0.04 0.26 tblVehicleEF UBUS 1.07 0.16 2.0 Emissions Summary 12-907 CalEEMod Version: CalEEMod.2016.3.2 Page 51 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 2.1 Overall Construction Unmitigated Construction Mitigated Construction ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 PM2.5 Total I I Year tons/yr MT/yr I 1 I 1 1 I 1 I 1 I 1 2020 •1 0.0434 0.4212 0.3697 7.1000e- 0.0206 0.0228 0.0434 5.1300e- 0.0211 ; 0.0262 0.0000 1 63.5212 63.5212 0.0145 0.0000 63.8829 1 1 1 1 1 1 1 1 1 1 1 004 1 1 I I 003 1 I I 1 • I 1 I 1 1 I 1 I 1 I 1 2021 •1 0.2317 1 0.6894 1 0.6639 1 1.2700e- 1 0.0283 1 0.0361 1 0.0643 1 7.5700e- 1 0.0332 0.0408 0.0000 1 112.9359 1 112.9359 1 0.0272 1 0.0000 i 113.6153 003 1 I I 1 003 '1 I I I I I I I I • 1 I I 1 I Maximum 0.2317 0.6894 0.6639 1.2700e- 0.0283 0.0361 0.0643 7.5700e- 0.0332 0.0408 0.0000 112.9359 112.9359 0.0272 0.0000 113.6153 11 003 003 Mitigated Construction 12-908 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 I PM10 Total PM2.5 PM2.5 Total I Year tons/yr MT/yr I I I 1 I I 1 I I I 1 2020 •1 0.0434 I 0.4212 I 0.3697 17.1000e- 1 0.0170 I 0.0228 1 0.0398 14.4000e- 1 0.0211 0.0255 � 0.0000 1 63.5211 I 63.5211 I 0.0145 1 0.0000 63.8829 004 1 1 I 1 003 ;� I 1 I 1 1 I 1 I • 1 I 1 I I I 1 I I 1 I I I 1 2021 0.2317 I 0.6894 I 0.6639 I 1.2700e- 1 0.0283 I 0.0361 I 0.0643 17.5700e- I 0.0332 ; 0.0408 � 0.0000 i 112.9359 1112.9359 1 0.0272 1 0.0000 113.6152 I 1 I 003 1 1 I 1 003 •1 1 I 1 I 1 1 I 1 I 1 I 1 I Maximum 0.2317 0.6894 0.6639 1.2700e- 0.0283 0.0361 0.0643 7.5700e- 0.0332 0.0408 0.0000 112.9359 112.9359 0.0272 0.0000 113.6152 11 003 003 12-908 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Percent 0.00 0.00 0.00 0.00 7.40 0.00 3.36 5.75 0.00 1.09 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 12-908 CalEEMod Version: CalEEMod.2016.3.2 Page 52 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 9-1-2020 11-30-2020 0.3421 0.3421 2 12-1-2020 2-28-2021 0.3177 0.3177 3 3-1-2021 5-31-2021 0.3126 0.3126 4 6-1-2021 8-31-2021 0.4069 0.4069 PM2.5 PM2.5 Highest 0.4069 0.4069 2.2 Overall Operational Unmitigated Operational 12-909 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 PM2.5 I I Category tons/yr MT/yr Area •i 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 i 7.7340 11.4516 0.0117 2.5000e- 11.8183 i i i i i � 004 004 i Energy •i 3.5800e- i 0.0307 i 0.0140 i 2.000Oe- 2.4700e- i 2.4700e- i i 2.4700e- 2.4700e- 0.0000 1 135.0727 135.0727 i 4.7900e- 1.5000e- 135.6397 003 004 003 003 003 003 i 003 003 -� i i i i Mobile •1 0.2346 i 0.5177 i 2.0339 i 5.6200e- 0.5378 6.9500e- i 0.5447 i 0.1437 i 6.5400e- 0.1503 0.0000 i 524.4516 i 524.4516 i 0.0351 0.0000 525.3293 •� 003 003 003 Waste •1 i i i i 0.0000 i 0.0000 i i 0.0000 0.0000 5.6066 i 0.0000 i 5.6066 i 0.3313 1 0.0000 1 13.8901 Water •1 i i i � � 0.0000 i 0.0000 0.0000 0.0000 1.0710 i 21.4703 i 22.5412 i 0.1109 2.7800e- 26.1419 003 i Total 0.5445 0.5616 2.6323 6.4100e- 0.5378 0.0448 0.5826 0.1437 0.0444 0.1882 10.3952 688.7285 699.1237 0.4938 4.5300e- 712.8194 11 003 003 12-909 CalEEMod Version: CalEEMod.2016.3.2 Page 53 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 2.2 Overall Operational Mitigated Operational 3.0 Construction Detail Construction Phase 12-910 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 PM2.5 Total 1 I I Category tons/yr MT/yr Area •i 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 i 7.7340 11.4516 0.0117 2.5000e- 11.8183 i i i � i � i � 004 ; 004 i Energy •i 3.5800e- i 0.0307 0.0140 i 2.000Oe- 2.4700e- i 2.4700e- 2.4700e- 2.4700e- 0.0000 i 135.0727 135.0727 i 4.7900e- 1.5000e- 135.6397 003 004 003 003 003 003 003 003 i Mobile •i 0.2346 i 0.5177 2.0339 i 5.6200e- 0.5378 6.9500e- i 0.5447 0.1437 i 6.5400e- 0.1503 0.0000 i 524.4516 524.4516 i 0.0351 0.0000 525.3293 003 003 003 i ------------ ------- -------j--------j--------i-------j--------i-------j--------i----------------------------------- Waste •1 i i 0.0000 i 0.0000 i 0.0000 0.0000 5.6066 i 0.0000 5.6066 i 0.3313 0.0000 1 13.8901 0.00 --------------- Water •1 0.0000 0.0000 0.0000 0.0000 • 1.0710 T 21.4703 22.5412 0.1109 2.7800e- 26.1419 i � i � � i i 003 i 0.00 Total 0.5445 0.5616 2.6323 6.4100e- 0.5378 0.0448 0.5826 0.1437 0.0444 0.1882 10.3952 688.7285 699.1237 0.4938 4.5300e- 712.8194 11 1 003 003 3.0 Construction Detail Construction Phase 12-910 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5Bio- CO2 NBio-0O2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total 1 Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 3.0 Construction Detail Construction Phase 12-910 CalEEMod Version: CalEEMod.2016.3.2 Page 54 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 ;Demolition +Demolition 19/1/2020 :9/14/2020 5: 10' AI i 4 i 2 •Site Preparation +Site Preparation 19/15/2020 :9/15/2020 5: 1 + i 3 :Grading +Grading ;9/16/2020 :9/17/2020 5: 2: +i 4 •Building Construction +Building Construction 19/18/2020 :8/5/2021 5: 230: +i 5 •Paving +Paving 18/6/2021 :8/12/2021 5: 5: +i 6 •Architectural Coating :Architectural Coating 8/13/2021 8/19/2021 5. 5. Acres of Grading (Site Preparation Phase): 0.5 Acres of Grading (Grading Phase): 0 Acres of Paving: 0 Residential Indoor: 69,470; Residential Outdoor: 23,157; Non -Residential Indoor: 16,899; Non -Residential Outdoor: 5,633; Striped Parking Area: 0 (Architectural Coating — sgft) OffRoad Equipment 12-911 CalEEMod Version: CalEEMod.2016.3.2 Page 55 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM Phase Name I Offroad Equipment Type I Amount I Usage Hours I Horse Power I Load Factor Demolition 'Concrete/Industrial Saws ; 1 ; 8.001 81' 0.73 -------------------------- - - - ------------'------------- ----------- 20.00:LD_Mix Demolition 'Rubber Tired Dozers 1 1 1.001 247' 0.40 --------------------------- -------------------------------------------------------------------'------------- ----------- ----------�- ---------� 14.701 Demolition +Tractors/Loaders/Backhoes ; 21 6.001 97' 0.37 -------------------------- �- - - - -------------'------------- ----------- --------i 0.001 Site Preparation 'Graders 1 1 1 8.001 187' 0.41 --------------------------- �- - - - -------------'------------- ----------- -------------=---------------''''-, 5; Site Preparation +Tractors/Loaders/Backhoes 1 1 1 8.001 97' 0.37 ------------------------------------------ �- - - - - ----------- -------- THHDT Grading 'Concrete/Industrial Saws 1 11 8.001 81, 0.73 ---------------------------- _ i --------------------------------------------------------------------'------------- ----------- -----------' 20.00;LD_Mix Grading 'Rubber Tired Dozers 1 1 1 1.001 247' 0.40 ------------------------------------------ �- - - - - ----------- Grading +Tractors/Loaders/Backhoes 1 21 6.001 97' 0.37 0.00' + ___ i i 14.70' 6.90, Building Construction 'Cranes ; 11 4.001 231, 0.29 ------------------------------------------ �- - - - ----------- Building Construction 'Forklifts 1 21 6.001 89' 0.20 --------------------------- �- - - - -------------'------------- ----------- Building Construction +Tractors/Loaders/Backhoes ; 21 8.001 97' 0.37 i �-------------------------- ------------'------------- ----------- Paving 'Cement and Mortar Mixers ; 41 6.001 9' 0.56 + _ i _ Paving +Pavers ; 11 7.001 130' 0.42 ---------------------------- + i i ------------------------- -------------------------------------------------------- Paving 'Rollers 1 11 7.001 80' 0.38 --------------------------- �- - - - -------------'------------- ----------- Paving +Tractors/Loaders/Backhoes 1 11 7.001 97' 0.37 ---------------------------- -------------------------- ----------------- ------------r------------- Architectural Coating 'Air Compressors 1 6.00' 78' 0.48 Trips and VMT Phase Name Offroad Equipment Worker Trip Vendor Trip Hauling Trip Worker Trip Vendor Trip Hauling Trip I Worker Vehicle I Vendor I Hauling Count I Number I Number I Number I Length I Length I Length Class Vehicle Class I Vehicle Class Demolition 4; 10.00 0.001 45.00; 14.70; 6.90; 20.00:LD_Mix iHDT_Mix THHDT • A Site Preparation - -------------- 2; - i------------ 5.00- --------i 0.001 , 31.00: ----------�- ---------� 14.701 6.90; -- =------------ 20.00;LD_Mix ----------' iHDT_Mix -------- THHDT �- ° Grading -------------- 4; i------------ 10.00: --------i 0.001 ,----------�- 0.00: ------------------------------' 14.701 6.90; 20.00;LD_Mix iHDT_Mix *- THHDT ----------------° �- Building Construction -------------=---------------''''-, 5; i------------ 29.00 1---------- 6.001 ,----------�- 0.00 ' --------- 14.701 ------------------------'----------' 6.90; 20.00;LD_Mix iHDT_Mix -------- THHDT �- ° Paving -------------- 7; - i------------ 18.00: --------i4--------------- 0.001 ,----------- 0.00: 14.701 6.90; -----------' 20.00;LD_Mix iHDT_Mix -- THHDT e ' ; Architectural Coating ; 1' 6.00' 0.00' 0.00' 14.70' 6.90, 20.00,LD_Mix 'HDT_Mix HHDT 12-912 CalEEMod Version: CaIEEMod.2016.3.2 Page 56 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.1 Mitigation Measures Construction Water Exposed Area 3.2 Demolition - 2020 Unmitigated Construction On -Site 12-913 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 I PM 10 Total PM2.5 PM2.5 Category tons/yr MT/yr I I I I 1 I I I 1 I I Fugitive Dust •I I 1 1 1 4.9200e- 1 0.0000 14.9200e- 1 7.5000e- 1 0.0000 7.5000e- � 0.0000 I 0.0000 1 0.0000 I 0.0000 I 0.0000 � 0.0000 003 I 1 003 I 004 1 004 . I I 1 I 1 1 I I I I 1 I I I I 1 I I Off -Road •I 4.3400e- I 0.0394 1 0.0381 1 6.000Oe- 1 1 2.3400e- 12.3400e- 1 1 2.2300e- 2.2300e- � 0.0000 I 5.2038 1 5.2038 19.8000e- 1 0.0000 � 5.2284 •I 003 1 I 1 005 I 1 003 1 003 1 1 003 003 . I 1 I 004 1 1 Total 4.3400e- 0.0394 0.0381 6.000Oe- 4.9200e- 2.3400e- 7.2600e- 7.5000e- 2.2300e- 2.9800e- 0.0000 5.2038 5.2038 9.8000e- 0.0000 5.2284 003 005 003 003 003 004 003 003 004 12-913 CalEEMod Version: CalEEMod.2016.3.2 Page 57 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.2 Demolition - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total I PM2.5 I PM2.5 I I Category tons/yr MT/yr Hauling •i 1.7000e- i 6.3900e- i 1.6000e- 2.000Oe- i 3.9000e- 2.000Oe- 4.1000e- i 1.1000e- 2.000Oe- 1.3000e- 0.0000 i 1.7302 � 1.7302 � 1.8000e- i 0.0000 i 1.7348 003 003 004 004 004 003 003 005 004 005 004 004 005 004 . 004 i Off -Road •i 4.3400e- i 0.0394 i 0.0381 i 6.000Oe- i i 2.3400e- i 2.3400e- 2.2300e- 2.2300e- 0.0000 i 5.2038 i 5.2038 9.8000e- i 0.0000 i 5.2284 Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total Worker •i 1.9000e- i 1.4000e- i 1.5500e- 1.000Oe- i 5.5000e- 0.0000 5.5000e- i 1.5000e- 0.0000 1.5000e- 0.0000 i 0.4751 0.4751 1.000Oe- i 0.0000 i 0.4754 0.0394 004 004 003 005 004 004 004 004 i � � 005 6.000Oe- Total 3.6000e- 6.5300e- 3.1500e- 3.000Oe- 9.4000e- 2.000Oe- 9.6000e- 2.6000e- 2.000Oe- 2.8000e- 0.0000 2.2053 2.2053 1.9000e- 0.0000 2.2101 11 004 003 003 005 004 005 004 004 005 004 004 Mitigated Construction On -Site 12-914 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total I PM2.5 PM2.5 I Category tons/yr MT/yr Fugitive Dust •i i i i i 1.9200e- 0.0000 1.9200e- 2.9000e- i 0.0000 2.9000e- 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 003 003 004 004 Off -Road •i 4.3400e- i 0.0394 i 0.0381 i 6.000Oe- i i 2.3400e- i 2.3400e- 2.2300e- 2.2300e- 0.0000 i 5.2038 i 5.2038 9.8000e- i 0.0000 i 5.2284 003 005 003 003 003 003 . 004 i Total 4.3400e- 0.0394 0.0381 6.000Oe- 1.9200e- 2.3400e- 4.2600e- 2.9000e- 2.2300e- 2.5200e- 0.0000 5.2038 5.2038 9.8000e- 0.0000 5.2284 003 005 003 003 003 004 003 003 004 12-914 CalEEMod Version: CalEEMod.2016.3.2 Page 58 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.2 Demolition - 2020 Mitigated Construction Off -Site 3.3 Site Preparation - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total I PM2.5 I PM2.5 Total I I Category tons/yr MT/yr Hauling •i 1.7000e- i 6.3900e- i 1.6000e- 2.00OOe- i 3.9000e- 2.00OOe- 4.1000e- i 1.1000e- 2.00OOe- 1.3000e- 0.0000 i 1.7302 � 1.7302 � 1.8000e- i 0.0000 i 1.7348 i i 004 004 005 005 004 003 003 005 004 005 004 004 005 004 . 004 i Off -Road •i 3.4000e- i 4.2200e- 2.0500e- i 0.0000 i i 1.7000e- i 1.7000e- 1.5000e- 1.5OOOe- 0.0000 i 0.4280 i 0.4280 1.4000e- i 0.0000 i 0.4314 Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total Worker •i 1.9000e- i 1.4000e- i 1.5500e- 1.00OOe- i 5.5000e- 0.0000 5.5000e- i 1.5000e- 0.0000 1.5000e- 0.0000 i 0.4751 0.4751 1.00OOe- i 0.0000 i 0.4754 4.2200e- 004 004 003 005 004 004 004 004 i � � 005 � Total 3.6000e- 6.5300e- 3.1500e- 3.00OOe- 9.4000e- 2.00OOe- 9.6000e- 2.6000e- 2.00OOe- 2.8000e- 0.0000 2.2053 2.2053 1.9000e- 0.0000 2.2101 11 004 003 003 005 004 005 004 004 005 004 004 3.3 Site Preparation - 2020 Unmitigated Construction On -Site 12-915 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total I PM2.5 PM2.5 I Category tons/yr MT/yr Fugitive Dust •i 2.7000e- 0.0000 2.7000e- 3.00OOe- 0.0000 3.00OOe- 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 i i 004 004 005 005 Off -Road •i 3.4000e- i 4.2200e- 2.0500e- i 0.0000 i i 1.7000e- i 1.7000e- 1.5000e- 1.5OOOe- 0.0000 i 0.4280 i 0.4280 1.4000e- i 0.0000 i 0.4314 004 003 003 004 004 004 004 . 004 i Total 3.4000e- 4.2200e- 2.0500e- 0.0000 2.7000e- 1.7000e- 4.4000e- 3.00OOe- 1.5000e- 1.8000e- 0.0000 0.4280 0.4280 1.4000e- 0.0000 0.4314 004 003 003 004 004 004 005 004 004 004 12-915 CalEEMod Version: CalEEMod.2016.3.2 Page 59 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.3 Site Preparation - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total I PM2.5 I PM2.5 I Category tons/yr MT/yr Hauling •i 1.2000e- i 4.4000e- i 1.1000e- 1.000Oe- i 2.7000e- 1.000Oe- 2.8000e- i 7.000Oe- 1.000Oe- 9.000Oe- 0.0000 i 1.1919 1.1919 1.3000e- i 0.0000 i 1.1951 004 004 005 005 004 003 003 005 004 005 004 005 005 005 004 i Off -Road •i 3.4000e- i 4.2200e- 2.05OOe- i 0.0000 i i 1.7000e- i 1.7000e- 1.5000e- 1.5000e- 0.0000 i 0.4280 i 0.4280 1.4000e- i 0.0000 i 0.4314 Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total Worker •i 1.000Oe- i 1.000Oe- i 8.000Oe- 0.0000 i 3.000Oe- 0.0000 3.000Oe- i 1.000Oe- 0.0000 1.000Oe- 0.0000 i 0.0238 0.0238 0.0000 i 0.0000 i 0.0238 4.2200e- 005 005 005 005 005 005 005 i Total 1.3000e- 4.4100e- 1.1800e- 1.0000e- 3.000Oe- 1.000Oe- 3.1000e- 8.000Oe- 1.000Oe- 1.000Oe- 0.0000 1.2157 1.2157 1.3000e- 0.0000 1.2188 004 003 003 005 004 005 004 005 005 004 004 Mitigated Construction On -Site 12-916 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total I PM2.5 PM2.5 I Category tons/yr MT/yr Fugitive Dust •i i i i i 1.000Oe- i 0.0000 1.000Oe- 1.000Oe- i 0.0000 1.000Oe- 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 004 004 005 005 Off -Road •i 3.4000e- i 4.2200e- 2.05OOe- i 0.0000 i i 1.7000e- i 1.7000e- 1.5000e- 1.5000e- 0.0000 i 0.4280 i 0.4280 1.4000e- i 0.0000 i 0.4314 004 003 003 004 004 004 004 . 004 i Total 3.4000e- 4.2200e- 2.0500e- 0.0000 1.000Oe- 1.7000e- 2.7000e- 1.000Oe- 1.5000e- 1.6000e- 0.0000 0.4280 0.4280 1.4000e- 0.0000 0.4314 004 003 003 004 004 004 005 004 004 004 12-916 CalEEMod Version: CalEEMod.2016.3.2 Page 60 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.3 Site Preparation - 2020 Mitigated Construction Off -Site 3.4 Grading - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total I PM2.5 I PM2.5 I Category tons/yr MT/yr Hauling •i 1.2000e- i 4.4000e- i 1.1000e- 1.00OOe- i 2.7000e- 1.00OOe- 2.8000e- i 7.00OOe- 1.00OOe- 9.00OOe- 0.0000 i 1.1919 1.1919 1.3000e- i 0.0000 i 1.1951 004 004 004 004 004 003 003 005 004 005 004 005 005 005 004 i Off -Road •i 8.7000e- 7.8700e- 7.6200e- 1.00OOe- 4.7000e- 4.7000e- 4.5000e- 4.5OOOe- 0.0000 i 1.0408 1.0408 2.00OOe- 0.0000 i 1.0457 Vendor •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total Worker •i 1.00OOe- i 1.00OOe- i 8.00OOe- 0.0000 i 3.00OOe- 0.0000 3.00OOe- i 1.00OOe- 0.0000 1.00OOe- 0.0000 i 0.0238 0.0238 0.0000 i 0.0000 i 0.0238 7.8700e- 005 005 005 005 005 005 005 i Total 1.3000e- 4.4100e- 1.1800e- 1.00OOe- 3.00OOe- 1.00OOe- 3.1000e- 8.00OOe- 1.00OOe- 1.00OOe- 0.0000 1.2157 1.2157 1.3000e- 0.0000 1.2188 005 004 003 003 005 004 005 004 005 005 004 004 3.4 Grading - 2020 Unmitigated Construction On -Site 12-917 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total I PM2.5 PM2.5 I Category tons/yr MT/yr Fugitive Dust •i 7.5OOOe- 0.0000 7.5000e- i 4.1000e- 0.0000 4.1000e- 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 004 004 004 004 Off -Road •i 8.7000e- 7.8700e- 7.6200e- 1.00OOe- 4.7000e- 4.7000e- 4.5000e- 4.5OOOe- 0.0000 i 1.0408 1.0408 2.00OOe- 0.0000 i 1.0457 i i i 004 003 003 005 004 004 004 004 . 004 i Total 8.7000e- 7.8700e- 7.6200e- 1.00OOe- 7.5000e- 4.7000e- 1.2200e- 4.1000e- 4.5000e. 8.6000e- 0.0000 1.0408 1.0408 2.00OOe- 0.0000 1.0457 004 003 003 005 004 004 003 004 004 004 004 12-917 CalEEMod Version: CalEEMod.2016.3.2 Page 61 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.4 Grading - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 004 004 004 Off -Road •i 8.7000e- 7.8700e- 7.6200e- 1.000Oe- 4.7000e- 4.7000e- 4.5000e- 4.5000e- 0.0000 i 1.0408 1.0408 2.000Oe- 0.0000 i 1.0457 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total 8.7000e- Worker •i 4.000Oe- i 3.000Oe- i 3.1000e- 0.0000 i 1.1000e- 0.0000 1.1000e- i 3.000Oe- 0.0000 3.000Oe- 0.0000 i 0.0950 0.0950 0.0000 i 0.0000 i 0.0951 7.6200e- 005 005 004 004 004 005 005 i 2.9000e- Total 4.000Oe- 3.000Oe- 3.1000e- 0.0000 1.1000e- 0.0000 1.1000e- 3.000Oe- 0.0000 3.000Oe- 0.0000 0.0950 0.0950 0.0000 0.0000 004 004 005 005 004 004 004 004 005 005 FO.0951 Mitigated Construction On -Site 12-918 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 I PM2.5 I Category tons/yr MT/yr Fugitive Dust •i i i i i 2.9000e- i 0.0000 2.9000e- i 1.6000e- 0.0000 1.6000e- 0.0000 i 0.0000 i 0.0000 i 0.0000 i 0.0000 i 0.0000 004 004 004 004 Off -Road •i 8.7000e- 7.8700e- 7.6200e- 1.000Oe- 4.7000e- 4.7000e- 4.5000e- 4.5000e- 0.0000 i 1.0408 1.0408 2.000Oe- 0.0000 i 1.0457 i i i 004 003 003 005 004 004 004 004 . 004 i Total 8.7000e- 7.8700e- 7.6200e- 1.000Oe- 2.9000e- 4.7000e- 7.6000e- 1.6000e- 4.5000e- 6.1000e- 0.0000 1.0408 1.0408 2.000Oe- 0.0000 1.0457 004 003 003 005 004 004 004 004 004 004 004 12-918 CalEEMod Version: CalEEMod.2016.3.2 Page 62 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.4 Grading - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2020 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 0.0323 0.3320 Worker •i 4.00OOe- i 3.00OOe- i 3.1000e- 0.0000 i 1.1000e- 0.0000 1.1000e- i 3.00OOe- 0.0000 3.00OOe- 0.0000 i 0.0950 0.0950 0.0000 i 0.0000 i 0.0951 4.3000e- 005 005 004 004 004 005 005 i Total 4.00OOe- 3.00OOe- 3.1000e- 0.0000 1.1000e- 0.0000 1.1000e- 3.00OOe- 0.0000 3.00OOe- 0.0000 0.0950 0.0950 0.0000 0.0000 0.0951 11 005 005 004 004 004 005 005 3.5 Building Construction - 2020 Unmitigated Construction On -Site 12-919 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr Off -Road •i 0.0323 i 0.3320 i 0.2770 4.3000e- 0.0196 0.0196 0.0180 0.0180 0.0000 i 37.5227 37.5227 0.0121 i 0.0000 i 37.8261 004 Total 0.0323 0.3320 0.2770 4.3000e- 0.0196 0.0196 0.0180 0.0180 0.0000 37.5227 37.5227 0.0121 0.0000 37.8261 004 12-919 CalEEMod Version: CalEEMod.2016.3.2 Page 63 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.5 Building Construction - 2020 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 Vendor •i 7.3000e- 0.0239 6.4900e- 6.000Oe- 1.4200e- 1.2000e- 1.5400e- 4.1000e- 1.2000e- 5.3000e- 0.0000 i 5.4771 5.4771 4.6000e- 0.0000 i 5.4885 i i i i i '� 004 003 005 003 004 003 004 004 004 004 i Worker •i 4.2400e- 2.9700e- 0.0337 1.1000e- 0.0119 8.000Oe- 0.0120 3.1700e- 7.000Oe- 3.2400e- 0.0000 i 10.3330 10.3330 2.4000e- 0.0000 i 10.3389 i i i i i 003 003 004 005 003 005 003 004 i 0.2770 Total 4.9700e- 0.0268 0.0402 1.7000e- 0.0134 2.000Oe- 0.0136 3.5800e- 1.9000e- 3.7700e- 0.0000 15.8101 15.8101 7.000Oe- 0.0000 15.8274 004 003 004 004 003 004 003 004 Mitigated Construction On -Site 12-920 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr Off -Road •i 0.0323 i 0.3320 0.2770 4.3000e- 0.0196 0.0196 i i 0.0180 0.0180 0.0000 i 37.5226 i 37.5226 0.0121 i 0.0000 i 37.8260 004 Total 0.0323 0.3320 0.2770 4.3000e- 0.0196 0.0196 0.0180 0.0180 0.0000 37.5226 37.5226 0.0121 0.0000 37.8260 004 12-920 CalEEMod Version: CalEEMod.2016.3.2 Page 64 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.5 Building Construction - 2020 Mitigated Construction Off -Site 3.5 Building Construction - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 Vendor •i 7.3000e- 0.0239 6.4900e- 6.00OOe- 1.4200e- 1.2000e- 1.5400e- 4.1000e- 1.2000e- 5.3000e- � 0.0000 i 5.4771 5.4771 4.6000e- 0.0000 i 5.4885 i i � i � � i � � � i '� 004 003 005 003 004 003 004 004 004004 i Worker •i 4.2400e- 2.9700e- 0.0337 1.1000e- 0.0119 8.00OOe- 0.0120 3.1700e- 7.00OOe- 3.2400e- 0.0000 i 10.3330 10.3330 2.4000e- 0.0000 i 10.3389 i i i i i 003 003 004 005 003 005 003 004 i 0.5629 Total 4.9700e- 0.0268 0.0402 1.7000e- 0.0134 2.00OOe- 0.0136 3.5800e- 1.9000e- 3.7700e- 0.0000 15.8101 15.8101 7.00OOe- 0.0000 15.8274 004 003 004 004 003 004 003 004 3.5 Building Construction - 2021 Unmitigated Construction On -Site 12-921 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Off -Road •i 0.0601 i 0.6188 i 0.5629 8.8000e- 0.0347 0.0347 0.0319 0.0319 0.0000 i 77.5636 77.5636 0.0251 i 0.0000 i 78.1907 004 Total 0.0601 0.6188 0.5629 8.8000e. 0.0347 0.0347 0.0319 0.0319 0.0000 77.5636 77.5636 0.0251 0.0000 78.1907 004 12-921 CalEEMod Version: CalEEMod.2016.3.2 Page 65 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.5 Building Construction - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Hauling •i 0.0000 : 0.0000 i 0.0000 � 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 004 Vendor •i 1.2700e- 0.0443 0.0124 1.1000e- 2.9300e- 9.000Oe- 3.0200e- 8.4000e- 9.000Oe- 9.3000e- 0.0000 i 11.2218 11.2218 9.1000e- 0.0000 i 11.2445 i i i i i 003 004 003 005 003 004 005 004 004 i Worker •i 8.2300e- 5.5400e- 0.0646 2.3000e- 0.0247 1.6000e- 0.0248 6.5500e- 1.5000e- 6.7000e- 0.0000 i 20.6138 20.6138 4.4000e- 0.0000 i 20.6249 i i i i i 003 003 004 004 003 004 003 004 i 0.5629 Total 9.5000e- 0.0498 0.0770 3.4000e- 0.0276 2.5000e- 0.0279 7.3900e- 2.4000e- 7.6300e- 0.0000 31.8356 31.8356 1.3507 0.0000 31.8694 004 003 004 004 003 004 003 003 Mitigated Construction On -Site 12-922 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Off -Road •i 0.0601 i 0.6188 i 0.5629 8.8000e- 0.0347 0.0347 0.0319 0.0319 0.0000 i 77.5635 77.5635 0.0251 i 0.0000 i 78.1906 004 Total 0.0601 0.6188 0.5629 8.8000e- 0.0347 0.0347 0.0319 0.0319 0.0000 77.5635 77.5635 0.0251 0.0000 78.1906 004 12-922 CalEEMod Version: CalEEMod.2016.3.2 Page 66 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.5 Building Construction - 2021 Mitigated Construction Off -Site 3.6 Paving - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 i i i i i •� 003 005 004 004 004 004 . 004 i Vendor •i 1.2700e- 0.0443 0.0124 1.1000e- 2.9300e- 9.00OOe- 3.0200e- 8.4000e- 9.00OOe- 9.3000e- 0.0000 i 11.2218 11.2218 9.1000e- 0.0000 i 11.2445 i i i i i i 003 004 003 005 003 004 005 004 004------------- Worker •1 8.2300e- 5.5400e- 0.0646 2.3000e- 0.0247 1.6000e- 0.0248 6.5500e- 1.5000e- 6.7000e- 0.0000 i 20.6138 20.6138 4.4000e- 0.0000 i 20.6249 i i i i i 003 003 004 004 003 004 003 004 i 1.8000e- Total 9.5000e- 0.0498 0.0770 3.4000e- 0.0276 2.5000e- 0.0279 7.3900e- 2.4000e- 7.6300e- 0.0000 31.8356 31.8356 1.3500e- 0.0000 31.8694 003 005 004 004 004 004 003 004 003 004 003 3.6 Paving - 2021 Unmitigated Construction On -Site 12-923 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total I PM2.5 PM2.5 I Category tons/yr MT/yr Off -Road •i 1.8000e- i 0.0168 i 0.0177 3.00OOe- 8.8000e- 8.8000e- 8.2000e- 8.2000e- 0.0000 i 2.3481 2.3481 6.8000e- 0.0000 i 2.3652 i i i i i •� 003 005 004 004 004 004 . 004 i Paving •i 0.0000 i i i i i 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 i 0.0000 Total 1.8000e- 0.0168 0.0177 3.00OOe- 8.8000e- 8.8000e- 8.2000e- 8.2000e- 0.0000 2.3481 2.3481 6.8000e- 0.0000 2.3652 11 003 005 004 004 004 004 004 12-923 CalEEMod Version: CalEEMod.2016.3.2 Page 67 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.6 Paving - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 i i i i i •� 003 005 004 004 004 004 . 004 i Paving •i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Total 1.8000e- Worker •i 1.6000e- i 1.1000e- i 1.2900e- 0.0000 i 4.9000e- 0.0000 5.000Oe- i 1.3000e- 0.0000 1.3000e- 0.0000 i 0.4127 0.4127 1.000Oe- i 0.0000 i 0.4130 0.0177 004 004 003 004 004 004 004 i � � 005 � Total 1.6000e- 1.1000e- 1.2900e- 0.0000 4.9000e- 0.0000 5.000Oe- 1.3000e- 0.0000 1.3000e- 0.0000 0.4127 0.4127 1.000Oe- 0.0000 0.4130 11 004 004 003 004 004 004 004 004 004 005 Mitigated Construction On -Site 12-924 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total I PM2.5 PM2.5 I Category tons/yr MT/yr Off -Road •i 1.8000e- i 0.0168 i 0.0177 3.000Oe- 8.8000e- 8.8000e- 8.2000e- 8.2000e- 0.0000 i 2.3481 2.3481 6.8000e- 0.0000 i 2.3652 i i i i i •� 003 005 004 004 004 004 . 004 i Paving •i 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Total 1.8000e- 0.0168 0.0177 3.000Oe- 8.8000e- 8.8000e- 8.2000e- 8.2000e- 0.0000 2.3481 2.3481 6.8000e- 0.0000 2.3652 11 003 005 004 004 004 004 004 12-924 CalEEMod Version: CalEEMod.2016.3.2 Page 68 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.6 Paving - 2021 Mitigated Construction Off -Site 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 I I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 i i i 004 003 003 005 004 004 004 004 . 005 i Total Worker •i 1.6000e- i 1.1000e- i 1.2900e- 0.0000 i 4.9000e- 0.0000 5.00OOe- i 1.3000e- 0.0000 1.3000e- 0.0000 i 0.4127 0.4127 1.00OOe- i 0.0000 i 0.4130 3.8200e- 004 004 003 004 004 004 004 005 Total 1.6000e- 1.1000e- 1.2900e- 0.0000 4.9000e- 0.0000 5.00OOe- 1.3000e- 0.0000 1.3000e- 0.0000 0.4127 0.4127 1.00OOe- 0.0000 0.4130 11 004 004 003 004 004 004 004 004 005 3.7 Architectural Coating - 2021 Unmitigated Construction On -Site 12-925 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Archit. Coating •i 0.1596 0.0000 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Off -Road •i 5.5000e- 3.8200e- 4.5400e- 1.00OOe- 2.4000e- 2.4000e- 2.4000e- 2.4000e- 0.0000 i 0.6383 0.6383 4.00OOe- 0.0000 i 0.6394 i i i 004 003 003 005 004 004 004 004 . 005 i Total 0.1601 3.8200e- 4.5400e- 1.00OOe- 2.4000e- 2.4000e- 2.4000e- 2.4000e- 0.0000 0.6383 0.6383 4.00OOe- 0.0000 0.6394 11 003 003 005 004 004 004 004 005 12-925 CalEEMod Version: CalEEMod.2016.3.2 Page 69 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.7 Architectural Coating - 2021 Unmitigated Construction Off -Site Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 Total I I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 i i i 004 003 003 005 004 004 004 004 . 005 i Worker •i 5.000Oe- i 4.000Oe- i 4.3000e- 0.0000 i 1.6000e- 0.0000 � 1.7000e- i 4.000Oe- 0.0000 4.000Oe- 0.0000 i 0.1376 0.1376 0.0000 i 0.0000 i 0.1377 0.1601 005 005 004 004 004 005 005 Total 5.000Oe- 4.000Oe- 4.3000e- 0.0000 1.6000e- 0.0000 1.7000e- 4.000Oe- 0.0000 4.000Oe- 0.0000 0.1376 0.1376 0.0000 0.0000 0.1377 11 005 005 004 004 004 004 004 005 005 005 Mitigated Construction On -Site 12-926 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total I Category tons/yr MT/yr Archit. Coating •i 0.1596 0.0000 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Off -Road •i 5.5000e- 3.8200e- 4.5400e- 1.000Oe- 2.4000e- 2.4000e- 2.4000e- 2.4000e- 0.0000 i 0.6383 0.6383 4.000Oe- 0.0000 i 0.6394 i i i 004 003 003 005 004 004 004 004 . 005 i Total 0.1601 3.8200e- 4.5400e- 1.000Oe- 2.4000e- 2.4000e- 2.4000e- 2.4000e- 0.0000 0.6383 0.6383 4.000Oe- 0.0000 0.6394 11 003 003 005 004 004 004 004 005 12-926 CaIEEMod Version: CalEEMod.2016.3.2 Page 70 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 3.7 Architectural Coating - 2021 Mitigated Construction Off -Site 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-927 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 PM10 Total PM2.5 PM2.5 I Category tons/yr MT/yr Hauling •i 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 i 0.0000 i 0.0000 Vendor •1 0.0000 i 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 i 0.0000 Worker •i 5.00OOe- i 4.00OOe- i 4.3000e- 0.0000 i 1.6000e- 0.0000 � 1.7000e- i 4.00OOe- 0.0000 4.00OOe- 0.0000 i 0.1376 0.1376 0.0000 i 0.0000 i 0.1377 005 005 004 004 004 005 005 Total 5.00OOe- 4.00OOe- 4.3000e- 0.0000 1.6000e- 0.0000 1.7000e- 4.00OOe- 0.0000 4.00OOe- 0.0000 0.1376 0.1376 0.0000 0.0000 0.1377 11 005 005 004 004 004 005 005 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 12-927 CalEEMod Version: CalEEMod.2016.3.2 Page 71 of 82 2510 West Coast Highway - Orange County, Annual Date: 6/8/2020 9:44 AM 4.2 Trip Summary Information ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category ; 28.78 tons/yr -----------------------:-------------------------- 72,371 72,371 •...........................................6--__;----------- Strip MT/yr ---- -- -- - - Mitigated •i 0.2346 i 0.5177 i 2.0339 i 5.6200e- i 0.5378 � 6.9500e- 0.5447 i 0.1437 i 6.5400e- 0.1503 0.0000 i 524.4516 � 524.4516 0.0351 i 0.0000 525.3293 •� 003 003 003 Unmitigated 0.2346 0.5177 2.0339 5.6200e- - 0.5378 6.9500e- • 0.5447 - 0.1437 6.5400e- 0.1503 0.0000 524.4516 • 524.4516 0.0351 0.0000 525.3293 003 003 003 4.2 Trip Summary Information 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 82 15 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-928 Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Condo/Townhouse ; 203.35 ; 198.45 169.40 675,913 675,913 ......................................------------ Office Park ; 28.78 -------------------- ; 4.13 1.92 -----------------------:-------------------------- 72,371 72,371 •...........................................6--__;----------- Strip ---- -- -- - - -------------6------- -- - - - - - - ---------- - - - - -- 674 Total 619.49 570.01 349.87 1,423,099 1,423,099 4.3 Trip Type Information Miles I Trip % I Trip Purpose Land Use I H -W or C -W I H -S or C -C I H -O or C -NW IH -W or C -W I H -S or C -C I H -O or C -NW I Primary I Diverted I Pass -by Condo/Townhouse• • • • •` _ _ _ 14.70_ _ _ - 5.90 8.70 i 40.20 19.20 40.60 86 11 3 ........................ ------ --------- --------- -------- ---------------- Office Park 16.60 8.40 6.90 33.00 I 48.00 19.00 82 15 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix 12-928 CalEEMod Version: CalEEMod.2016.3.2 Page 72 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Condo/Townhouse 0.558976+ 0.0435341 0.2098211 0.1139491 0.0161111 0.0057911 0.0254471 0.0166541 0.0017131 0.0015531 0.0048961 0.000590 0.000966 I I I I I I } I I I I I I I I I I i-------------- -i---------------i------------- - i---------------i---------------i---------------i---------------i-------------- -t---------------t---------------- - - - - - - - Office Park 0.558976+ 0.0435341 0.2098211 0.1139491 0.0161111 0.0057911 0.0254471 0.0166541 0.0017131 0.0015531 0.0048961 0.000590 0.000966 I I } I I I I I I I I I I I I I 0.0307 I 0.0140 12.000Oe- ----------------------- -------- --------E--------E--------E--------E--------E--------E--------E--------E--------E--------E--------s------- I 12.4700e- 2.4700e- 0.0000 I- I I I I 35.4223 I 35.4223 16.8000e- 16.5000e- 35.6328 Strip Mall 0.558976. 0.043534, 0.209821, 0.113949, 0.016111, 0.005791, 0.025447 0.016654 0.001713 0.001553 0.004896, 0.000590, 0.000966 5.0 Energy Detail Historical Energy Use: N 5.1 Mitigation Measures Energy 12-929 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category tons/yr MT/yr Electricity •I I I I I I I I I I I 0.0000 I I I 0.0000 I I I 0.0000 0.0000 � 0.0000 I 99.6504 I I I I 99.6504 14.1100,- 18.5000,- 100.0069 Mitigated 003 I 004 I ------------l_ ,I I I I I I I I 1 -- I I I r ..... .69 Electricity I I I I I I I I I I I I 0.0000 I 0.0000 I I I 0.0000 0.0000 0.0000 I-------1 I I i 99.6504 I 99.6504 14.1100e- 18.5000,- 0 � 10.00. Unmitigated .I I I I I I I I 1 . I 1 003 I 004 I 1 - ------- I I I r....'.. ry-------I NaturalGas •I 3.5800e- I I I 0.0307 I 0.0140 12.000Oe- I I I 12.4700e- I I 12.4700e- I I 12.4700e- 2.4700e- 0.0000 I- I I I I 35.4223 I 35.4223 16.8000e- 16.5000e- 35.6328 Mitigated ;i 003 I I I 004 I I 003 I 003 I I 003 003 . i I I 004 004 - - - - - - - - - - - --------------- i--------------- --------------- }--------------+----------------------------- --------------- --------------- }--------------r ----------- - - --------------+-------------- .............. +--------------- - - - - - - NaturalGas 3.5800e- 0.0307 0.0140 2.000Oe- - 2.4700e- 2.4700e- - 2.4700e- 2.4700e- 0.0000 35.4223 35.4223 6.8000e- - 6.5000e- - 35.6328 Unmitigated 003 004 003 003 003 003 004 004 12-929 CalEEMod Version: CalEEMod.2016.3.2 Page 73 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 5.2 Energy by Land Use - NaturalGas Unmitigated Mitigated NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e s Use I I PM10 Pm Total PM2.5 PM2.5 IPM2.5Total INBio-CO2 Land Use kBTU/yr tons/yr MT/yr Condo/Townhous I I I I I I I I I I I I 617597 •I 3.3300e- I 0.0285 I 0.0121 11.8000e- I 12.3000e- 12.3000e- I 12.3000e- ; 2.3000e- 0.0000 I 32.9573 I 32.9573 16.3000e- 16.000Oe- I 33.1532 e •I 003I I I 004I I 003 I 003I 1 003 003 I I I 004 i I 004 '__________ Office Park ----- -- 28709.3 1.5000e- 1.4100e- 1.1800e- 1.000Oe- 1.1000e- 1.1000e- 1.1000e- 1.1000e- 0.0000 I 1.5320 I 1.5320 13.000Oe- 13.000Oe- 1.5411 Office Park 1 1 'I 004 I 003 I 003 I 005 I I 004 I 004 I I 004 004 005 � 005 'I I I I I I I I I -----------1 Strip Mall 1 • •I - -------- -------- -------- -------- -------- -------- ----------------------- I--------�--------------- 17482 •I 9.000Oe- ; 7.000Oe- 0.0000 I 0.9329 0.9329 i 0.9385 Strip Mall 1 18.6000e- 17.2000e- 11.000Oe- I 17.000Oe- 17.000Oe- I 17.000Oe- I 12.000Oe- 12.000Oe- 1 005004 I 004 I 005 I I 005 I 005 I I 005 005 005 005 1 'I I I I I I I I 1 • I Total 1 I I I I I I I 1 3.5700e- 0.0307 0.0140 2.000Oe- 0.0140 2.4800e- 2.4800e- 2.4800e- 2.4800e- 2.4800e- 0.0000 35.4223 35.4223 6.8000e- 6.5000e- 35.6328 6.5000e- 35.6328 003 003 004 003 003 003 003 003 003 003 004 004 004 Mitigated 12-930 NaturalGa ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust Bio -0O2 Total CO2 CH4 N20 CO2e s Use I I PM10 I PM10 Total PM2.5 PM2.5 IPM2.5Total INBio-CO2 Land Use kBTU/yr tons/yr MT/yr Condo/Townhous I I I I I I I I I I I � 617597 •I 3.3300e- I 0.0285 I 0.0121 11.8000e- I 12.3000e- 12.3000e- I 12.3000e- ; 2.3000e- � 0.0000 I 32.9573 I 32.9573 16.3000e- 16.000Oe- i 33.1532 e 1 ;I 003 I I I 004 I I 003 I 003 I I 003 003 . I I I 004 I 004 1 I I I I I I I I 1 I I I 1 Office Park I I I I I I I I I I I I � 28709.3 -I 1.5000e- I 1.4100e- I 1.1800e- 11.000Oe- I 11.1000e- I 1.1000e- I 11.1000e- ; 1.1000e- � 0.0000 I 1.5320 I 1.5320 13.000Oe- 13.000Oe- i 1.5411 004 I 003 I 003 I 005 I I 004 I 004 I I 004 004 . i I I 005 I 005 1 Strip Mall I I I I I I I 1 I I I 17482 9.000Oe- 18.6000e- 17.2000e- 11.000Oe- I 17.000Oe- 17.000Oe- I 17.000Oe- ; 7.000Oe- 0.0000 0.9329 I 0.9329 12.000Oe- 12.000Oe- i 0.9385 1 i 1 .I 005 I 004 I 004 I 005 I I 005 I 005 I I 005 005005005 1 I I 1 I I I I I I I 1 Total 3.5700e- 0.0307 0.0140 2.000Oe- 2.4800e- 2.4800e- 2.4800e- 2.4800e- 0.0000 35.4223 35.4223 6.8000e- 6.5000e- 35.6328 003 004 003 003 003 003 004 004 12-930 CalEEMod Version: CalEEMod.2016.3.2 Page 74 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 5.3 Energy by Land Use - Electricity Unmitigated Mitigated Electricity Total CO2 CH4 N20 CO2e Use I Land Use kWh/yr MT/yr Condo/Townhous i 173898 •i 55.4077 i 2.2900e- 4.7000e- 55.6059 e 003 004 -r------- Office Park J-------J------- Office Park i 38859.8 •i 12.3816 i 5.1000e- 1.1000e- 12.4258 ---------- Strip Mall 004 i 004 -----------I •� JJ ------- ------- Strip M Mall 99997 •i 31.8612 i 1.3200e- 2.7000e- 31.9752 Total 003 004 Total 4.1200e- 99.6504 4.1200e- 8.5000e- 100.0069 003 004 003 004 Mitigated 6.0 Area Detail 12-931 Electricity Total CO2 CH4 N20 CO2e Use I Land Use kWh/yr MT/yr Condo/Townhous 173898 •i 55.4077 i 2.2900e- 4.7000e- 55.6059 e i ;� i 003 004 -r------- Office Park -------J-------J-------*------- 38859.8 •1 12.3816 i 5.1000e- : 1.1000e- 12.4258 004 004 ---------- Strip Mall --------------J-------J-------*------- 99997 •i 31.8612 i 1.3200e- 2.7000e- 31.9752 003 004 Total 99.6504 4.1200e- 8.5000e- 100.0069 003 004 6.0 Area Detail 12-931 CalEEMod Version: CalEEMod.2016.3.2 Page 75 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 6.1 Mitigation Measures Area 12-932 ROG I NOx I CO I SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 CO2e Category tons/yr MT/yr Mitigated •i 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 i 7.7340 11.4516 0.0117 2.5000e- 11.8183 004 004 i Unmitigated 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 11.8183 004 004 12-932 CalEEMod Version: CalEEMod.2016.3.2 Page 76 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 6.2 Area by SubCategory Unmitigated 12-933 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory tons/yr MT/yr Architectural •i 0.0160 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 Coating Consumer •i 0.1647 0.0000 i 0.0000 0.0000 0.0000 • 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 Products Hearth •i 0.1146 i 9.0800e- 0.2225 i 5.7000e- 0.0334 i 0.0334 0.0334 0.0334 3.7177 i 7.1441 10.8618 i 0.0111 2.5000e- 11.2141 i 003 004 004------------ Landscaping •i 0.0110 4.1800e- 0.3619 2.000Oe- 1.9900e- 1.9900e- 1.9900e- 1.9900e- � 0.0000 i 0.5899 0.5899 5.7000e- 0.0000 0.6042 i � i i � i � i � i � 003 005 003 003 003 003 004 i Total 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 11.8183 004 004 12-933 CalEEMod Version: CalEEMod.2016.3.2 Page 77 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 6.2 Area by SubCategory Mitigated 7.0 Water Detail 7.1 Mitigation Measures Water 12-934 ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Subcategory tons/yr MT/yr Architectural •i 0.0160 0.0000 i 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 Coating Consumer •i 0.1647 0.0000 i 0.0000 0.0000 0.0000 • 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 Products Hearth •i 0.1146 i 9.0800e- 0.2225 i 5.7000e- 0.0334 i 0.0334 0.0334 0.0334 3.7177 i 7.1441 10.8618 i 0.0111 2.5000e- 11.2141 i 003 004 004------------ Landscaping •i 0.0110 4.1800e- 0.3619 2.000Oe- 1.9900e- 1.9900e- 1.9900e- 1.9900e- � 0.0000 i 0.5899 0.5899 5.7000e- 0.0000 0.6042 i � i i � i � i � i � 003 005 003 003 003 003 004 i Total 0.3062 0.0133 0.5844 5.9000e- 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 11.8183 004 004 7.0 Water Detail 7.1 Mitigation Measures Water 12-934 CalEEMod Version: CalEEMod.2016.3.2 Page 78 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 7.2 Water by Land Use Unmitigated Total CO2 C N20 CO2e Category MT/yr Mitigated •1 22.5412 i 0.1109 i 2.7800e- 1 26.1419 •� 003 i - - - - - - - - - - - % --------------4--------------- ---------------* - - - - - - - Unmitigated •• 22.5412 0.1109 2.7800e- 26.1419 Land Use 003 7.2 Water by Land Use Unmitigated 12-935 Indoor/Out Total CO2 CH4 N20 CO2e door Use Land Use Mgal MT/yr Condo/Townhous 2.28039 / ■1 15.2734 1 0.0749 1.8800e- i 17.7059 e 1 1.43764 ;i 003 - - - - - --- - - - - - - Office Park :3.447889 / ■i 2.9720 0.0147 3.7000e- 3.4497 0.274513 ;i 004 ---------- ------- ------- Strip Mall 13.647394 / ■i 4.2959 0.0213 5.3000e- 4.9863 0.39679 ;i 004 Total 22.5413 0.1109 2.7800e- 26.1419 j 003 j 12-935 CalEEMod Version: CalEEMod.2016.3.2 Page 79 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 7.2 Water by Land Use Mitigated 8.0 Waste Detail 8.1 Mitigation Measures Waste 12-936 Indoor/Out Total CO2 CH4 N20 CO2e door Use Land Use Mgal MT/yr Condo/Townhous i 2.28039 / •1 15.2734 0.0749 1.8800e- i 17.7059 e 1.43764 ;i i 003 -- --r------4i-----------------------*------- Office Park 13.447889 / •i 2.9720 0.0147 3.7000e- i 3.4497 0.274513 'i i 004 ' --------- ------- Strip Mall X3.647394 / •i 4.2959 0.0213 5.3000e- 4.9863 0.39679 ;i 004 Total 22.5413 0.1109 2.7800e- 26.1419 003 8.0 Waste Detail 8.1 Mitigation Measures Waste 12-936 CalEEMod Version: CalEEMod.2016.3.2 Page 80 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual CategoryNear 8.2 Waste by Land Use Unmitigated Total CO2 C N20 CO2e CO2e MT/yr Mitigated •i 5.6066 i 0.3313 0.0000 1 13.8901 - - - - - - - - - - - %--------------+--------------}--------------* " " " " " " " Unmitigated 5.6066 0.3313 0.0000 13.8901 8.2 Waste by Land Use Unmitigated 12-937 Waste Total CO2 CH4 N20 CO2e Disposed Land Use tons MT/yr Condo/Townhous 16.1 •1 3.2682 0.1931 0.0000 i 8.0967 e ------- ------- Office Park 2.34 :i 0.4750 0.0281 0.0000 i 1.1768 Strip Mall 9.18 �i 1.8635 0.1101 0.0000 i 4.6166 Total 5.6066 0.3313 0.0000 13.8901 12-937 CalEEMod Version: CalEEMod.2016.3.2 Page 81 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 8.2 Waste by Land Use Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumas and Emeraencv Generators IEquipment Type I Number I Hours/Day I Hours/Year I Horse Power I Load Factor I Fuel Type I Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number 12-938 waste Total CO2 CH4 N20 CO2e Disposed Land Use tons MT/yr Condo/Townhous i 16.1 •1 3.2682 0.1931 0.0000 i 8.0967 e ------- ------- Office Park i 2.34 •1 0.4750 0.0281 0.0000 i 1.1768 Strip Mall i 9.18 •1 1.8635 0.1101 0.0000 i 4.6166 Total 5.6066 0.3313 0.0000 13.8901 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumas and Emeraencv Generators IEquipment Type I Number I Hours/Day I Hours/Year I Horse Power I Load Factor I Fuel Type I Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number 12-938 CalEEMod Version: CalEEMod.2016.3.2 Page 82 of 82 Date: 6/8/2020 9:44 AM 2510 West Coast Highway - Orange County, Annual 11.0 Vegetation 12-939 Attachment No. PC 5 Noise Impact Analysis — Urban Crossroads date July 28, 2020 12-940 '6 L40� URBAM CROSSROADS 2510 West Coast Highway Mixed -Use Development NOISE IMPACT ANALYSIS CITY OF NEWPORT BEACH PREPARED BY: Bill Lawson, PE, INCE blawson@urbanxroads.com (949) 336-5979 JULY 28, 2020 12954-09 Noise Study 12-941 12954-09 Noise Study 2510 West Coast Highway Mixed -Use Development O URBAN 12-942 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE OF CONTENTS TABLE OF CONTENTS.........................................................................................................................III APPENDICES.................................................................................................................................... IV LISTOF EXHIBITS............................................................................................................................... V LISTOF TABLES................................................................................................................................. V LIST OF ABBREVIATED TERMS........................................................................................................... VI EXECUTIVESUMMARY.......................................................................................................................1 On -Site Traffic Noise Analysis.................................................................................................................. 1 OperationalNoise Analysis...................................................................................................................... 1 Construction Noise Analysis.................................................................................................................... 2 Construction Vibration Analysis............................................................................................................... 2 Summary of CEQA Significance Findings................................................................................................. 2 1 INTRODUCTION.........................................................................................................................5 1.1 Site Location.................................................................................................................................. 5 1.2 Project Description........................................................................................................................ 5 2 FUNDAMENTALS.......................................................................................................................9 2.1 Range of Noise.............................................................................................................................. 9 2.2 Noise Descriptors........................................................................................................................ 10 2.3 Sound Propagation......................................................................................................................10 2.4 Noise Control..............................................................................................................................11 2.5 Noise Barrier Attenuation...........................................................................................................11 2.6 Land Use Compatibility With Noise............................................................................................11 2.7 Community Response to Noise................................................................................................... 12 2.8 Vibration..................................................................................................................................... 13 3 REGULATORY SETTING.............................................................................................................15 3.1 State of California Noise Requirements......................................................................................15 3.2 State of California Building Code................................................................................................15 3.3 City of Newport Beach General Plan Noise Element..................................................................15 3.4 City of Newport Beach Stationary (Non -Transportation) Noise Standards................................18 3.5 Construction Vibration Standards............................................................................................... 20 4 SIGNIFICANCE CRITERIA...........................................................................................................21 4.1 Airport Noise............................................................................................................................... 21 4.2 Significance Criteria for Construction Noise and Vibration........................................................ 21 4.3 Significance Criteria for Operation.............................................................................................. 21 4.4 Significance Criteria Summary....................................................................................................22 5 EXISTING NOISE LEVEL MEASUREMENTS..................................................................................23 5.1 Measurement Procedure and Criteria........................................................................................23 5.2 Noise Measurement Locations................................................................................................... 23 5.3 Noise Measurement Results.......................................................................................................24 6 METHODS AND PROCEDURES..................................................................................................27 6.1 FHWA Traffic Noise Prediction Model........................................................................................ 27 6.2 On -Site Traffic Noise Prediction Model Inputs........................................................................... 27 7 ON-SITE NOISE IMPACTS FROM TRAFFIC..................................................................................29 12954-09 Noise Study O URBAN 12-943 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDICES APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.26 APPENDIX 3.2: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.28 APPENDIX 5.1: STUDY AREA PHOTOS APPENDIX 5.2: NOISE LEVEL MEASUREMENT WORKSHEETS APPENDIX 7.1: ON-SITE TRAFFIC NOISE LEVEL CALCULATIONS APPENDIX 9.1: OPERATIONAL NOISE LEVEL CALCULATIONS APPENDIX 10.1: CONSTRUCTION NOISE LEVEL CALCULATIONS 12954-09 Noise Study iv O URBAN 12-944 7.1 Exterior Noise Analysis................................................................................................................ 29 7.2 Interior Noise Analysis................................................................................................................ 30 8 SENSITIVE RECEIVER LOCATIONS..............................................................................................31 9 OPERATIONAL NOISE IMPACTS TO NEARBY SENSITIVE RECEIVERS............................................33 9.1 Operational Noise Sources.......................................................................................................... 33 9.2 Reference Operational Noise Levels........................................................................................... 33 9.3 CadnaA Noise Prediction Model................................................................................................. 36 9.4 Project Operational Noise Levels................................................................................................ 37 9.5 Project Operational Noise Level Compliance.............................................................................. 38 9.6 Project Operational Noise Level Increase................................................................................... 39 10 CONSTRUCTION NOISE IMPACTS.............................................................................................41 10.1 Construction Noise Sources........................................................................................................ 41 10.2 Construction Reference Noise Levels......................................................................................... 42 10.3 Construction Noise Analysis........................................................................................................ 44 10.4 Construction Noise Level Compliance........................................................................................45 10.5 Construction Noise Abatement Measures.................................................................................. 46 10.6 Construction Vibration Impacts..................................................................................................47 11 REFERENCES ............................................................................................................................51 12 CERTIFICATION ........................................................................................................................53 APPENDICES APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.26 APPENDIX 3.2: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.28 APPENDIX 5.1: STUDY AREA PHOTOS APPENDIX 5.2: NOISE LEVEL MEASUREMENT WORKSHEETS APPENDIX 7.1: ON-SITE TRAFFIC NOISE LEVEL CALCULATIONS APPENDIX 9.1: OPERATIONAL NOISE LEVEL CALCULATIONS APPENDIX 10.1: CONSTRUCTION NOISE LEVEL CALCULATIONS 12954-09 Noise Study iv O URBAN 12-944 2510 PCH Mixed -Use Development Noise Impact Analysis LIST OF EXHIBITS EXHIBIT 1-A: LOCATION MAP.............................................................................................................6 EXHIBIT 1-B: SITE PLAN......................................................................................................................7 EXHIBIT 2-A: TYPICAL NOISE LEVELS...................................................................................................9 EXHIBIT 2-B: NOISE LEVEL INCREASE PERCEPTION............................................................................13 EXHIBIT 2-C: TYPICAL LEVELS OF GROUND -BORNE VIBRATION..........................................................14 EXHIBIT 3-A: LAND USE NOISE COMPATIBILITY MATRIX....................................................................17 EXHIBIT 5-A: NOISE MEASUREMENT LOCATIONS..............................................................................26 EXHIBIT 8-A: RECEIVER LOCATIONS..................................................................................................32 EXHIBIT 9-A: OPERATIONAL NOISE SOURCE AND RECEIVER LOCATIONS............................................34 EXHIBIT 10-A: CONSTRUCTION ACTIVITY AND RECEIVER LOCATIONS................................................43 LIST OF TABLES TABLE ES -1: SUMMARY OF CEQA SIGNIFICANCE FINDINGS.................................................................3 TABLE 3-1: OPERATIONAL NOISE STANDARDS..................................................................................19 TABLE 3-2: CONSTRUCTION NOISE STANDARDS...............................................................................19 TABLE 3-3 CONSTRUCTION VIBRATION STANDARDS.........................................................................20 TABLE 4-2: SIGNIFICANCE CRITERIA SUMMARY MATRIX....................................................................22 TABLE 5-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS.........................................................25 TABLE 6-1: ON-SITE ROADWAY PARAMETERS..................................................................................28 TABLE 6-2: TIME OF DAY VEHICLE SPLITS..........................................................................................28 TABLE 6-3: DISTRIBUTION OF TRAFFIC FLOW BY VEHICLE TYPE (VEHICLE MIX)...................................28 TABLE 7-1: EXTERIOR TRAFFIC NOISE LEVELS....................................................................................29 TABLE 7-2: INTERIOR NOISE LEVELS(CNEL)........................................................................................30 TABLE 9-1: REFERENCE NOISE LEVEL MEASUREMENTS......................................................................35 TABLE 9-2: VEHICLE MOVEMENTS BY TIME OF DAY...........................................................................36 TABLE 9-3: DAYTIME PROJECT OPERATIONAL NOISE LEVELS..............................................................37 TABLE 9-4: NIGHTTIME PROJECT OPERATIONAL NOISE LEVELS..........................................................38 TABLE 9-5: OPERATIONAL NOISE LEVEL COMPLIANCE.......................................................................38 TABLE 9-6: PROJECT DAYTIME NOISE LEVEL INCREASES....................................................................39 TABLE 9-7: PROJECT NIGHTTIME NOISE LEVEL INCREASES.................................................................40 TABLE 10-1: CONSTRUCTION REFERENCE NOISE LEVELS....................................................................42 TABLE 10-2: CONSTRUCTION ACTIVITY NOISE LEVEL SUMMARY.......................................................45 TABLE 10-3: CONSTRUCTION EQUIPMENT NOISE LEVEL COMPLIANCE...............................................45 TABLE 10-4: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT......................................47 TABLE 10-5: CONSTRUCTION EQUIPMENT VIBRATION LEVELS..........................................................49 12954-09 Noise Study Lam► URBAN V 12-945 2510 PCH Mixed -Use Development Noise Impact Analysis LIST OF ABBREVIATED TERMS (1) Reference ADT Average Daily Traffic ANSI American National Standards Institute Calveno California Vehicle Noise CEQA California Environmental Quality Act CNEL Community Noise Equivalent Level dBA A -weighted decibels FHWA Federal Highway Administration FTA Federal Transit Administration INCE Institute of Noise Control Engineering Leq Equivalent continuous (average) sound level Lmax Maximum level measured over the time interval Lmin Minimum level measured over the time interval mph Miles per hour PPV Peak Particle Velocity Project 2510 PCH Mixed -Use Development REMEL Reference Energy Mean Emission Level RMS Root -mean -square VdB Vibration Decibels 12954-09 Noise Study Vi O URBAN 12-946 2510 PCH Mixed -Use Development Noise Impact Analysis EXECUTIVE SUMMARY Urban Crossroads, Inc. has prepared this noise study to determine the noise exposure and the necessary noise mitigation measures for the proposed 2510 PCH Mixed -Use Development ("Project"). The Project site is in the mariner's mile near the intersection of West Coast Highway and Tustin Avenue in the City of Newport Beach. The Project is proposed to consist of a mix of residential, boutique auto showroom, and office use. This study has been prepared consistent with applicable City of Newport Beach noise standards, and significance criteria based on guidance provided by Appendix G of the California Environmental Quality Act (CEQA) Guidelines. (1) ON-SITE TRAFFIC NOISE ANALYSIS The primary source of traffic noise affecting the Project site is anticipated to be from West Coast Highway and Tustin Avenue. The Project will also experience some background traffic noise impacts from nearby drive aisles and parking lots, however, due to the low traffic volumes, distance and intervening structures these are not anticipated to make a significant contribution to the exterior noise levels at the Project site. The analysis shows that the future on-site exterior traffic noise levels are expected to approach 71.8 dBA CNEL at the first -floor auto showroom and 63.5 dBA CNEL at the rooftop deck with the planned 6 -foot high glass screen wall facing West Coast Highway. A review of the Project elevations show that the second residential dwelling units are largely blocked from West Coast Highway by the boutique auto showroom. However, the third -floor residential dwelling units will be exposed to the traffic noise from West Coast Highway. The analysis shows that the future on-site exterior traffic noise levels for the noise sensitive residential dwelling units are expected to approach 64.0 dBA CNEL at third floor building facade, which satisfies the 65 dBA CNEL exterior noise compatibility criteria of the City of Newport Beach General Plan Noise Element for residential mixed use. Therefore, future exterior traffic noise impacts will be less than significant. OPERATIONAL NOISE ANALYSIS Using reference noise levels to represent the expected noise sources from the 2510 PCH Mixed - Use Development site, this analysis estimates the Project -related stationary -source noise levels at nearby sensitive receiver locations. The normal activities associated with the proposed 2510 PCH Mixed -Use Development are anticipated to include air conditioning units, trash enclosure, roof deck activities and vehicle movements. The closest sensitive receptor to the project site is an existing outdoor play area for the nearby Bright Horizons daycare facility located approximately 23 feet east of the site. The operational noise analysis shows that the Project - related stationary -source noise levels will not exceed the City's exterior noise level standards of 55 dBA Leq during the daytime hours and 50 dBA Leq during the nighttime hours at any nearby receiver locations, including the outdoor play area located 23 feet from the site. Further, this analysis demonstrates that the Project will contribute a less than significant long- term unmitigated operational noise level impact to the existing ambient noise environment at 12954-09 Noise Study `V1 URBAN 1 CRQSSROAPS 12-947 2510 PCH Mixed -Use Development Noise Impact Analysis the noise -sensitive receiver locations. Therefore, the operational noise level impacts associated with the proposed Project activities, such as the air conditioning units, trash enclosure, roof deck activities and vehicle movements, are considered less than significant. CONSTRUCTION NOISE ANALYSIS According to the City of Newport Beach Municipal Code Section 10.28.040, construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) Since the City of Newport Beach General Plan and Municipal Code do not identify a specific construction noise level threshold, a threshold of 85 dBA Leq based on the National Institute for Occupational Safety and Health (NIOSH) is used to analyze construction noise impacts. With the planned 8 to 16 -foot high temporary noise barrier during the demolition, site preparation, and grading stage of construction, the Project - related construction noise levels at nearby receiver locations, would range from 52.0 to 73.7 dBA Leq. Therefore, sensitive receptors will not be exposed to construction noise levels exceeding 85 dBA Leq. Therefore, based on the results of this analysis, all nearby sensitive receiver locations will experience less than significant impacts due to Project construction noise levels. These less than significant findings are consistent with the 2006 General Plan Environmental Impact Report (EIR) (3) CONSTRUCTION VIBRATION ANALYSIS Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used, distance to the affected structures and soil type. It is expected that ground -borne vibration from Project construction activities would cause only intermittent, localized intrusion. The City does not have an established threshold for vibration; therefore, the Federal Transit Administration's ("FTA") Residential -Daytime vibration threshold of 78 VdB is used in this report to determine whether vibration would impact nearby sensitive receptors. The highest vibration levels of 75.6 VdB at the nearest residential sensitive receptor would be less than the FTA's guideline threshold of 78 VdB and as such, would result in less than significant impacts. Further, the vibration levels at the closest sensitive receivers are unlikely to be sustained during the entire construction period but will occur rather only during the times that heavy construction equipment is operating adjacent to the Project site perimeter. SUMMARY OF CEQA SIGNIFICANCE FINDINGS The results of this 2510 PCH Mixed -Use Development Noise Impact Analysis are summarized below based on the significance criteria in Section 4 of this report and consistent with Appendix G of the California Environmental Quality Act (CEQA) Guidelines. (1). Table ES -1 shows the findings of significance for each potential noise and/or vibration impact under CEQA. 12954-09 Noise Study `v1 URBAN 2 CRQSSROAPS 12-948 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE ES -1: SUMMARY OF CEQA SIGNIFICANCE FINDINGS Analysis ReportSection Significance Findings On -Site Traffic Less Than Significant Noise Levels Operational Noise Levels 9 Less Than Significant Construction Less Than Significant Noise Levels 10 Construction Less Than Significant Vibration Levels 12954-09 Noise Study [v1 URBAN 12-949 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 12954-09 Noise Study [v1 URBAN 12-950 2510 PCH Mixed -Use Development Noise Impact Analysis 1 INTRODUCTION This noise analysis has been completed to determine the noise impacts associated with the development of the proposed 2510 PCH Mixed -Use Development ("Project"). This noise study briefly describes the proposed Project, provides information regarding noise fundamentals, describes the local regulatory setting, provides the study methods and procedures for an analysis of the potential Project -related long-term operational noise and short-term construction noise and vibration impacts. 1.1 SITE LOCATION The Project site is in the mariner's mile near the intersection of West Coast Highway and Tustin Avenue in the City of Newport Beach, as shown on Exhibit 1-A. 1.2 PROJECT DESCRIPTION The Project is proposed to consist of a mix of residential, boutique auto showroom, and office use as shown on Exhibit 1-B. The Project will be developed on three levels as described below: Level 1: Boutique auto showroom with 8,741 square feet of use with 750 square feet of office use, 291 square feet of stair egress and an additional 1,484 square feet of mezzanine office use. Level 2: Multi -family residential with 18 dwelling units. Level 3: Multi -family residential with 17 dwellings units. The combined mixed-use project will provide a total of 35 multi -family residential dwelling units with 11,266 gross square feet of non-residential uses (boutique auto showroom, and office use). 12954-09 Noise Study `v1 URBAN 5 CRQSSRQAPS 12-951 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 1-A: LOCATION MAP Fr us l r ,LN45 P � ACJ � \z � ��@ <'� �� r J r ✓ ,. LEGEND: E! Site Boundary 12954-09 Noise Study 6 Sources: Esri, HERE, Gormin, Intermap, increment P Corp., GESCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Koduster NL, Ordnance survey, Esrifopon, METI, Esri China (Hang Kong), (c) OpenstreetMap contributors, and the GIS [�1 URBAN 12-952 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 1-B: SITE PLAN 12954-09 Noise Study 7 L"k URBAN 12-953 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 12954-09 Noise Study [v1 URBAN 12-954 2510 PCH Mixed -Use Development Noise Impact Analysis 2 FUNDAMENTALS Noise is simply defined as "unwanted sound." Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm or when it has adverse effects on health. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). A - weighted decibels (dBA) approximate the subjective response of the human ear to broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear. Exhibit 2-A presents a summary of the typical noise levels and their subjective loudness and effects that are described in more detail below. EXHIBIT 2-A: TYPICAL NOISE LEVELS COMMON OUTDOOR COMMON INDOOR A - WEIGHTED SUBJECTIVE EFFECTS OF ACTIVITIES AcrlvrrrEs SOUND LEVEL dBA LOUDNESS NOISE THRESHOLD OF PAIN 140 INTOLERABLE OR DEAFENING HEARIN NEAR JET ENGINE 130 120 JET FLY -OVER AT 300m (1000 ft) ROCK BAND 110 LOUD AUTO HORN 100 GAS LAWN MOWER AT 1m (3 ft) 40 VERY NOISY DIESEL TRUCK AT 15m (50 ft), FOOD BLENDER AT 1m (3 ft) 80 at 80 km/hr (50 mph) NOISY URBAN AREA, DAYTIME VACUUM CLEANER AT 3m (10 ft) 70 SPEECH LOUD INTERFERENCE HEAVY TRAFFIC AT 90m (300 ft) NORMAL SPEECH AT 1m (3 ft) 60 QUIET URBAN DAYTIME LARGE BUSINESS OFFICE 50 MODERATE SLEEP DISTURBANCE QUIET URBAN NIGHTTIME THEATER, LARGE CONFERENCE 40 ROOM (BACKGROUND) QUIET SUBURBAN NIGHTTIME LIBRARY 30 FAINT BEDROOM AT NIGHT, CONCERT QUIET RURAL NIGHTTIME HALL (BACKGROUND) 20 BROADCAST/RECORDING 10 NO EFFECT STUDIO VERY FAINT LOWEST THRESHOLD OF HUMAN LOWEST THRESHOLD OF HUMAN 0 HEARING HEARING 2.1 RANGE OF NOISE Since the range of intensities that the human ear can detect is so large, the scale frequently used to measure intensity is a scale based on multiples of 10, the logarithmic scale. The scale for measuring intensity is the decibel scale. Each interval of 10 decibels indicates a sound energy ten times greater than before, which is perceived by the human ear as being roughly twice as loud. (4) The most common sounds vary between 40 dBA (very quiet) to 100 dBA (very loud). Normal conversation at three feet is roughly at 60 dBA, while loud jet engine noises equate to 110 dBA at approximately 100 feet, which can cause serious discomfort. (5) Another important aspect of noise is the duration of the sound and the way it is described and distributed in time. 12954-09 Noise Study `v1 URBAN 9 CRQSSROAPS 12-955 2510 PCH Mixed -Use Development Noise Impact Analysis 2.2 NOISE DESCRIPTORS Environmental noise descriptors are generally based on averages, rather than instantaneous, noise levels. The most used figure is the equivalent level (Leq). Equivalent sound levels are not measured directly but are calculated from sound pressure levels typically measured in A - weighted decibels (dBA). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period and is commonly used to describe the "average" noise levels within the environment. Peak hour or average noise levels, while useful, do not completely describe a given noise environment. Noise levels lower than peak hour may be disturbing if they occur during times when quiet is most desirable, namely evening and nighttime (sleeping) hours. To account for this, the Community Noise Equivalent Level (CNEL), representing a composite 24-hour noise level is utilized. The CNEL is the weighted average of the intensity of a sound, with corrections for time of day, and averaged over 24 hours. The time of day corrections require the addition of 5 decibels to dBA Leq sound levels in the evening from 7:00 p.m. to 10:00 p.m., and the addition of 10 decibels to dBA Leq sound levels at night between 10:00 p.m. and 7:00 a.m. These additions are made to account for the noise sensitive time periods during the evening and night hours when sound appears louder. CNEL does not represent the actual sound level heard at any time, but rather represents the total sound exposure. The City of Newport Beach relies on the 24-hour CNEL level to assess land use compatibility with transportation related noise sources. 2.3 SOUND PROPAGATION When sound propagates over a distance, it changes in level and frequency content. The way noise reduces with distance depends on the following factors. 2.3.1 GEOMETRIC SPREADING Sound from a localized source (i.e., a stationary point source) propagates uniformly outward in a spherical pattern. The sound level attenuates (or decreases) at a rate of 6 dB for each doubling of distance from a point source. Highways consist of several localized noise sources on a defined path and hence can be treated as a line source, which approximates the effect of several point sources. Noise from a line source propagates outward in a cylindrical pattern, often referred to as cylindrical spreading. Sound levels attenuate at a rate of 3 dB for each doubling of distance from a line source. (4) 2.3.2 GROUND ABSORPTION The propagation path of noise from a highway to a receiver is usually very close to the ground. Noise attenuation from ground absorption and reflective wave canceling adds to the attenuation associated with geometric spreading. Traditionally, the excess attenuation has also been expressed in terms of attenuation per doubling of distance. This approximation is usually sufficiently accurate for distances of less than 200 ft. For acoustically hard sites (i.e., sites with a reflective surface between the source and the receiver, such as a parking lot or body of water), no excess ground attenuation is assumed. For acoustically absorptive or soft sites (i.e., those 12954-09 Noise Study `vP URBAN 10 CRQSSRQAPS 12-956 2510 PCH Mixed -Use Development Noise Impact Analysis sites with an absorptive ground surface between the source and the receiver such as soft dirt, grass, or scattered bushes and trees), an excess ground attenuation value of 1.5 dB per doubling of distance is normally assumed. When added to the cylindrical spreading, the excess ground attenuation results in an overall drop-off rate of 4.5 dB per doubling of distance from a line source. (6) 2.3.3 ATMOSPHERIC EFFECTS Receivers located downwind from a source can be exposed to increased noise levels relative to calm conditions, whereas locations upwind can have lowered noise levels. Sound levels can be increased at large distances (e.g., more than 500 feet) due to atmospheric temperature inversion (i.e., increasing temperature with elevation). Other factors such as air temperature, humidity, and turbulence can also have significant effects. (4) 2.3.4 SHIELDING A large object or barrier in the path between a noise source and a receiver can substantially attenuate noise levels at the receiver. The amount of attenuation provided by shielding depends on the size of the object and the frequency content of the noise source. Shielding by trees and other such vegetation typically only has an "out of sight, out of mind" effect. That is, the perception of noise impact tends to decrease when vegetation blocks the line -of -sight to nearby residents. However, for vegetation to provide a substantial, or even noticeable, noise reduction, the vegetation area must be at least 15 feet in height, 100 feet wide and dense enough to completely obstruct the line -of sight between the source and the receiver. This size of vegetation may provide up to 5 dBA of noise reduction. The FHWA does not consider the planting of vegetation to be a noise abatement measure. (6) 2.4 NOISE CONTROL Noise control is the process of obtaining an acceptable noise environment for an observation point or receiver by controlling the noise source, transmission path, receiver, or all three. This concept is known as the source -path -receiver concept. In general, noise control measures can be applied to these three elements. 2.5 NOISE BARRIER ATTENUATION Effective noise barriers can reduce noise levels by up to 10 to 15 dBA, cutting the loudness of traffic noise in half. A noise barrier is most effective when placed close to the noise source or receiver. Noise barriers, however, do have limitations. For a noise barrier to work, it must be high enough and long enough to block the path of the noise source. (6) 2.6 LAND USE COMPATIBILITY WITH NOISE Some land uses are more tolerant of noise than others. For example, schools, hospitals, churches, and residences are more sensitive to noise intrusion than are commercial or industrial developments and related activities. As ambient noise levels affect the perceived amenity or 12954-09 Noise Study `VC URBAN 11 CRQSSRQAPS 12-957 2510 PCH Mixed -Use Development Noise Impact Analysis livability of a development, so too can the mismanagement of noise impacts impair the economic health and growth potential of a community by reducing the area's desirability as a place to live, shop and work. For this reason, land use compatibility with the noise environment is an important consideration in the planning and design process. The FHWA encourages State and Local government to regulate land development in such a way that noise -sensitive land uses are either prohibited from being located adjacent to a highway, or that the developments are planned, designed, and constructed in such a way that noise impacts to sensitive land uses are minimized. (7) 2.7 COMMUNITY RESPONSE TO NOISE Community responses to noise may range from registering a complaint by telephone or letter, to initiating court action, depending upon everyone's susceptibility to noise and personal attitudes about noise. Several factors are related to the level of community annoyance including: • Fear associated with noise producing activities; • Socio-economic status and educational level; • Perception that those affected are being unfairly treated; • Attitudes regarding the usefulness of the noise -producing activity; • Belief that the noise source can be controlled. Approximately ten percent of the population has a very low tolerance for noise and will object to any noise not of their making. Consequently, even in the quietest environment, some complaints will occur. Twenty-five percent of the population will not complain even in very severe noise environments. Thus, a variety of reactions can be expected from people exposed to any given noise environment. (8) Surveys have shown that about ten percent of the people exposed to traffic noise of 60 dBA will report being highly annoyed with the noise, and each increase of one dBA is associated with approximately two percent more people being highly annoyed. When traffic noise exceeds 60 dBA or aircraft noise exceeds 55 dBA, people may begin to complain. (8) Despite this variability in behavior on an individual level, the population can be expected to exhibit the following responses to changes in noise levels as shown on Exhibit 2-B. A change of 3 dBA are considered barely perceptible, and changes of 5 dBA are considered readily perceptible. (6) 12954-09 Noise Study `v1 URBAN 1' CRQSSRQAPS 12-958 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 2-B: NOISE LEVEL INCREASE PERCEPTION Twice as Loud Readily Perceptible Barely Perceptible Just Perceptible 0 1 2 3 4 5 6 7 8 9 10 Noise Level Increase (dBA) 2.8 VIBRATION Per the Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment (9), vibration is the periodic oscillation of a medium or object. The rumbling sound caused by the vibration of room surfaces is called structure -borne noise. Sources of ground -borne vibrations include natural phenomena (e.g., earthquakes, volcanic eruptions, sea waves, landslides) or human -made causes (e.g., explosions, machinery, traffic, trains, construction equipment). Vibration sources may be continuous, such as factory machinery, or transient, such as explosions. As is the case with airborne sound, ground -borne vibrations may be described by amplitude and frequency. There are several different methods that are used to quantify vibration. The peak particle velocity (PPV) is defined as the maximum instantaneous peak of the vibration signal. The PPV is most frequently used to describe vibration impacts to buildings but is not always suitable for evaluating human response (annoyance) because it takes some time for the human body to respond to vibration signals. Instead, the human body responds to average vibration amplitude often described as the root mean square (RMS). The RMS amplitude is defined as the average of the squared amplitude of the signal and is most frequently used to describe the effect of vibration on the human body. Decibel notation (VdB) is commonly used to measure RMS. Decibel notation (VdB) serves to reduce the range of numbers used to describe human response to vibration. Typically, ground -borne vibration generated by man-made activities attenuates rapidly with distance from the source of the vibration. Sensitive receivers for vibration include structures (especially older masonry structures), people (especially residents, the elderly, and sick), and vibration -sensitive equipment and/or activities. The background vibration -velocity level in residential areas is generally 50 VdB. Ground -borne vibration is normally perceptible to humans at approximately 65 VdB. For most people, a vibration -velocity level of 75 VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels. Typical outdoor sources of perceptible ground -borne vibration are construction equipment, steel -wheeled trains, and traffic on rough roads. If a roadway is smooth, the ground -borne vibration is rarely perceptible. The range of interest is from approximately 50 VdB, which is the typical background vibration -velocity level, to 100 VdB, which is the general threshold where minor damage can occur in fragile buildings. Exhibit 2-C illustrates common vibration sources and the human and structural response to ground -borne vibration. 12954-09 Noise Study `v1 URBAN 13 CRQSSRQAPS 12-959 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 2-C: TYPICAL LEVELS OF GROUND -BORNE VIBRATION Velocity Typical Sources Human/Structural Response Level" (50 ft from source) Threshold, minor cosmetic damage fragile buildings Difficulty with tasks such as reading a VDT screen Residential annoyance, infrequent events (e -g. commuter rail) Residential annoyance, frequent events (e.g. rapid transit) Limit for vibration sensitive equipment. Approx. threshold for human perception of vibration -- Blasting from construction projects Bulldozers and Other heavy tracked 90 I+ construction equipment - Gomrnuter rail, upper range 80 Rapid transit, upper range Commuter rail, typical Bus or truck over bump 70 Rapid transit. typical KC 361 Bus or truck, typical '4-- Typical background vibration ' RMS Vibration Velocity Level in VUB relative to i0-6 incheslsecond Source: Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment. 12954-09 Noise Study 14 Ldv► URBAN 12-960 2510 PCH Mixed -Use Development Noise Impact Analysis 3 REGULATORY SETTING To limit population exposure to physically and/or psychologically damaging as well as intrusive noise levels, the federal government, the State of California, various City governments, and most municipalities in the state have established standards and ordinances to control noise. In most areas, automobile and truck traffic is the major source of environmental noise. Traffic activity generally produces an average sound level that remains constant with time. Air and rail traffic, and commercial and industrial activities are also major sources of noise in some areas. Federal, state, and local agencies regulate different aspects of environmental noise. Federal and state agencies generally set noise standards for mobile sources such as aircraft and motor vehicles, while regulation of stationary sources is generally left to by local agencies. 3.1 STATE OF CALIFORNIA NOISE REQUIREMENTS The State of California regulates freeway noise, sets standards for sound transmission, provides occupational noise control criteria, identifies noise standards, and provides guidance for local land use compatibility. State law requires that each County and City adopt a General Plan that includes a Noise Element which is to be prepared per guidelines adopted by the Governor's Office of Planning and Research (OPR). (10) The purpose of the Noise Element is to limit the exposure of the community to excessive noise levels. In addition, the California Environmental Quality Act (CEQA) requires that all known environmental effects of a project be analyzed, including environmental noise impacts. 3.2 STATE OF CALIFORNIA BUILDING CODE The State of California's noise insulation standards are codified in the California Code of Regulations, Title 24, Building Standards Administrative Code, Part 2, and the California Building Code. These noise standards are applied to new construction in California for the purpose of controlling interior noise levels resulting from exterior noise sources. The regulations specifythat acoustical studies must be prepared when noise -sensitive structures, such as residential buildings, schools, or hospitals, are developed near major transportation noise sources, and where such noise sources create an exterior noise level of 60 dBA CNEL or higher. Acoustical studies that accompany building plans for noise -sensitive land uses must demonstrate that the structure has been designed to limit interior noise in habitable rooms to acceptable noise levels. For new residential buildings, schools, and hospitals, the acceptable interior noise limit for new construction is 45 dBA CNEL. 3.3 CITY OF NEWPORT BEACH GENERAL PLAN NOISE ELEMENT The City of Newport Beach has adopted a Noise Element of the General Plan to control noise in the planning process in order to maintain compatible land use with environmental noise levels and to ensure that Newport Beach residents will be protected from excessive noise intrusion. (11) 12954-09 Noise Study `v1 URBAN 15 CRQSSROAPS 12-961 2510 PCH Mixed -Use Development Noise Impact Analysis 3.3.1 NOISE POLICIES To protect City of Newport Beach residents from excessive noise, the Noise Element contains the following policies related to the Project: N 1.1 Noise Compatibility of New Development: Require that all proposed projects are compatible with the noise environment through use of Table N2 and enforce the interior and exterior noise standards shown in Table N3. N1.6 Mixed -Use Developments: Encourage new mixed-use developments to site loading areas, parking lots, driveways, trash enclosures, mechanical equipment, and other noise sources away from the residential portion of the development. N 1.8 Significant Noise Impacts: Require the employment of noise mitigation measures for existing sensitive uses when a significant noise impact is identified. A significant noise impact occurs when there is an increase in the ambient CNEL produced by new development impacting existing sensitive uses. The CNEL increase is shown in the table below. CNEL (dBA) dBA increase 55 3 60 2 65 1 70 1 Over 75 Any increase is considered significant N 2.1 New Development: Require that proposed noise -sensitive uses in areas of 60 d8A and greater, as determined the analyses stipulated by Policy N1.1, demonstrate that they meet interior and exterior noise levels. N 2.2 Design of Sensitive Land Uses: Require the use of walls, berms, interior noise insulation, double paned windows, or other noise mitigation measures, as appropriate, in the design of new residential or other new noise sensitive land uses that are adjacent to major roads. Application of the Noise Standards in Table N3 shall govern this requirement. N 4.1 Stationary Noise Sources: Enforce interior and exterior noise standards outlined in Table N3, and in the City's Municipal Code to ensure that sensitive noise receptors are not exposed to excessive noise levels from stationary noise sources, such as heating, ventilation, and air conditioning equipment. N 4.3 New Commercial Developments: Require that new commercial developments abutting residentially designated properties be designed to minimize noise impacts generated by loading areas, parking lots, trash enclosures, mechanical equipment, and any other noise generating features specific to the development to the extent feasible. N 4.6 Maintenance or Construction Activities: Enforce the Noise Ordinance noise limits and limits on hours of maintenance or construction activity in or adjacent to residential areas, including noise that results from in-home hobby or work-related activities. N 5.1 Limiting Hours of Activity: Enforce the limits on hours of construction activity. 12954-09 Noise Study 16 [v1 URBAN 12-962 2510 PCH Mixed -Use Development Noise Impact Analysis 3.3.2 LAND USE COMPATIBILITY The noise criteria identified in the City of Newport Beach Noise Element (Table N2) are guidelines to evaluate the land use compatibility of transportation related noise. The compatibility criteria, shown on Exhibit 3-A, provides the City with a planning tool to gauge the compatibility of land uses relative to existing and future exterior noise levels and prevent noise/land use conflicts. The Land Use Noise Compatibility Matrix in the City of Newport Beach General Plan provides guidelines to evaluate the acceptability of transportation -related noise level impacts. EXHIBIT 3-A: LAND USE NOISE COMPATIBILITY MATRIX Table- Noise Compatibility Land Use Categories Community Norse Equivalent Level (CNEQ o Ln IoI LD I o Ln Q n n n v n o Ln o �n - n Ln •o I Categories uses Residential Single Family, Two Family, Multiple Family A A B C C D- D Mixed A ._.A „C, C . i,_..G...... . Residential f Use A Residential Mobile Home A A B C C D ..,a.....................:-_.._._._._._.__.._._.__._._._._.._._._.._._._._.._._._.._._._._.._._._.._.__._.._._._........... ..... ai I Hotel, Motel, Transient Lodging A A B BC C D Regional' District Commercial""_.._._._.._.._._._.._._._.._.._._._.._._._._.._._._.._._._._.._._._.._._._._.._._._.._.__._.._._......._ Regional, Village Commercial Retail, Bank, Restaurant, Movie Theatre A A A A B B C District, Special Commercial Industrial Office Building, Research and Development, A A A B B C ❑ Institutional : Professional Offices, City Office Building ------------------------------------------------ --.._.�...... Commercial Recreational (Amphitheatre, Concert Hall Auditorium, Meeting Hall I B I B I C I C I D D D Institutional Civic Center CommercialChildren's Amusement Park, Miniature Golf Course: A A A B B D D Recreation Go-cart Track, Equestrian Center, Sports Club Commercial Automobile Service Station, Auto Dealership, General Special A i A i A A i B i B B Industrial, Institutional Manufacturing, Warehousing, Wholesale, Utilities Institutional Hospital, Church -Library Schools Classroom A A B C C D D Open Space Parks A A A B C D D ----------------------------------------------- Open Space Golf Course, Cemeteries, Nature Centers Wildlife A A A A B C C I Reserves, Wildlife Habitat Agriculture Agriculture A A A A A A A SOURCE Newport Beach, 2006 Zone A_ Clearly Compatible—Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction without any special noise insulation requirements. Zane B: Normally Compatible --i construction or development should be undertaken only after detailed analysis of the noise reduction requirements and are made and needed noise insulation features in the design are determined- Conventional construction, with closed windows and fresh air supply systems or air conditioning, will normally suffice. Zone C_ Normally Incompadble-New construction or development should generally be discouraged- If new construction or development does proceed, a detailed analysis of noise reduction requirements must be made and needed noise insulation features included in the design. Zone D: Clearly Ircampahl construction or development should generally not be undertaken - 12954 -09 Noise Study 17 OURBAN 12-963 2510 PCH Mixed -Use Development Noise Impact Analysis The Project's residential (mixed use), are considered clearly compatible with exterior noise levels below 65 dBA CNEL. A review of the existing ambient noise level measurements included in Section 5 of this report shows that the Project site is clearly compatible for residential mixed-use. For the planned non-residential auto showroom and office uses, exterior noise levels up to 65 dBA CNEL are considered by the City to be clearly compatible and exterior noise levels approaching 75 dBA CNEL are considered by the City to be normally compatible. For normally compatible uses, new construction or development should be undertaken only after detailed analysis of the noise reduction requirements are made and needed noise insulation feature in the design are determined. Conventional construction, with closed windows and fresh air supply systems or air conditioning, will normally suffice. 3.4 CITY OF NEWPORT BEACH STATIONARY NON -TRANSPORTATION) NOISE STANDARDS In addition to the noise/land use compatibility guidelines contained in the General Plan Noise Element, the City of Newport Beach has adopted Community Noise Control policies and standards as part of its Municipal Code in order to limit unnecessary, excessive and annoying noise in the City. To analyze noise impacts originating from a designated fixed location or private property such as the 2510 PCH Mixed -Use Development Project, stationary -source noise such as the expected air conditioning units, trash enclosure, roof deck activities and vehicle movements and noise from construction activities are typically evaluated against standards established under the City's Municipal Code. 3.4.1 OPERATIONAL NOISE STANDARDS The City of Newport Beach Municipal Code, Chapter 10.26 Community Noise Control, establishes the permissible exterior noise levels that may intrude into a neighboring property. According to Section 10.26.025(A) exterior noise levels at single-family residential land uses (Noise Zone 1) shall not exceed 55 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 50 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). (12) For commercial uses, exterior noise levels shall not exceed 65 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 60 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). According to Section 10.26.025(C), in the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. While the Section 10.26.025(C) of City of Newport Beach Municipal Code permits the use of the existing ambient noise level to describe the base exterior noise level standards, this analysis relies on the more conservative and restrictive standards in Section 10.26.025(A). The City of Newport Beach Municipal Code, Chapter10.26 Community Noise Control exterior noise level standards are shown on Table 3-1 and are included in Appendix 3.1. 12954-09 Noise Study `V1 URBAN 18 CRQSSRQAPS 12-964 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 3-1: OPERATIONAL NOISE STANDARDS Source: City of Newport Beach Municipal Code, Section 10.26.025 (Appendix 3.1). 2 Base exterior noise level standards. If the ambient level exceeds allowable exterior Leq noise level, the ambient shall be the standard per Section 10.26.025 (C) of the City of Newport Beach Municipal Code. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 3.4.2 CONSTRUCTION NOISE STANDARDS The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) TABLE 3-2: CONSTRUCTION NOISE STANDARDS City Land me Base Exterior Noise City Use Pelriod Level Standards no activity on Sundays or national holidays (dBA Leq )2 Residential Daytime 55 Nighttime 50 Newport (Noise Zone 1) Commercial Daytime 65 Beach' Nighttime 1 60 (Noise Zone 11) Source: City of Newport Beach Municipal Code, Section 10.26.025 (Appendix 3.1). 2 Base exterior noise level standards. If the ambient level exceeds allowable exterior Leq noise level, the ambient shall be the standard per Section 10.26.025 (C) of the City of Newport Beach Municipal Code. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 3.4.2 CONSTRUCTION NOISE STANDARDS The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) TABLE 3-2: CONSTRUCTION NOISE STANDARDS City Permitted Hours of Construction Activity 7:00 a.m. to 6:30 p.m. Mondays to Fridays; Newport Beach' 8:00 a.m. to 6:00 p.m. on Saturdays; no activity on Sundays or national holidays 1 Source: City of Newport Beach Municipal Code, Section 10.28.040 (Appendix 3.1). 3.4.3 OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION CONSTRUCTION NOISE STANDARDS The National Institute for Occupational Safety and Health (NIOSH) provides noise standards to evaluate required hearing protection for employees that may be exposed to high noise levels. However, the standards are a useful metric for analyzing the significance of construction noise and are therefore used in this report to determine whether construction impacts would impact nearby sensitive receptors. NIOSH identifies 85 dBA Leq as an acceptable noise exposure level over an 8 -hour period. (13) Since the NIOSH construction -related noise level represents the energy average of the noise source over a given time period, they are expressed as Leq noise levels. 12954-09 Noise Study `v1 URBAN 1" CRQSSRQAPS 12-965 2510 PCH Mixed -Use Development Noise Impact Analysis 3.5 CONSTRUCTION VIBRATION STANDARDS Construction activity can result in varying degrees of ground -borne vibration, depending on the equipment and methods used, distance to the affected structures and soil type. (9) Construction vibration is generally associated with pile driving and rock blasting. Other construction equipment such as air compressors, light trucks, hydraulic loaders, etc., generates little or no ground vibration. (9) Occasionally large bulldozers and loaded trucks can cause perceptible vibration levels at close proximity. The City of Newport Beach has not identified or adopted vibration standards. However, the 2006 General Plan Environmental Impact Report (EIR) (3) identified a limit of 72 VdB for frequent events (more than 70 vibrations events per day) at residential uses and buildings where people normally sleep. (9) For infrequent events with fewer than 70 vibration events per day, the vibration limit is 80 VdB. These limits were derived from the FTA guidelines (9) for determining the relative significance of potential Project vibration impacts due to on-site construction activities as shown on Table 3-3. TABLE 3-3 CONSTRUCTION VIBRATION STANDARDS Vibration Criteria Vibration Decibels (VdB) at 25 feet' 2006 Glo EIR - Human Annoyance (Residential)' 72 FTA - Human Annoyance (Residential Daytime)2 78 FTA - Human Annoyance (Residential Nighttime)' 72 FTA - Human Annoyance (Office)2 84 'City of Newport Beach General Plan EIR I Federal Transit Administration, Transit Noise and Vibration Impact Assessment, September 2018. It should be noted that the EIR conservatively identified a residential -nighttime threshold of 72 VdB for all circumstances of vibrational energy; including for construction activities which would almost never be expected to occur during the nighttime period (10pm to 7am). The FTA has established vibration criteria of 72 VbB for Residential -Nighttime land use, when no construction activities would be allowed per City of Newport Beach Code Section 10.28.040. The FTA criteria for Residential -Daytime land use is 78 VdB, which would be more applicable to the daytime construction activities. Based on the FTA interpretation for Residential -Daytime use, at 78 VdB Vibration is barely felt. 12954-09 Noise Study `V1 URBAN 20 CRQSSRQAPS 12-966 2510 PCH Mixed -Use Development Noise Impact Analysis 4 SIGNIFICANCE CRITERIA The following significance criteria are based on currently adopted guidance provided by Appendix G of the California Environmental Quality Act (CEQA) Guidelines. (1) For the purposes of this report, impacts would be potentially significant if the Project results in or causes: A. Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? B. Generation of excessive ground -borne vibration or ground -borne noise levels? C. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? While the City of Newport Beach General Plan Guidelines provide direction on noise compatibility and establish noise standards by land use type that are sufficient to assess the significance of noise impacts, they do not define the levels at which increases are considered substantial for use under Guideline A. CEQA Appendix G Guideline C applies to nearby public and private airports, if any, and the Project's land use compatibility. 4.1 AIRPORT NOISE The Project site is located roughly 4 miles southeast of John Wayne Airport, outside the airport impact zone and noise contour boundaries. Therefore, the Project site is not located within two miles of a public airport or the vicinity of a private airstrip, and as such, no impact related to the exposure of people residing or working in the Project area to excessive airport related noise levels is anticipated. 4.2 SIGNIFICANCE CRITERIA FOR CONSTRUCTION NOISE AND VIBRATION The Project's construction noise and vibration impacts are significant if: • If Project -related construction activities create noise levels which exceed 85 dBA Leq at nearby sensitive receiver locations (NIOSH, Criteria for Recommended Standard: Occupational Noise Exposure). • If short-term Project generated construction vibration levels exceed the FTA's vibration threshold of 78 VdB at residential daytime use. (9) 4.3 SIGNIFICANCE CRITERIA FOR OPERATION The Project's operational noise impacts are significant if: • If Project -related operational (stationary -source) noise levels exceed the exterior noise level standards at the land uses identified in Table 3-1 (City of Newport Beach Municipal Code, Section 10.26.025); ), or exceed the City's exterior noise level standards in Table 3-1 at the nearby daycare use; 12954-09 Noise Study `V1 URBAN 21 CRQSSROAPS 12-967 2510 PCH Mixed -Use Development Noise Impact Analysis • If the existing ambient noise levels at the noise -sensitive receivers near the Project site: o are less than 55 dBA CNEL and the Project creates a barely perceptible 3 dBA CNEL or greater Project -related noise level increase; or o range from 55 to 60 dBA CNEL and the Project creates a 2 dBA CNEL or greater Project - related noise level increase; or o range from 60 to 75 dBA CNEL and the Project creates a 1 dBA CNEL or greater Project - related noise level increase; or o already exceed 75 dBA CNEL, and the Project create any noise level increase. 4.4 SIGNIFICANCE CRITERIA SUMMARY Noise impacts shall be considered significant if any of the following occur as a direct result of the proposed development. Table 4-2 shows the significance criteria summary matrix. TABLE 4-2: SIGNIFICANCE CRITERIA SUMMARY MATRIX Analysis Receiving Land Use Conditions) Significance Criteria Daytime Nighttime On -Site Traffic Noisel Residential Exterior Noise Compatibility Criteria 65 dBA CNEL Interior Noise Level Standard 45 dBA CNEL Multiple' Exterior Noise Level Standards See Table 3-1. Operational Noise Noise- Sensitive If ambient is < 55 dBA CNEL >_ 3 dBA CNEL Project Increase If ambient is 55 - 60 dBA CNEL >_ 2 dBA CNEL Project Increase If ambient is 60 - 75 dBA CNEL >_ 1 dBA CNEL Project Increase If ambient is > 75 dBA CNEL Any Project Increase Al 14 Noise Level Threshold 85 dBA 6, n/a Construction+_ Residential5 Vibration Level Threshold 78 VdB n/a 1 City of Newport Beach General Plan Noise Element Land Use Noise Compatibility Matrix (Table N2). Z City of Newport Beach Municipal Code, Section 10.26.025 (Appendix 3.1). 3 City of Newport Beach General Plan Policy N 1.8 n NIOSH, Criteria for Recommended Standard: Occupational Noise Exposure and Federal Transit Administration, Transit Noise and Vibration Impact Assessment. Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment, September 2018 "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m.; "n/a" = No nighttime construction activity is permitted, so no nighttime construction noise level limits are identified; "VdB" = Vibration Decibels 12954-09 Noise Study 22 [v1 URBAN 12-968 2510 PCH Mixed -Use Development Noise Impact Analysis 5 EXISTING NOISE LEVEL MEASUREMENTS To assess the existing noise level environment, five 24-hour noise level measurements were taken at sensitive receiver locations in the Project study area on Wednesday, October 2, 2019. The receiver locations were selected to describe and document the existing noise environment within the Project study area. Exhibit 5-A provides the boundaries of the Project study area and the noise level measurement locations. Appendix 5.1 includes study area photos. 5.1 MEASUREMENT PROCEDURE AND CRITERIA To describe the existing noise environment, the hourly noise levels were measured during typical weekday conditions over a 24-hour period. By collecting individual hourly noise level measurements, it is possible to describe the daytime and nighttime hourly noise levels and calculate the 24-hour CNEL. The long-term noise readings were recorded using Piccolo Type 2 integrating sound level meter and dataloggers. The Piccolo sound level meters were calibrated using a Larson -Davis calibrator, Model CAL 150. All noise meters were programmed in "slow" mode to record noise levels in "A" weighted form. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4-2014/IEC 61672-1:2013. (14) 5.2 NOISE MEASUREMENT LOCATIONS The long-term noise level measurements were positioned as close to the nearest sensitive receiver locations as possible to assess the existing ambient hourly noise levels surrounding the Project site. Both Caltrans and the FTA recognize that it is not reasonable to collect noise level measurements that can fully represent every part of a private yard, patio, deck, or balcony normally used for human activity when estimating impacts for new development projects. This is demonstrated in the Caltrans general site location guidelines which indicate that, sites must be free of noise contamination by sources other than sources of interest. Avoid sites located near sources such as barking dogs, lawnmowers, pool pumps, and air conditioners unless it is the express intent of the analyst to measure these sources. (4) Further, FTA guidance states, that it is not necessary nor recommended that existing noise exposure be determined by measuring at every noise -sensitive location in the project area. Rather, the recommended approach is to characterize the noise environment for clusters of sites based on measurements or estimates at representative locations in the community. (9) Based on recommendations of Caltrans and the FTA, it is not necessary to collect measurements at each individual building or residence, because each receiver measurement represents a group of buildings that share acoustical equivalence. (9) In other words, the area represented by the receiver shares similar shielding, terrain, and geometric relationship to the reference noise source. Receivers represent a location of noise sensitive areas and are used to estimate the future noise level impacts. Collecting reference ambient noise level measurements at the nearby sensitive receiver locations allows for a comparison of the before and after Project noise levels 12954-09 Noise Study `V1 URBAN 23 CRQSSRQAPS 12-969 2510 PCH Mixed -Use Development Noise Impact Analysis and is necessary to assess potential noise impacts due to the Project's contribution to the ambient noise levels. 5.3 NOISE MEASUREMENT RESULTS The noise measurements presented below focus on the average or equivalent sound levels (Leq). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period. Table 5-1 identifies the hourly daytime (7:00 a.m. to 10:00 p.m.) and nighttime (10:00 p.m. to 7:00 a.m.) noise levels at each noise level measurement location. Appendix 5.2 provides a summary of the existing hourly ambient noise levels described below: • Location L1 represents the noise levels south of 204 Tustin Ave near the side yard of the single- family home. The noise level measurements collected show an overall 24-hour exterior noise level of 63.5 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 59.9 dBA Leq with an average nighttime noise level of 56.0 dBA Leq. • Location L2 represents the noise levels near the parking meters in the parking lot adjacent to 124 Tustin Avenue. The noise level measurements collected show an overall 24-hour exterior noise level of 59.2 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 57.3 dBA Leq with an average nighttime noise level of 50.6 dBA Leq. • Location L3 represents the noise levels in the parking lot South of Newport Theatre Arts Center. The 24-hour CNEL indicates that the overall exterior noise level is 55.4 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 53.6 dBA Leq with an average nighttime noise level of 46.8 dBA Leq. • Location L4 represents the noise levels in parking lot north of 2400 West Coast Highway and west of Avon Lot 2. The noise level measurements collected show an overall 24-hour exterior noise level of 62.4 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 59.3 dBA Leq with an average nighttime noise level of 54.6 dBA Leq. • Location L5 represents the noise levels in the courtyard of 124 Tustin Avenue. The noise level measurements collected show an overall 24-hour exterior noise level of 54.6 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 52.0 dBA Leq with an average nighttime noise level of 46.6 dBA Leq. Table 5-1 provides the (energy average) noise levels used to describe the daytime and nighttime ambient conditions. These daytime and nighttime energy average noise levels represent the average of all hourly noise levels observed during these time periods expressed as a single number. Appendix 5.2 provides summary worksheets of the noise levels for each hour as well as the minimum, maximum, L1, L2, Ls, L8, L25, Lso, L9o, L95, and L99 percentile noise levels observed during the daytime and nighttime periods. The background ambient noise levels in the Project study area are dominated by the transportation -related noise associated with West Coast Highway. The 24-hour existing noise level measurements shown on Table 5-1 present the existing ambient noise conditions. 12954-09 Noise Study `VP URBAN 24 CRQSSROAPS 12-970 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 5-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS 1 See Exhibit 5-A for the noise level measurement locations. 2 The long-term 24-hour measurement printouts are included in Appendix 5.2. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12954-09 Noise Study 25 [v1 URBAN 12-971 Energy Average Noise Level Location' Description (dBA Leq)2 CNEL Daytime Nighttime Located south of 204 Tustin Avenue near L1 the side yard of the single-family home. 59.9 56.0 63.5 Located near the parking meters in the L2 parking lot adjacent to 124 Tustin 57.3 50.6 59.2 Avenue. Located in the parking lot South of L3 53.6 46.8 55.4 Newport Theatre Arts Center. Located in parking lot north of 2400 West L4 59.3 54.6 62.4 Coast Highway and west of Avon Lot 2 Located in courtyard of 124 Tustin L5 52.0 46.6 54.6 Avenue. 1 See Exhibit 5-A for the noise level measurement locations. 2 The long-term 24-hour measurement printouts are included in Appendix 5.2. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12954-09 Noise Study 25 [v1 URBAN 12-971 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 5-A: NOISE MEASUREMENT LOCATIONS w S A s o' . z v:, �P A LEGEND: Site Boundary ® Measurement Locations 12954-09 Noise Study 1� A A A, [�1 URBAN 26 12-972 2510 PCH Mixed -Use Development Noise Impact Analysis 6 METHODS AND PROCEDURES The following section outlines the methods and procedures used to model and analyze the future traffic noise environment. 6.1 FHWA TRAFFIC NOISE PREDICTION MODEL The expected roadway noise level increases from vehicular traffic were calculated by Urban Crossroads, Inc. using a computer program that replicates the Federal Highway Administration (FHWA) Traffic Noise Prediction Model- FHWA-RD-77-108. (15) This is consistent with the approach used for the City of Newport Beach General Plan Update EIR. (3) The FHWA Model arrives at a predicted noise level through a series of adjustments to the Reference Energy Mean Emission Level (REMEL). In California the national REMELs are substituted with the California Vehicle Noise (Calveno) Emission Levels. (16) Adjustments are then made to the REMEL to account for: the roadway classification (e.g., collector, secondary, major or arterial), the roadway active width (i.e., the distance between the center of the outermost travel lanes on each side of the roadway), the total average daily traffic (ADT), the travel speed, the percentages of automobiles, medium trucks, and heavy trucks in the traffic volume, the roadway grade, the angle of view (e.g., whether the roadway view is blocked), the site conditions ("hard" or "soft" relates to the absorption of the ground, pavement, or landscaping), and the percentage of total ADT which flows each hour throughout a 24-hour period. Research conducted by Caltrans has shown that the use of soft site conditions is appropriate for the application of the FHWA traffic noise prediction model used in this analysis. (17) 6.2 ON-SITE TRAFFIC NOISE PREDICTION MODEL INPUTS The on-site roadway parameters including the average daily traffic (ADT) volumes used for this study are presented on Table 6-1. Based on the City of Newport Beach General Plan Circulation Element, West Coast Highway is classified as a Major Road. (18) To predict the future on-site noise environment at the Project site, parameters including the number of lanes and the future buildout average daily traffic volumes were obtained from the City of Newport Beach General Plan Update Environmental Impact Report, Figure 4.13-8. For the purposes of this analysis, soft site conditions were used to analyze the on-site traffic noise impacts for the Project study area. Soft site conditions account for the sound propagation loss over natural surfaces such as normal earth and ground vegetation. Research by Caltrans has shown that the use of soft site conditions is appropriate for the application of the FHWA traffic noise prediction model used in this analysis. (17) 12954-09 Noise Study `11 URBAN 27 CROSSROADS 12-973 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 6-1: ON-SITE ROADWAY PARAMETERS Roadway Lanes Classification) Average Daily Speed Site Autos 77.50% 12.90% Traffic Volume Z (mph )3 Conditions W. Coast Hwy. 5 Major 51,000 40 Soft Tustin Ave. 2 Collector 3,000 25 Soft ' City of Newport Beach General Plan Figure CEI Master Plan of Streets and Highways 2 City of Newport Beach General Plan Update EIR Figure 4.13-8 General Plan Buildout with Project ADT. 3 Posted speed limit. The site plan is used to identify the relationship between the roadway centerline elevation, the pad elevation and the centerline distance to any intervening noise barriers, and the building fagade. The exterior noise level receiver locations were placed five feet above the finished floor elevation for each floor. Table 6-2 presents the time of day vehicle splits and Table 6-3 presents the traffic flow distributions (vehicle mix) used for this analysis. The vehicle mix provides the hourly distribution percentages of automobile, medium trucks, and heavy trucks for input into the FHWA noise prediction model. TABLE 6-2: TIME OF DAY VEHICLE SPLITS Vehicle Type Time of Day Splits' Total of Time of Day Splits Daytime Evening Nighttime Autos 77.50% 12.90% 9.60% 100.00% Medium Trucks 84.80% 4.90% 10.30% 100.00% Heavy Trucks 86.50% 2.70% 10.80% 100.00% ' Source: Typical Southern California vehicle mix. "Daytime" = 7:00 a.m. to 7:00 p.m.; "Evening" = 7:00 p.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. TABLE 6-3: DISTRIBUTION OF TRAFFIC FLOW BY VEHICLE TYPE (VEHICLE MIX) Classification Total % Traffic Flow Total Autos Medium Trucks Heavy Trucks All Roadways' 97.42% 1.84% 0.74% 100.00% 1 Source: Typical Southern California vehicle mix. 12954-09 Noise Study 28 [v1 URBAN 12-974 2510 PCH Mixed -Use Development Noise Impact Analysis 7 ON-SITE NOISE IMPACTS FROM TRAFFIC An on-site exterior noise impact analysis has been completed to determine the traffic noise exposure and to identify potential necessary noise abatement measures for the proposed 2510 PCH Mixed -Use Development Project. The primary source of traffic noise affecting the Project site is anticipated to be from West Coast Highway and Tustin Avenue. The Project will also experience some background traffic noise impacts from nearby drive aisles and parking lots, however, due to the low traffic volumes, distance and intervening structures these are not anticipated to make a significant contribution to the exterior noise levels at the Project site. 7.1 EXTERIOR NOISE ANALYSIS The analysis shows that the future on-site exterior traffic noise levels are expected to approach 71.8 dBA CNEL at the first -floor auto showroom. This is below the City of Newport Beach's 75 dBA CNEL normally compatible exterior land use compatibility criteria non-residential uses. The that the future on-site exterior traffic noise levels are expected to approach 63.5 dBA CNEL with the planned 6 -foot high glass screen wall at the rooftop deck fagade facing West Coast Highway. This is below the City of Newport Beach's 65 dBA CNEL normally compatible exterior land use compatibility criteria for mixed use. A review of the Project elevations show that the second residential dwelling units are largely blocked boutique auto showroom. However, the third -floor residential dwelling units will be exposed to the traffic noise from West Coast Highway. As shown on Table 8-1 the residential dwelling units are expected to experience an exterior noise level of 64.0 dBA CNEL at the third - floor building fagade. This satisfies the City of Newport Beach's 65 dBA CNEL clearly compatible exterior land use compatibility criteria for residential use. Therefore, future exterior traffic noise impacts will be less than significant. Appendix 7.1 includes the on-site traffic noise level calculations. TABLE 7-1: EXTERIOR TRAFFIC NOISE LEVELS ' As shown on the Project site plan (Exhibit 1-B) 2 Combined future exterior noise levels at the building facade. Calculations are included in Appendix 7-1. 3 City of Newport Beach Land Use Noise Compatibility Thresholds Table N2 (Exhibit 3-A). 12954-09 Noise Study `V1 URBAN 2" CRQSSRQAPS 12-975 Combined Exterior Noise Level Land Use' Roadways Level at Facade Exterior Noise Level Threshold Noise Level Threshold Exceeded? (dBA CNEL) (dBA CNEL)Z (dBA CNEL)3 W. Coast Hwy. 1st 71.8 Auto Showroom 71.8 75 No Tustin Ave. 50.9 Floor W. Coast Hwy. 2nd 61.3 Rooftop Deck 63.5 65 No Tustin Ave. 59.5 Floor W. Coast Hwy. 3rd 64.0 Residential 64.2 65 No Tustin Ave. 50.1 Floor ' As shown on the Project site plan (Exhibit 1-B) 2 Combined future exterior noise levels at the building facade. Calculations are included in Appendix 7-1. 3 City of Newport Beach Land Use Noise Compatibility Thresholds Table N2 (Exhibit 3-A). 12954-09 Noise Study `V1 URBAN 2" CRQSSRQAPS 12-975 2510 PCH Mixed -Use Development Noise Impact Analysis 7.2 INTERIOR NOISE ANALYSIS To ensure that the interior noise levels comply with the City of Newport Beach 45 dBA CNEL interior noise level standards, future noise levels were calculated at the building fagades. While the City maintains interior noise standards for noise sensitive residential land uses, the City does not prescribe specific interior noise requirements for non-residential land uses such as the planned auto showroom and office uses. Table 7-2 shows that the future exterior noise levels at the third -floor residential building fagade are estimated at 64.0 dBA CNEL. Table 7-2 shows that the estimated interior noise levels using typical building construction and standard windows will provide an interior noise level reduction of 25 dBA. With the standard windows, units facing West Coast Highway will experience interior levels of 39.0 dBA CNEL. This satisfies the City of Newport Beach 45 dBA CNEL interior noise level standards and is less than significant. TABLE 7-2: INTERIOR NOISE LEVELS (CNEL) Exterior noise level at the facade with a windows closed condition requiring a means of mechanical ventilation (e.g. air conditioning). z Noise reduction required to satisfy the 45 dBA CNEL interior noise standard for residential uses. s Typical building construction interior noise reduction with the standard windows . "NR" = Noise Reduction 12954-09 Noise Study 30 [v1 URBAN 12-976 Noise Required Typical Interior Building Threshold Floor Level Interior Interior Noise Threshold (Facade) Exceeded? at Fa5adel NR NRI Level Residential 3 64.0 19.0 25.0 39.0 45 No Exterior noise level at the facade with a windows closed condition requiring a means of mechanical ventilation (e.g. air conditioning). z Noise reduction required to satisfy the 45 dBA CNEL interior noise standard for residential uses. s Typical building construction interior noise reduction with the standard windows . "NR" = Noise Reduction 12954-09 Noise Study 30 [v1 URBAN 12-976 2510 PCH Mixed -Use Development Noise Impact Analysis 8 SENSITIVE RECEIVER LOCATIONS To assess the potential for long-term operational and short-term construction noise impacts, the following sensitive receiver locations as shown on Exhibit 9-A were identified as representative locations for analysis. Sensitive receivers are generally defined as locations where people reside or where the presence of unwanted sound could otherwise adversely affect the use of the land. Noise -sensitive land uses are generally considered to include schools, hospitals, single-family dwellings, mobile home parks, churches, libraries, and recreation areas. Moderately noise - sensitive land uses typically include multi -family dwellings, hotels, motels, dormitories, out- patient clinics, cemeteries, golf courses, country clubs, athletic/tennis clubs, and equestrian clubs. Land uses that are considered relatively insensitive to noise include business, commercial, and professional developments. Land uses that are typically not affected by noise include: industrial, manufacturing, utilities, agriculture, undeveloped land, parking lots, warehousing, liquid and solid waste facilities, salvage yards, and transit terminals. The closest sensitive receivers to the Project site are described below. Other sensitive land uses in the Project study area that are located at greater distances than those identified in this noise study will experience lower noise levels than those presented in this report due to the additional attenuation from distance and the shielding of intervening structures. R1: Located approximately 83 feet northwest of the Project site, R1 represents an existing single-family residential home located at 204 Tustin Avenue. A 24-hour noise level measurement was taken near this location, L1, to describe the existing ambient noise environment. R2: Location R2 represents the location 60 feet north of the Site roughly 47 feet above the pad elevation of the Project at 124 Tustin Avenue. A 24-hour noise level measurement was taken near this location, L2, to describe the existing ambient noise environment. R3: Located approximately 197 feet north of the Project site, R3 represents the Newport Theatre Arts Center. A 24-hour noise level measurement was taken near this location, L3, to describe the existing ambient noise environment. R4: Location R4 represents the existing outdoor play area for the adjacent Bright Horizons daycare facility 2500 West Coast Highway located approximately 23 feet east of the Project site boundary. Because Bright Horizons daycare facility was inaccessible, a 24- hour noise level measurement was taken near this location, L4 in a location that represents a similar existing ambient noise environment, to describe the existing ambient noise environment at R4. R5: Located approximately 55 feet west of the Project site, R5 represents the existing commercial retail uses that share a common courtyard area at 124 Tustin Avenue. A 24- hour noise level measurement was taken near this location, L5, to describe the existing ambient noise environment. 12954-09 Noise Study 31 [v1 URBAN 12-977 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 8-A: RECEIVER LOCATIONS _4111r%, AbildNO LEGEND: Site Boundary Receiver Locations — Distance from receiver to Project site boundary (in feet) 12954-09 Noise Study 32 17 'A [v1 URBAN 12-978 2510 PCH Mixed -Use Development Noise Impact Analysis 9 OPERATIONAL NOISE IMPACTS TO NEARBY SENSITIVE RECEIVERS This section analyzes the potential stationary -source operational noise impacts at the nearby receiver locations, identified in Section 8, resulting from the operation of the proposed 2510 PCH Mixed -Use Development Project. Exhibit 9-A identifies the representative receiver locations and noise source locations used to assess the operational noise levels. Appendix 9.1 includes the detailed calculations for the Project operational noise levels presented in this section. 9.1 OPERATIONAL NOISE SOURCES This noise analysis describes the noise level impacts associated with the expected typical operational activities related to residential mixed use at the Project site. The on-site Project - related operational noise sources are expected to include: air conditioning units, trash enclosure, roof deck activities and vehicle movements. 9.2 REFERENCE OPERATIONAL NOISE LEVELS To estimate the Project operational noise impacts, reference noise level measurements were collected from similar types of activities to represent the noise levels expected with the development of the proposed Project. This section provides a detailed description of the reference noise level measurements shown on Table 9-1 used to estimate the Project operational noise impacts. It is important to note that the following projected noise levels assume the worst- case noise environment with the air conditioning units, trash enclosure, roof deck activities and vehicle movements. 9.2.1 MEASUREMENT PROCEDURES The reference noise level measurements presented in this section were collected using a combination of Type 1 and Type 2 sound level meters. Each sound level meter was programmed in "slow" mode to record noise levels in "A" weighted form and calibrated prior to each measurement. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4- 2014/IEC 61672-1:2013. (14) 12954-09 Noise Study `V1 URBAN 33 CRQSSRQAPS 12-979 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 9-A: OPERATIONAL NOISE SOURCE AND RECEIVER LOCATIONS �� i•r �0 s`:Y e s G Y'r F i a ;% . lALS 1 r` LEGEND: L-� Site Boundary Air Conditioning Unit \\\ Roof Deck Activity Receiver Locations ♦ Trash Enclosure Activity (7' Movements —0 Distance from receiver to Project site boundary (in feet) 12954-09 Noise Study `1► URBAN 34 cRossRo.wos 12-980 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 9-1: REFERENCE NOISE LEVEL MEASUREMENTS ' Reference Daikin submittal data sheet for 6 -Ton VRV-IV Heat Recovery Unit REYQ272TTJU. 'As measured by Urban Crossroads, Inc. at a commercial and office park trash enclosure in the City of Costa Mesa. 'As measured by Urban Crossroads, Inc. in the outdoor patio area of Louie's by the Bay. ° Estimated Reference Energy Mean Emission Levels (Autos at 15 mph) from the Caltrans Technical Noise Supplement of the Traffic Noise Analysis Protocol (9/2013 p. 4-18). 5Anticipated duration (minutes within the hour) of noise activity during typical hourly conditions expected at the Project site. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. e Vehicle Movements are calculated based on the number of events by time of day (See Table 9-2). 9.2.2 REFERENCE AIR CONDITIONING UNITS To assess the noise levels created by the air conditioning units at the Project site, reference noise levels were obtained from product data from the Daikin submittal data sheet for 6 -Ton VRV-IV Heat Recovery Unit REYQ272TTJU. To reference air conditioning unit describes the expected noise source levels associated with the eight air conditioning units located on the northwest corner of the Project site and the two roof -top units located above the auto showroom. At a uniform reference distance of 50 feet, the reference noise level for each air conditioning unit is 47.3 dBA Leq. It is expected that during typical operating conditions the air conditioning units will operate continuously during the daytime and nighttime hours. It is important to note that the following projected noise levels assume the worst-case noise environment with all air conditioning units operating simultaneously. These air conditioning units will likely cycle on and off throughout the day. 9.2.3 TRASH ENCLOSURE ACTIVITY To describe the noise levels associated with a trash enclosure, Urban Crossroads collected a reference noise level measurement on May 3rd, 2018 at an existing commercial and office park trash enclosure within a parking lot on the northeast corner of Baker Street and Red Hill Avenue. The measured reference noise level at the uniform 50 -foot reference distance is 57.3 dBA Leq for the trash enclosure activity. The trash enclosure activity noise levels include two metal gates opening and closing, metal scraping against concrete floor sounds, dumpster movement on metal wheels, trash dropping into the metal dumpster, and background parking lot vehicle movements. Noise associated with trash enclosure activities is expected to occur for 10 minutes per hour during the daytime hours and 5 minutes per hour during the nighttime hours. 12954-09 Noise Study `v1 URBAN 35 CRQSSROAPS 12-981 Noise Min./Hours Reference Noise Ref. Source Level (dBA Leq) Noise Source Distance Day Night @ Ref. @ 50 (Feet) Height (Feet) Dist. Feet Air Conditioning Units' 5' 4' 60 60 67.3 47.3 Trash Enclosure Activity' 5' 5' 10 5 77.3 57.3 Roof Deck Activity3 10' 5' 60 0 75.2 61.2 Vehicle MovementS4 50' 3' -6 6 53.0 53.0 ' Reference Daikin submittal data sheet for 6 -Ton VRV-IV Heat Recovery Unit REYQ272TTJU. 'As measured by Urban Crossroads, Inc. at a commercial and office park trash enclosure in the City of Costa Mesa. 'As measured by Urban Crossroads, Inc. in the outdoor patio area of Louie's by the Bay. ° Estimated Reference Energy Mean Emission Levels (Autos at 15 mph) from the Caltrans Technical Noise Supplement of the Traffic Noise Analysis Protocol (9/2013 p. 4-18). 5Anticipated duration (minutes within the hour) of noise activity during typical hourly conditions expected at the Project site. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. e Vehicle Movements are calculated based on the number of events by time of day (See Table 9-2). 9.2.2 REFERENCE AIR CONDITIONING UNITS To assess the noise levels created by the air conditioning units at the Project site, reference noise levels were obtained from product data from the Daikin submittal data sheet for 6 -Ton VRV-IV Heat Recovery Unit REYQ272TTJU. To reference air conditioning unit describes the expected noise source levels associated with the eight air conditioning units located on the northwest corner of the Project site and the two roof -top units located above the auto showroom. At a uniform reference distance of 50 feet, the reference noise level for each air conditioning unit is 47.3 dBA Leq. It is expected that during typical operating conditions the air conditioning units will operate continuously during the daytime and nighttime hours. It is important to note that the following projected noise levels assume the worst-case noise environment with all air conditioning units operating simultaneously. These air conditioning units will likely cycle on and off throughout the day. 9.2.3 TRASH ENCLOSURE ACTIVITY To describe the noise levels associated with a trash enclosure, Urban Crossroads collected a reference noise level measurement on May 3rd, 2018 at an existing commercial and office park trash enclosure within a parking lot on the northeast corner of Baker Street and Red Hill Avenue. The measured reference noise level at the uniform 50 -foot reference distance is 57.3 dBA Leq for the trash enclosure activity. The trash enclosure activity noise levels include two metal gates opening and closing, metal scraping against concrete floor sounds, dumpster movement on metal wheels, trash dropping into the metal dumpster, and background parking lot vehicle movements. Noise associated with trash enclosure activities is expected to occur for 10 minutes per hour during the daytime hours and 5 minutes per hour during the nighttime hours. 12954-09 Noise Study `v1 URBAN 35 CRQSSROAPS 12-981 2510 PCH Mixed -Use Development Noise Impact Analysis 9.2.4 ROOF DECK ACTIVITY To determine the noise levels associated with the roof deck activities, Urban Crossroads collected reference noise level measurements in the outdoor patio area at Louie's by the Bay. This restaurant located at 2801 West Coast Highway provides a large outdoor patio and dining area. While the restaurant provided background recorded music over the loudspeaker system, the primary source of noise was from the guest conversations and dining activity. At approximately 10 feet from the noise source, the reference dining activity noise levels were measured at 75.2 dBA Leq. Roof deck activities are limited to the daytime hours from 7:00 a.m. to 10:00 p.m. with no planned nighttime activity. 9.2.5 VEHICLE MOVEMENTS Based on the reference energy mean emission levels published in the Caltrans Technical Noise Supplement of the Traffic Noise Analysis Protocol (4 pp. 4-18), autos travelling at speeds of 15 miles per hour produce a reference noise level of 53.0 dBA Leq at 50 feet. According to the 2510 W. Coast Hwy Mixed Use Development preliminary trip generation estimates, the Project is expected to generate a total of approximately 294 trip -ends per day. Using the time of day vehicle splits for autos from Table 6-2, it is possible to calculate the vehicle movement noise source activity based on the number of events by time of day as shown on Table 9-2. TABLE 9-2: VEHICLE MOVEMENTS BY TIME OF DAY Location' Vehicle Trips' Time of Day Vehicle Splits3 Vehicle Movements4 Day Evening Night Day Evening Night All Driveways 294 77.50% 12.90% 9.60% 228 38 28 1 Driveway locations as shown on Exhibit 9-A. Z Total Project vehicle trips based on 2510 W. Coast Hwy Mixed Use Development preliminary trip generation estimates. 3 Time of day vehicle splits for autos as shown on Table 6-2. n Calculated time of day entry vehicle movements. 9.3 CADNAA NOISE PREDICTION MODEL To fully describe the exterior operational noise levels from the Project, Urban Crossroads, Inc. developed a noise prediction model using the CadnaA (Computer Aided Noise Abatement) computer program. CadnaA can analyze multiple types of noise sources using the spatially accurate Project site plan, georeferenced Nearmap aerial imagery, topography, buildings, and barriers in its calculations to predict outdoor noise levels. Using the ISO 9613 protocol, CadnaA will calculate the distance from each noise source to the noise receiver locations, using the ground absorption, distance, and barrier/building attenuation inputs to provide a summary of noise level at each receiver and the partial noise level contributions by noise source. Consistent with the ISO 9613 protocol, the CadnaA noise prediction model relies on the reference sound power level (PWL) to describe individual noise sources. While sound pressure levels (e.g. Leq) quantify in decibels the intensity of given sound 12954-09 Noise Study `v1 URBAN 36 CRQSSRQAPS 12-982 2510 PCH Mixed -Use Development Noise Impact Analysis sources at a reference distance, sound power levels (PWL) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source and diminish because of intervening obstacles and barriers, air absorption, wind, and other factors. Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment. The operational noise level calculations provided in this noise study account for the distance attenuation provided due to geometric spreading, when sound from a localized stationary source (i.e., a point source) propagates uniformly outward in a spherical pattern. Hard site conditions are used in the operational noise analysis which result in noise levels that attenuate (or decrease) at a rate of 6 dBA for each doubling of distance from a point source. A default ground attenuation factor of 0.0 was used in the CadnaA noise analysis to account for hard site conditions. Appendix 9.1 includes the detailed noise model used to estimate the Project operational noise levels presented in this section. 9.4 PROJECT OPERATIONAL NOISE LEVELS Using the reference noise levels to represent the proposed Project operations that include air conditioning units, trash enclosure, roof deck activities and vehicle movements, Urban Crossroads, Inc. calculated the operational source noise levels that are expected to be generated at the Project site and the Project -related noise level increases that would be experienced at each of the sensitive receiver locations. Tables 9-3 shows the Project operational noise levels during the daytime hours of 7:00 a.m. to 10:00 p.m. The daytime hourly noise levels at the off-site receiver locations are expected to range from 38.7 to 50.2 dBA Leq. TABLE 9-3: DAYTIME PROJECT OPERATIONAL NOISE LEVELS Noise Sources Operational Noise Levels by Receiver Location (dBA Leq) R1 R2 R3 R4 R5 Air Conditioning Units 48.7 35.6 29.5 25.8 31.0 Trash Enclosure Activity 21.4 40.9 35.2 34.8 15.4 Roof Deck Activity 44.4 44.4 44.2 35.9 41.8 Vehicle Movements 35.0 30.2 16.6 17.8 7.3 Total (All Noise Sources) 50.2 46.5 44.9 38.7 42.2 1 See Exhibit 9-A for the noise source locations. CadnaA noise model calculations are included in Appendix 9.1. Table 9-4 shows the Project operational noise levels during the nighttime hours of 10:00 p.m. to 7:00 a.m. The nighttime hourly noise levels at the off-site receiver locations are expected to range from 28.3 to 46.0 dBA Leq. The differences between the daytime and nighttime noise levels is largely related to the duration of noise activity (Table 9-1). 12954-09 Noise Study `V1 URBAN 37 CRQSSRQAPS 12-983 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 9-4: NIGHTTIME PROJECT OPERATIONAL NOISE LEVELS Noise Sources Operational Noise Levels by Receiver Location (dBA Leq) R1 R2 R3 R4 R5 Air Conditioning Units 46.0 32.8 26.8 23.1 28.2 Trash Enclosure Activity 17.4 36.9 31.2 30.8 11.5 Roof Deck Activity 0.0 0.0 0.0 0.0 0.0 Vehicle Movements 25.9 21.1 7.5 8.7 0.0 Total (All Noise Sources) 46.0 38.3 32.5 31.5 28.3 1 See Exhibit 9-A for the noise source locations. CadnaA noise model calculations are included in Appendix 9.1. 9.5 PROJECT OPERATIONAL NOISE LEVEL COMPLIANCE To demonstrate compliance with local noise regulations, the Project -only operational noise levels are evaluated against the City of Newport Beach exterior noise level standards at nearby noise - sensitive receiver locations. For the noise -sensitive residential land use, the City of Newport Beach has established exterior noise level standards of 55 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 50 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). (12) In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect he maximum ambient noise level (Section 10.26.025(C)). While the Section 10.26.025(C) of City of Newport Beach Municipal Code permits the use of the existing ambient noise level to describe the base exterior noise level standards, this analysis relies on the more conservative and restrictive standards outlined in Section 10.26.025(A). Table 9-5 shows that the operational noise levels associated with 2510 PCH Mixed - Use Development Project will satisfy the City of Newport Beach exterior noise level standards at all nearby receiver locations. Therefore, the operational noise impacts are considered less than significant at the nearby noise -sensitive receiver locations. TABLE 9-5: OPERATIONAL NOISE LEVEL COMPLIANCE Receiver Locations Project Operational Noise Levels (dBA Leq)2 Noise Level Standards (dBA Leq)3 Noise Level Standards Exceeded? Daytime Nighttime Daytime Nighttime Daytime Nighttime R1 50.2 46.0 55 50 No No R2 46.5 38.3 55 50 No No R3 44.9 32.5 55 50 No No R4 38.7 31.5 55 50 No No R5 42.2 28.3 55 50 No No See Exhibit 9-A for the noise source and receiver locations. z Proposed Project operational noise levels as shown on Tables 9-3 and 9-4. 3 Base exterior noise level standards as shown on Table 3-1. If the ambient level exceeds allowable exterior Leq noise level, the ambient shall be the standard per Section 10.26.025 (C) of the City of Newport Beach Municipal Code. ° Do the estimated Project operational noise source activities exceed the noise level standards? "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 12954-09 Noise Study `V1 URBAN 38 CRQSSRQAPS 12-984 2510 PCH Mixed -Use Development Noise Impact Analysis 9.6 PROJECT OPERATIONAL NOISE LEVEL INCREASE To describe the Project operational noise level increase, the Project operational noise levels are combined with the existing ambient noise levels measurements for nearby receiver locations potentially impacted by Project operational noise sources. Since the units used to measure noise, decibels (dB), are logarithmic units, the Project -operational and existing ambient noise levels cannot be combined using standard arithmetic equations. (4) Instead, they must be logarithmically added using the following base equation: SPLTotal = 1010g1o[10SPL1/10 + 10SPL2/10 + 10SPLn/10] Where "SPL1," "SPL2," etc. are equal to the sound pressure levels being combined, or in this case, the Project -operational and existing ambient noise levels. The difference between the combined Project and ambient noise levels describe the Project noise level increase to the existing ambient noise environment. Noise levels that would be experienced at receiver locations when Project - source noise is added to the daytime and nighttime ambient conditions are presented on Tables 9-6 and 9-7, respectively. As indicated on Tables 9-6 and 9-7, the Project will generate a daytime operational noise level increase of up to 0.5 dBA Leq and a nighttime operational noise level increase of up to 0.4 dBA Leq at the nearby receiver locations. Since the Project -related operational noise level contributions will satisfy the operational noise level increase significance criteria presented in Table 4-2, the increases at the sensitive receiver locations will be less than significant. TABLE 9-6: PROJECT DAYTIME NOISE LEVEL INCREASES See Exhibit 9-A for the sensitive receiver locations. z Total Project daytime operational noise levels as shown on Table 9-3. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed daytime ambient noise levels as shown on Table 5-1. 5 Represents the combined ambient conditions plus the Project daytime operational activities. 6 The noise level increase expected with the addition of the proposed Project daytime operational activities. Significance Criteria as defined in Section 4. 12954-09 Noise Study 39 [v1 URBAN 12-985 Total Project Reference Combined Receiver Operational Measurement Ambient Project and Project, Threshold Threshold Location 1 Locations Increase a Exceeded? Noise Level2 Noise Levels Ambients R1 50.2 L1 59.9 60.3 0.4 2.0 No R2 46.5 L2 57.3 57.6 0.3 2.0 No R3 44.9 L3 53.6 54.1 0.5 3.0 No R4 38.7 L4 59.3 59.3 0.0 2.0 No R5 42.2 L5 52.0 52.4 0.4 3.0 No See Exhibit 9-A for the sensitive receiver locations. z Total Project daytime operational noise levels as shown on Table 9-3. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed daytime ambient noise levels as shown on Table 5-1. 5 Represents the combined ambient conditions plus the Project daytime operational activities. 6 The noise level increase expected with the addition of the proposed Project daytime operational activities. Significance Criteria as defined in Section 4. 12954-09 Noise Study 39 [v1 URBAN 12-985 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 9-7: PROJECT NIGHTTIME NOISE LEVEL INCREASES 1 See Exhibit 9-A for the sensitive receiver locations. z Total Project nighttime operational noise levels as shown on Table 9-4. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed nighttime ambient noise levels as shown on Table 5-1. s Represents the combined ambient conditions plus the Project nighttime operational activities. 6 The noise level increase expected with the addition of the proposed Project nighttime operational activities. Significance Criteria as defined in Section 4. 12954-09 Noise Study 40 L"k URBAN 12-986 Total Project Reference Combined Receiver Operational Measurement Ambient Project and Project� Threshold Threshold Location 1 Location a Increase 6 Exceeded? Noise Level' Noise Levels Ambients R1 46.0 L1 56.0 56.4 0.4 2.0 No R2 38.3 L2 50.6 50.9 0.3 3.0 No R3 32.5 L3 46.8 47.0 0.2 3.0 No R4 31.5 L4 54.6 54.6 0.0 3.0 No R5 28.3 L5 46.6 46.7 0.1 3.0 No 1 See Exhibit 9-A for the sensitive receiver locations. z Total Project nighttime operational noise levels as shown on Table 9-4. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed nighttime ambient noise levels as shown on Table 5-1. s Represents the combined ambient conditions plus the Project nighttime operational activities. 6 The noise level increase expected with the addition of the proposed Project nighttime operational activities. Significance Criteria as defined in Section 4. 12954-09 Noise Study 40 L"k URBAN 12-986 2510 PCH Mixed -Use Development Noise Impact Analysis 10 CONSTRUCTION NOISE IMPACTS Construction noise represents the combination of several types of equipment, the location of the equipment, and the duration of the noise -generating activities through different stages of construction. Each stage of construction involves the use of different types of construction equipment with unique noise characteristics operating at the varying distances within the construction activity area. This section analyzes potential impacts resulting from the short-term construction activities associated with the development of the Project. Exhibit 10-A shows the construction activity boundaries in relation to the nearby sensitive receiver locations. To minimize the short-term construction activities, the Project will provide a temporary 8 to 16 -foot high noise barrier during the demolition, site preparation, and grading stage of construction as shown on Exhibit 10-A. 10.1 CONSTRUCTION NOISE SOURCES Noise generated by the Project construction source equipment will include a combination of trucks, power tools, concrete mixers, and portable generators that when combined can reach high levels. The number and mix of construction equipment is expected to occur in the following stages: • Demolition • Site Preparation • Grading • Building Construction • Paving • Architectural Coating This construction noise analysis was prepared using reference noise level measurements taken by Urban Crossroads, Inc. to describe the typical construction activity noise levels for each stage of Project construction. The construction reference noise level measurements represent a list of typical construction activity noise levels. Noise levels generated by heavy construction equipment can range from approximately 68 dBA to more than 80 dBA when measured at 50 feet. However, these noise levels diminish with distance from the construction site at a rate of 6 dBA per doubling of distance. For example, a noise level of 80 dBA measured at 50 feet from the noise source to the receiver would be reduced to 74 dBA at 100 feet from the source to the receiver, and would be further reduced to 68 dBA at 200 feet from the source to the receiver. At distances of less than 50 feet the noise levels will increase at a rate of 6 dBA per halving of distance. 12954-09 Noise Study `v1 URBAN 41 CRQSSRQAPS 12-987 2510 PCH Mixed -Use Development Noise Impact Analysis 10.2 CONSTRUCTION REFERENCE NOISE LEVELS To describe the Project construction noise levels, measurements were collected for similar activities at several construction sites. Table 10-1 provides a summary of the construction reference noise level measurements for each stage of construction. Since the reference noise levels were collected at varying distances, all construction noise level measurements presented on Table 10-1 have been adjusted to describe a uniform reference distance of 50 feet. TABLE 10-1: CONSTRUCTION REFERENCE NOISE LEVELS Construction Stage Reference Construction Activity' Reference Noise Level @ 50 Feet (d BA Leq) Highest Reference Noise Level (dBA Leq) Demolition Demolition Activity 67.9 71.9 Backhoe 64.2 Water Truck Pass -By & Backup Alarm 71.9 Site Preparation Scraper, Water Truck, & Dozer Activity 75.3 75.3 Backhoe 64.2 Water Truck Pass -By & Backup Alarm 71.9 Grading Rough Grading Activities 73.5 73.5 Water Truck Pass -By & Backup Alarm 71.9 Construction Vehicle Maintenance Activities 67.5 Building Construction Foundation Trenching 68.2 71.6 Framing 62.3 Concrete Mixer Backup Alarms & Air Brakes 71.6 Paving Concrete Mixer Truck Movements 71.2 71.2 Concrete Paver Activities 65.6 Concrete Mixer Pour & Paving Activities 65.9 Architectural Coating Air Compressors 65.2 65.2 Generator 64.9 Crane 62.3 1 Reference construction noise level measurements taken by Urban Crossroads, Inc. 12954-09 Noise Study 42 [v1 URBAN 12-988 2510 PCH Mixed -Use Development Noise Impact Analysis EXHIBIT 10-A: CONSTRUCTION ACTIVITY AND RECEIVER LOCATIONS -11, OV sr iem 49 a y Planned temporary noise AEA' barrier for the demolition, �- �` ! site preparation and grading stages of construction. All construction activity will be limited to the hours of � ?' 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity CO. ` allowed on Sundays or national holidays (City of Ty�L Newport Beach Municipal Code Section 10.28.040) v LEGEND: Receiver Locations = 8 -Foot High Temporary Noise Barrier ® Construction Activity Z 16 -Foot High Temporary Noise Barrier —* Distance from receiver to Project site boundary (in feet) 12954-09 Noise Study 43 L"4 uRBAN 12-989 2510 PCH Mixed -Use Development Noise Impact Analysis 10.3 CONSTRUCTION NOISE ANALYSIS Using the reference construction equipment noise levels, calculations of the Project construction noise level impacts at the nearby sensitive receiver locations were completed. To assess the worst-case construction noise levels, the Project construction noise analysis relies on the highest noise level impacts when the equipment with the highest reference noise level is operating at the closest point from the edge of primary construction activity (Project site boundary) to each receiver location. Table 10-2 presents the highest reference short-term construction noise levels with the planned temporary 8 to 16 -foot high screen wall for the demolition, site preparation, and grading stage of construction. The reference construction noise levels used in the analysis include multiple pieces of equipment (scraper, water truck and dozer) operating at once. The highest reference noise level during the Site Preparation stage of construction is used in the construction noise analysis is represented by a Site Preparation activity of 75.3 dBA Leq at 50 feet. The highest reference noise source used in the Project construction noise analysis represents multiple pieces of construction equipment operating simultaneously to conservatively estimate Project construction noise levels. At distances of less than 50 feet the noise levels will increase at a rate of 6 dBA per halving of distance. The temporary noise barrier will be erected between the construction zone and adjacent sensitive receivers as shown on Exhibit 10-A. It will have a minimum height of 8 to 16 feet and be free of gaps and holes and will achieve a Sound Transmission Class (STC) of 35 or greater. The barrier will either be (a) a %-inch-thick plywood wall OR (b) a hanging blanket/curtain with a surface density of at least 2 pounds per square foot. For either configuration, the construction side of the barrier will have an exterior lining of sound absorption material with a Noise Reduction Coefficient (NRC) rating of at least 0.7. Using the highest reference noise level of 75.3 dBA Leq, Table 10-2 provides a summary of the construction noise levels at the nearby noise -sensitive receiver locations. The construction noise levels associated with the proposed Project are expected to create temporarily high noise levels at the nearby receiver locations. To assess the worst-case construction noise levels, this analysis shows the highest noise impacts when the equipment with the highest reference noise level is operating at the closest point from the edge of primary construction activity to each receiver location. Appendix 10.1 includes the detailed calculations for the Project construction noise levels presented in this section. 12954-09 Noise Study 44 [v1 URBAN 12-990 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 10-2: CONSTRUCTION ACTIVITY NOISE LEVEL SUMMARY 1 Noise receiver locations are shown on Exhibit 10-A. 'To minimize the short-term construction activities, the Project will provide a temporary 8 to 16 -foot high noise barrier during the demolition, site preparation, and grading stage of construction. 3 Construction noise level calculations based on distance from the project site boundaries (construction activity area) to nearby receiver locations. CadnaA construction noise model inputs are included in Appendix 10.1. 10.4 CONSTRUCTION NOISE LEVEL COMPLIANCE The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) To evaluate whether the Project will generate potentially significant short-term noise levels at off-site sensitive receiver locations a construction -related the NIOSH noise level threshold of 85 dBA Leq is used to determine whether construction noise will impact nearby sensitive receiver locations. Table 10-3 shows the highest construction noise levels at the potentially impacted receiver locations are estimated to range from 52.0 to 73.7 dBA Leq and will satisfy the NIOSH 85 dBA Leq significance threshold during temporary Project construction activities. The noise impact due to Project construction noise levels is considered a less than significant impact at all nearby sensitive receiver locations. TABLE 10-3: CONSTRUCTION EQUIPMENT NOISE LEVEL COMPLIANCE Receiver Locations Construction Noise Levels (dBA Leq)' Receiver Locations Demolition Site Preparation Grading Building Construction Paving Architectural Coating Highest Levels' R1 57.4 60.8 59.0 57.1 56.7 50.7 60.8 R2 63.4 66.8 65.0 63.1 62.7 56.7 66.8 R3 58.0 61.4 59.6 57.7 57.3 51.3 61.4 R4 70.3 73.7 71.9 70.0 69.6 63.6 73.7 R5 48.6 52.0 50.2 48.3 47.9 41.9 52.0 1 Noise receiver locations are shown on Exhibit 10-A. 'To minimize the short-term construction activities, the Project will provide a temporary 8 to 16 -foot high noise barrier during the demolition, site preparation, and grading stage of construction. 3 Construction noise level calculations based on distance from the project site boundaries (construction activity area) to nearby receiver locations. CadnaA construction noise model inputs are included in Appendix 10.1. 10.4 CONSTRUCTION NOISE LEVEL COMPLIANCE The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) To evaluate whether the Project will generate potentially significant short-term noise levels at off-site sensitive receiver locations a construction -related the NIOSH noise level threshold of 85 dBA Leq is used to determine whether construction noise will impact nearby sensitive receiver locations. Table 10-3 shows the highest construction noise levels at the potentially impacted receiver locations are estimated to range from 52.0 to 73.7 dBA Leq and will satisfy the NIOSH 85 dBA Leq significance threshold during temporary Project construction activities. The noise impact due to Project construction noise levels is considered a less than significant impact at all nearby sensitive receiver locations. TABLE 10-3: CONSTRUCTION EQUIPMENT NOISE LEVEL COMPLIANCE Receiver Locations Land Use Construction Noise Levels (dBA Leq) Highest Levels' Threshold' Threshold Exceeded?' R1- (204 Tustin Ave.) Residential 60.8 85 No R2 - (124 Tustin Ave.) Residential 66.8 85 No R3 - (Newport Theatre Arts) Park 61.4 85 No R4 - (2400 W. Coast Hwy.) Mixed -Use 73.7 85 No R5 -(Courtyard) Mixed -Use 52.0 85 No Noise receiver locations are shown on Exhibit 10-A. z City of Newport Beach Interactive Map (Zoning) 3 Estimated construction noise levels during peak operating conditions, as shown on Table 10-2. ° Construction noise level threshold as shown on Table 4-2. s Do the estimated Project construction noise levels exceed the construction noise level threshold? 12954-09 Noise Study 45 [v1 URBAN 12-991 2510 PCH Mixed -Use Development Noise Impact Analysis These less than significant findings are consistent with the 2006 General Plan Environmental Impact Report (EIR) (3): Construction activities would be an ongoing occurrence in the City and, in particular cases, could occur in close proximity to noise -sensitive uses. Although the proposed General Plan Update limits construction activities to specific days of the week and hours of the day, construction equipment generates high noise levels, as shown in Table 4.9-9 and may not always be reducible to the levels specified in the City Noise Ordinance. Section 10.26.035 of the Municipal Code (Exemptions), exempts "noise sources associated with construction, repair, remodeling, demolition, or grading of any real property." Section 10.26.035 also states that construction noise should fall under the provisions of Section 10.28 of the Code (Loud and Unreasonable Noise). Thus, construction noise is not subject to the noise standards in the Municipal Code, but only during limited hours of the day and days of the week. In sum, existing and future construction noise levels at individual construction sites may not substantially differ, but previously unexposed areas could experience new sources of construction noise. Both existing and future noise would be exempt from the City code and when construction noise occurs, impacts would be considered less than significant. 10.5 CONSTRUCTION NOISE ABATEMENT MEASURES Recognizing the potential for Project related short-term construction noise level increases at nearby noise sensitive uses, the following measures are incorporated as design features of the Project. These measures would reduce construction noise in excess of the construction noise estimates shown in Table 10-3. • At least 30 days prior to commencement of demolition or any other construction activities, notification will be given to all residents or businesses within 500 feet of the project site regarding the planned construction activities. The notification will include a brief description of the project, the activities that would occur, and the duration and hours when construction would occur. The notification will also include the telephone number of the construction contractor's authorized representative to respond in the event of a vibration or noise complaint. • Prior to the beginning of construction activities, a sign will be posted at the entrance to the job site, clearly visible to the public, that contains a contact name and telephone number of the construction contractor's authorized representative to respond in the event of a vibration or noise complaint. If the authorized representative receives a complaint, he/she will investigate, take appropriate corrective action, and report the action to the City of Newport Beach's Community Development Director. • All construction -related trips (including worker commuting, material deliveries, and debris/soil hauling) will be routed to minimize pass-bys or residential areas around the project site. • All heavy construction equipment used on the proposed project will be maintained in good operating condition, with all internal combustion, engine -driven equipment fitted with intake and exhaust muffles, air intake silencers, and engine shrouds no less effective than as originally equipped by the manufacturer. • Electrically powered equipment instead of pneumatic or internal combustion powered equipment will be used to the extent possible. 12954-09 Noise Study `V1 URBAN 46 CRQSSRQAPS 12-992 2510 PCH Mixed -Use Development Noise Impact Analysis • All stationary noise -generating equipment will be located as far away as possible from neighboring property lines, with attention paid to the residential complex (currently under construction) to the north of the project site. • All internal combustion engine idling both on the site and at nearby queuing areas will be limited to no more than five minutes for any given vehicle or machine. Signs will be posted at the job site and along queueing lanes to reinforce the prohibition of unnecessary engine idling. • The use of noise producing signals, including horns, whistles, alarms, and bells will be for safety warning purposes only. Smart back-up alarms, which automatically adjust the alarm level based on the background noise level or switch off back-up alarms and replace with human spotters, will be used. 10.6 CONSTRUCTION VIBRATION IMPACTS Construction has the potential to result in varying degrees of temporary ground vibration, depending on the specific construction activities and equipment used. Ground vibration levels associated with various types of construction equipment are summarized on Table 10-4. Based on the representative vibration levels presented for various construction equipment types, it is possible to estimate the human response (annoyance) using the following vibration assessment methods defined by the FTA. To describe the human response (annoyance) associated with vibration impacts the FTA provides the following equation: LVdB(D) = LVdB(25 ft) — 30log(D/25). TABLE 10-4: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT Equipment Vibration Decibels (VdB) at 25 feet' Small bulldozer 58 Jackhammer 79 Loaded Trucks 86 Large bulldozer 87 Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment It is expected that ground -borne vibration from Project construction activities would cause only intermittent, localized intrusion. The proposed Project's construction activities most likely to cause vibration impacts are: • Heavy Construction Equipment: Although all heavy mobile construction equipment has the potential of causing at least some perceptible vibration while operating close to buildings, the vibration is usually short-term and is not of sufficient magnitude to cause building damage. • Trucks: Trucks hauling building materials to construction sites can be sources of vibration intrusion if the haul routes pass through residential neighborhoods on streets with bumps or potholes. Repairing the bumps and potholes generally eliminates the problem. Ground -borne vibration levels resulting from construction activities occurring within the Project site were estimated by data published by the Federal Transit Administration (FTA). Using the vibration source level of construction equipment provided on Table 10-4 and the construction vibration assessment methodology published by the FTA, it is possible to estimate the Project 12954-09 Noise Study `V1 URBAN 47 CRQSSROAPS 12-993 2510 PCH Mixed -Use Development Noise Impact Analysis vibration impacts. Table 10-5 shows the highest construction vibration levels are estimated to range from 71.4 to 75.6 VdB at residential uses and buildings where people normally sleep will satisfy the 78 VdB Residential -Daytime vibration thresholds. Therefore, temporary construction related vibration impacts will be less than significant. Moreover, the impacts at the site of the closest sensitive receivers are unlikely to be sustained during the entire construction period but will occur rather only during the times that heavy construction equipment is operating adjacent to the Project site perimeter. 12954-09 Noise Study 48 [v1 URBAN 12-994 2510 PCH Mixed -Use Development Noise Impact Analysis TABLE 10-5: CONSTRUCTION EQUIPMENT VIBRATION LEVELS 1 Noise receiver locations are shown on Exhibit 10-A. 2 Based on the Vibration Source Levels of Construction Equipment included on Table 10-4. 3 Federal Transit Administration, Transit Noise and Vibration Impact Assessment. ° Does the vibration level exceed the FTA acceptable vibration level for the given land use? 12954-09 Noise Study 49 U%1 URBAN 12-995 Receiver Vibration Levels (VdB)z Distance to Highest Receiver Land Construction Threshold Threshold Location' Use Activity Small Jack- Loaded Large Vibration Vd6 3 ) Exceeded?4 (Feet) Bulldozer hammer Trucks Bulldozer Levels( R1 Residential 83' 42.4 63.4 70.4 71.4 71.4 78 No R2 Residential 60' 46.6 67.6 74.6 75.6 75.6 78 No 1 Noise receiver locations are shown on Exhibit 10-A. 2 Based on the Vibration Source Levels of Construction Equipment included on Table 10-4. 3 Federal Transit Administration, Transit Noise and Vibration Impact Assessment. ° Does the vibration level exceed the FTA acceptable vibration level for the given land use? 12954-09 Noise Study 49 U%1 URBAN 12-995 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 50 [v1 URBAN 12-996 2510 PCH Mixed -Use Development Noise Impact Analysis 11 REFERENCES 1. State of California. California Environmental Quality Act, Appendix G & Amendments and Additions to the State CEQA Guidelines. 2019. 2. City of Newport Beach. Municipal Code, Chapter 10.28 Loud and Unreasonable Noise. 3. -. Draft Environmental Impact Report General Plan 2006 Update. April 2006. 4. California Department of Transportation Environmental Program. Technical Noise Supplement - A Technical Supplement to the Traffic Noise Analysis Protocol. Sacramento, CA: s.n., September 2013. 5. Environmental Protection Agency Office of Noise Abatement and Control. Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety. March 1974. EPA/ONAC 550/9/74-004. 6. U.S. Department of Transportation, Federal Highway Administration, Office of Environment and Planning, Noise and Air Quality Branch. Highway Traffic Noise Analysis and Abatement Policy and Guidance. June, 1995. 7. U.S. Department of Transportation, Federal Highway Administration. Highway Traffic Noise in the United States, Problem and Response. April 2000. p. 3. 8. U.S. Environmental Protection Agency Office of Noise Abatement and Control. Noise Effects Handbook -A Desk Reference to Health and Welfare Effects of Noise. October 1979 (revised July 1981). EPA 550/9/82/106. 9. U.S. Department of Transportation, Federal Transit Administration. Transit Noise and Vibration Impact Assessment. September 2018. 10. Office of Planning and Research. State of California General Plan Guidelines. 2018. 11. City of Newport Beach. General Plan Noise Element. November, 2006. 12. -. Municipal Code, Chapter 10.26 Community Noise Control. 13. National Institute for Occupational Safety and Health. Criteria for Recommended Standard: Occupational Noise Exposure. June 1998. 14. American National Standards Institute (ANSI). Specification for Sound Level Meters ANSI 51.4- 201411EC 61672-1:2013. 15. U.S. Department of Transportation, Federal Highway Administration. FHWA Highway Traffic Noise Prediction Model. December 1978. FHWA-RD-77-108. 16. California Department of Transportation Environmental Program, Office of Environmental Engineering. Use of California Vehicle Noise Reference Energy Mean Emission Levels (Calveno REMELs) in FHWA Highway Traffic Noise Prediction. September 1995. TAN 95-03. 17. California Department of Transportation. Traffic Noise Attenuation as a Function of Ground and Vegetation Final Report. June 1995. FHWA/CA/TL-95/23. 18. City of Newport Beach. General Plan Circulation Element Figure CE1 Master Plan of Streets and Highways. September 2006. 12954-09 Noise Study `V1 URBAN 51 CRQSSROAPS 12-997 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 52 [v1 URBAN 12-998 2510 PCH Mixed -Use Development Noise Impact Analysis 12 CERTIFICATION The contents of this noise study report represent an accurate depiction of the noise environment and impacts associated with the proposed 2510 PCH Mixed -Use Development Project. The information contained in this noise study report is based on the best available data at the time of preparation. If you have any questions, please contact me directly at (949) 336-5979. Bill Lawson, P.E., INCE Principal URBAN CROSSROADS, INC. 260 E. Baker Street, Suite 200 Costa Mesa, CA 92626 (949) 336-5979 blawson@urbanxroads.com EDUCATION QRpf ES51% IR- LU �pVJARD� q� F .Q`s iso 2c� a a No. TR 2537 TRAFFIC ��P ��OF CAUf�� Master of Science in Civil and Environmental Engineering California Polytechnic State University, San Luis Obispo • December, 1993 Bachelor of Science in City and Regional Planning California Polytechnic State University, San Luis Obispo • June, 1992 PROFESSIONAL REGISTRATIONS PE — Registered Professional Traffic Engineer — TR 2537 • January, 2009 AICP — American Institute of Certified Planners — 013011 • June, 1997—January 1, 2012 PTP — Professional Transportation Planner • May, 2007 — May, 2013 INCE — Institute of Noise Control Engineering • March, 2004 PROFESSIONAL AFFILIATIONS ASA— Acoustical Society of America ITE — Institute of Transportation Engineers PROFESSIONAL CERTIFICATIONS Certified Acoustical Consultant — City of Orange • February, 2011 FHWA-NHI-142051 Highway Traffic Noise Certificate of Training • February, 2013 12954-09 Noise Study 53 [v1 URBAN 12-999 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 54 [v1 URBAN 12-1000 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.26 12954-09 Noise Study 55 O URBAN 12-1001 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 56 O URBAN 12-1002 Chapter 10.26 COMMUNITY NOISE CONTROL Sections: 10.26.005 Declaration of Policy. 10.26.010 Definitions. 10.26.015 Decibel Measurement Criteria. 10.26.020 Designated Noise Zones. 10.26.025 Exterior Noise Standards. 10.26.030 Interior Noise Standards. 10.26.035 Exemptions. 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions—Special Provisions. 10.26.045 Heating, Venting and Air Conditioning—Special Provisions. 10.26.050 Sound -Amplifying Equipment. 10.26.055 Noise Level Measurement. 10.26.065 Proposed Developments. 10.26.070 Prima Facie Violation. 10.26.075 Violations. 10.26.080 Violations—Additional Remedies—Injunctions. 10.26.085 City Manager Waiver. 10.26.090 Noise Abatement Programs. 10.26.095 Manner of Enforcement. 10.26.100 Severability. 10.26.005 Declaration of Policy. .................................................................................................................................................................................................................................................................................................................................. A. In order to control unnecessary, excessive and annoying noise in the City of Newport Beach, it is declared to be the policy of the City to prohibit such noise generated from or by all sources as specified in this chapter. B. It is determined that certain noise levels are detrimental to the public health, welfare and safety and contrary to public interest, therefore, the City Council of the City of Newport Beach does ordain and declare that creating, maintaining, causing or allowing to be created, caused or maintained, any noise in a manner prohibited by, or not in conformity with, the provisions of this chapter, is a public nuisance and may be punished as a public nuisance. The ordinance codified in this chapter is effective thirty (30) days from adoption, however, all fixed noise sources existing at the date of adoption shall have ninety (90) days from the date of adoption to achieve compliance with this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.010 Definitions. .................................................................................................................................................................................................................................................................................................................................. The following words, phrases and terms as used in this chapter shall have the meanings as indicated here: "Agricultural property" means a parcel of real property which is undeveloped for any use other than agricultural purposes. "Ambient noise level" means the all-encompassing noise level associated with a given environment, being a composite of sounds from all sources, excluding the alleged offensive noise, at the location and approximate time at which a comparison with the alleged offensive noise is to be made. "A -weighted sound level" means the total sound level meter with a reference pressure of twenty (20) micropascals using the A -weighted network (scale) at slow response. The unit of measurement shall be defined as DBA. 57 12-1003 "Code Enforcement Officer" means the Code Enforcement Officer of the City or his duly authorized deputy. "Commercial property" means a parcel of real property which is used as either in part or in whole for commercial purposes. "Cumulative period" means an additive period of time composed of individual time segments which may be continuous or interrupted. "Decibel (Db)" means a unit which denotes the ratio between two quantities which are proportional to power: the number of decibels corresponding to the ratio of two amounts of power is ten times the logarithm to the base ten of this ratio. "Dwelling unit" means any area within a structure on any parcel which: 1. Contains separate or independent living facilities for one or more persons, with an area or equipment for sleeping, sanitation and food preparation, and which has independent exterior access to ground level; or 2. Is being utilized for residential purposes by one or more persons separately or independently from occupants of other areas within the structure. "Emergency machinery, vehicle, work or alarm" means any machinery, vehicle, work or alarm used, employed, performed or operated in an effort to protect, provide or restore safety conditions in the community or for the citizenry, or work by private or public utilities when restoring utility service. "Equivalent, noise, level, leq." means the sound level corresponding to a steady state noise level over a given measurement period with the same amount of acoustic energy as the actual time varying noise level. Also known as the energy average noise level during the measurement period. The measurement period shall be fifteen (15) minutes under the terms of this chapter. "Fixed noise source" means a stationary device which creates sounds while fixed or motionless including but not limited to residential, agricultural, industrial and commercial machinery and equipment, pumps, fans, compressors, air conditioners and refrigeration equipment. "Grading" means any excavating of filling of earth material or any combination thereof conducted at a site to prepare said site for construction or other improvements thereon. "Health care institution" means any hospital, convalescent home or other similar facility excluding residential. "Hertz (HZ)" means the unit which describes the frequency of a function periodic in time which is the reciprocal of the period. "Impulsive noise" means a noise of short duration usually less than one second and of high intensity, with an abrupt onset and rapid decay. "Industrial property" means a parcel of real property which is used either in part or in whole for manufacturing purposes. "Intruding noise level" means the total sound level, in decibels, created, caused, maintained or originating from an alleged offensive source at a specified location while the alleged offensive source is in operation. "Licensed" means the issuance of a formal license or permit by the appropriate jurisdictional authority, or where no permits or licenses are issued, the sanctioning of the activity by the jurisdiction as noted in public record. "Major roadway" means any street, avenue, boulevard or highway used for motor vehicle traffic which is owned or controlled by a public government entity. 58 12-1004 "Mobile noise source" means any noise source other than a fixed noise source. "Person" means any individual, firm, partnership, association, corporation, company or organization of any kind, including public agencies. "Residential property" means a parcel of real property which is used either in part or in whole for residential purposes, other than transient uses such as hotels and motels, and residential care facilities. Residential property includes the residential portion of mixed use properties. "Simple tone noise" means a noise characterized by a predominant frequency or frequencies so that other frequencies cannot be readily distinguished. If measured, simple tone noise shall exist if the one-third octave band sound pressure levels in the band with the tone exceeds the arithmetic average of the sound pressure levels of the two continuous one-third octave bands as follows: five Db for frequencies of five hundred (500) Hertz (Hz) and above or, by fifteen (15) Db for frequencies less than or equal to one hundred twenty-three (123) Hz. "Sound level meter" means an instrument meeting American National Standard Institute's Standard S1.4-1971 or most recent revision thereof for Type 2 sound level meters or an instrument and the associated recording and analyzing equipment which will provide equivalent data. "Sound pressure level" of a sound, in decibels, means twenty (20) times the logarithm to the base ten of the ratio of the pressure of the sound to a reference pressure which shall be explicitly stated. "Vibration" means any movement of the earth, ground or other similar surface created by a temporal and spatial oscillation device or equipment located upon, affixed in conjunction with that surface. (Ord. 95-38 § 11 (part), 1995) 10.26.015 Decibel Measurement Criteria. .................................................................................................................................................................................................................................................................................................................................. Any decibel measurement made pursuant to the provisions of this chapter shall be based on a reference sound pressure of twenty (20) micropascals as measured with a sound level meter using the A -weighted network (scale) at slow response. (Ord. 95-38 § 11 (part), 1995) 10.26.020 Designated Noise Zones. .................................................................................................................................................................................................................................................................................................................................. The properties hereinafter described assigned to the following noise zones: Noise Zone I — All single-, two- and multiple -family residential properties; Noise Zone II — All commercial properties; Noise Zone III — The residential portion of mixed-use properties; Noise Zone IV — All manufacturing or industrial properties. The actual use of the property shall be the determining factor in establishing whether a property is in Noise Zone I, 11, III or IV provided that the actual use is a legal use in the City of Newport Beach. (Ord. 95-38 § 11 (part), 1995) 10.26.025 Exterior Noise Standards. .................................................................................................................................................................................................................................................................................................................................. A. The following noise standards, unless otherwise specifically indicated, shall apply to all property with a designated noise zone: 59 12-1005 ALLOWABLE EXTERIOR NOISE LEVEL (Equivalent Noise If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.030 Interior Noise Standards. .................................................................................................................................................................................................................................................................................................................................. A. The following noise standard, unless otherwise specifically indicated, shall apply to all residential property within all noise zones: NOISE TYPE OF LAND ZONE USE I Residential III Residential portions of mixed-use properties ALLOWABLE INTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7a.m.to10p.m 45 DBA 45 DBA 10 p.m. to 7 a.m. 40 DBA 40 DBA 60 12-1006 Level, Leq) NOISE TYPE OF LAND ZONE USE 7 a.m. to 10 p.m. 10 p.m. to 7 a.m. I Single-, two -or 55 DBA 50 DBA multiple -family residential II Commercial 65 DBA 60 DBA III Residential 60 DBA 50 DBA portions of mixed-use properties IV Industrial or 70 DBA 70 DBA manufacturing If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.030 Interior Noise Standards. .................................................................................................................................................................................................................................................................................................................................. A. The following noise standard, unless otherwise specifically indicated, shall apply to all residential property within all noise zones: NOISE TYPE OF LAND ZONE USE I Residential III Residential portions of mixed-use properties ALLOWABLE INTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7a.m.to10p.m 45 DBA 45 DBA 10 p.m. to 7 a.m. 40 DBA 40 DBA 60 12-1006 If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It shall be unlawful for any person at any location within the incorporated area of the City to create any noise or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such a person which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen -minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A -weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the noise standard applicable to said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on a boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 2, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.035 Exemptions. .................................................................................................................................................................................................................................................................................................................................. The following activities shall be exempted from the provisions of this chapter: A. Any activity conducted on public property, or on private properly with the consent of the owner, by any public entity, or its officers, employees, representatives, agents, subcontractors, permittees, licensees, or lessees, which are consistent with, and in furtherance of, the governmental functions or services the public entity has authorized, or responsible, to perform, activities which are exempt from the provisions of this chapter include, without limitation, sporting and recreational activities which are sponsored or co-sponsored by the City of Newport Beach or the Newport Mesa Unified School District; B. Occasional outdoor gatherings, public dances, show, sporting and entertainment events, provided said events are conducted pursuant to a permit or license issued by the appropriate jurisdiction relative to the staging of said events; C. Any mechanical device, apparatus or equipment used, related to or connected with emergency machinery, vehicle, work or warning alarm or bell, provided the sounding of any bell or alarm on any building or motor vehicle shall terminate its operation within forty-five (45) minutes in any hour of its being activated; D. Noise sources associated with construction, repair, remodeling, demolition or grading of any real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; E. Noise sources associated with construction, repair, remodeling, demolition or grading of public rights-of-way or during authorized seismic surveys; F. All mechanical devices, apparatus or equipment associated with agriculture operations provided that: 1. Operations do not take place between eight p.m. and seven a.m. on weekdays, including Saturday, or at any time Sunday or a federal holiday, or 2. Such operations and equipment are utilized for the protection or salvage of agricultural crops during periods of potential or actual frost damage or other adverse weather conditions, or 3. Such operations and equipment are associated with agricultural pest control through pesticide application, provided the application is made in accordance with permits issued by or regulations enforced 61 12-1007 by the California Department of Agriculture; G. Noise sources associated with the maintenance of real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; H. Any activity to the extent regulation thereof has been preempted by state or federal law. NOTE: Preemption may include motor vehicle, aircraft in flight, and railroad noise regulations; I. Any noise sources associated with people and/or music associated with a party at a residential property. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapters 10.28 and 10.58 of this title; J. Any noise sources associated with barking dogs or other intermittent noises made by animals on any properly within the City of Newport Beach. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapter 7.20 of this Code; K. Any noise sources associated with the operation of a permanently installed heating, venting and air conditioning (HVAC) equipment on a residential property permitted under the provisions of Section 10.26.045(B) and (C); L. Any noise sources specifically identified and mitigated under the provisions of a use permit, modification permit, development agreement or planned community district development plan adopted prior to the date of adoption of this chapter. (Ord. 95-53 § 3, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions —Special Provisions. .................................................................................................................................................................................................................................................................................................................................. It is unlawful for any person to create any noise which causes the noise level at any school, day care center, hospital or similar health care institution, church, library or museum while the same is in use, to exceed the noise standards specified in Section 10.26.025 prescribed for the assigned Noise Zone I (residential uses). (Ord. 95-38 § 11 (part), 1995) 10.26.045 Heating, Venting and Air Conditioning—Special Provisions. A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or adjacent to residential areas shall be issued only where installations can be shown by computation, based on the sound rating of the proposed equipment, not to exceed an A -weighted sound pressure level of fifty (50) DBA or not to exceed an A -weighted sound pressure level of fifty-five (55) dBA and be installed with a timing device that will deactivate the equipment during the hours of ten p.m. to seven a.m. The method of computation used shall be that specified in "Standard Application of Sound Rated Outdoor Unitary Equipment," Standard 275, Air conditioning and Refrigeration Institute, 1984 or latest revision thereof. B. Existing HVAC Equipment. 1. HVAC equipment legally installed prior to April 22, 1981, shall be permitted to operate with an exterior noise limit of sixty-five (65) dBA until January 1, 1998. 2. HVAC equipment legally installed prior to April 22, 1981, shall be exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter until January 1, 1998. 3. HVAC equipment legally installed after April 22, 1981, and prior to the date of adoption of this chapter shall not exceed a maximum exterior noise limit of fifty-five (55) dBA during the ninety -day compliance period set forth in Section 10.26.005. 62 12-1008 C. In the event that HVAC equipment cannot meet the requirements set forth in this chapter, then the exterior noise limit for such equipment may be raised to sixty-five (65) dBA and exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter, provided that the applicant obtains the written consent of all the owners of the affected properties. (Ord. 95-38 § 11 (part), 1995) 10.26.050 Sound -Amplifying Equipment. ......................................................................................................................................... Loudspeakers, sound amplifiers, public address systems or similar devices used to amplify sounds shall be subject to the provisions of Chapter 10.32 of this title. Such sound -amplifying equipment shall not be construed to include electronic devices, including but not limited to, radios, tape players, tape recorders, compact disc players, electric keyboards, music synthesizers, record players or televisions, which are designed and operated for personal use, or used entirely within a building and are not designed or used to convey the human voice, music or any other sound to an audience outside such building, or which are used in vehicles and heard only by occupants of the vehicle in which installed, which shall be subject to the provisions of Chapter 10.28 of this title. (Ord. 95-38 § 11 (part), 1995) 10.26.055 Noise Level Measurement. ............................................................................................................................ A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard. This location may be the closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman activity areas such as trash container storage areas, planter beds, above or contacting a property line fence, or other areas not normally used as part of the yard, patio, deck or balcony. The location selected for measuring exterior noise levels in a nonresidential area shall be at the closest point to the noise source. The measurement microphone height shall be five feet above finish elevation or, in the case of a deck or balcony, the measurement microphone height shall be five feet above the finished floor level. B. The location selected for measuring interior noise levels shall be made within the affected residential unit. The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position. (Ord. 95-38 § 11 (part), 1995) 10.26.065 Proposed Developments. ........................................................................................................................ Each department whose duty it is to review and approve new projects or changes to existing projects that result or may result in the creation of noise shall consult with the Code Enforcement Officer prior to any such approval. If at any time the Code Enforcement Officer has reason to believe that a standard, regulation, action, proposed standard, regulation or action of any department respecting noise does not conform to the provisions as specified in this chapter, the Code Enforcement Officer may request such department to consult with him on the advisability of revising such standard or regulation to obtain uniformity. (Ord. 95-38 § 11 (part), 1995) 10.26.070 Prima Facie Violation. Any noise exceeding the noise level standard as specified in Section 10.26.025 and 10.26.030 of this chapter, shall be deemed to be prima facie evidence of a violation of the provisions of this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.075 Violations. ........................................................................... Any persons violating any of the provisions of this chapter shall be deemed guilty of an infraction. (Ord. 95-38 § 11 (part), 1995) 63 12-1009 10.26.080 Violations—Additional Remedies—Injunctions. A. As an additional remedy, the operation or maintenance of any device, instrument, vehicle or machinery in violation of any provisions of this chapter which operation or maintenance causes or creates sound levels exceeding the allowable standards as specified in this chapter shall be deemed and is declared to be a public nuisance and may be subject to abatement summarily by a restraining order or injunction issued by a court of competent jurisdiction. B. Any violation of this chapter is declared to be a public nuisance and may be abated in accordance with law. The expense of this chapter is declared to be public nuisance and may be by resolution of the City Council declared to be a lien against the property on which such nuisance is maintained, and such lien shall be made a personal obligation of the property owner. (Ord. 95-38 § 11 (part), 1995) 10.26.085 City Manager Waiver. The City Manager is authorized to grant a temporary waiver to the provisions of this chapter for a period of time not to exceed thirty (30) days if such temporary waiver would be in the public interest and there is no feasible and prudent alternative to the activity, or the method of conducting the activity, for which the temporary waiver is sought. (Ord. 95-38 § 11 (part), 1995) 10.26.090 Noise Abatement Programs. A. In circumstances which adopted community -wide noise standards and policies prove impractical in controlling noise generated from a specific source, the City Council may establish a noise abatement program which recognizes the characteristics of the noise source and affected property and which incorporates specialized mitigation measures. B. Noise abatement programs shall set forth in detail the approved terms, conditions and requirements for achieving maximum compliance with noise standards and policies. Said terms, conditions and requirements may include, but shall not be limited to, limitations, restrictions, or prohibitions on operating hours, location of operations, and the types of equipment. (Ord. 95-38 § 11 (part), 1995) 10.26.095 Manner of Enforcement. .................................................................................................................................................................................................................................................................................................................................. A. The City Code Enforcement Officer is directed to enforce the provisions of this chapter and may issue citations for any violation of the provisions of this chapter or violations of this chapter may be prosecuted or enforced in the same manner as other infractions pursuant to this Code; provided, however, that in the event of an initial violation of the provisions of this chapter, a written notice may be given to the alleged violator which specifies the time by which the condition shall be corrected. B. No person shall interfere with, oppose or resist any authorized person charged with the enforcement of this chapter while such person is engaged in the performance of his/her duty. C. In the event the alleged violator cannot be located in order to serve any notice, the notice shall be deemed to be given upon mailing such notice by registered or certified mail to the alleged violator at his last known address or at the place where the violation occurred in which event the specified time period for abating the violation or applying for a variance shall commence at the date of the day following the mailing of such notice. (Ord. 95-38 § 11 (part), 1995) 10.26.100 Severability. .................................................................................................................................................................................................................................................................................................................................. If any provision, clause, sentence, or paragraph of this chapter, or the application thereof to any person or circumstance shall be held invalid, such invalidity shall not affect the other provisions of this chapter which can be 64 12-1010 given effect without the invalid provisions or application and, to this end, the provisions of this chapter are hereby declared to be severable. (Ord. 95-38 § 11 (part), 1995) The Newport Beach Municipal Code is current through Ordinance 2019-14, passed September 10, 2019. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. 65 12-1011 12954-07 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 66 O URBAN 12-1012 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 3.2: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.28 12954-09 Noise Study 67 O URBAN 12-1013 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 68 O URBAN 12-1014 Chapter 10.28 LOUD AND UNREASONABLE NOISE* Sections: 10.28.005 Policy. 10.28.007 Loud and Unreasonable Noise is Prohibited. 10.28.010 Loud and Unreasonable Noise. 10.28.020 Loud and Raucous Noise from Sound -Making or Amplifying Devices Prohibited. 10.28.040 Construction Activity—Noise Regulations. 10.28.045 Real Property Maintenance—Noise Regulations. 10.28.050 Exceptions. Sound -amplifying equipment—See Chapter 10.32. Prior history: 1949 Code § 4208; Ords. 1191, 1802, 87-11, 87-17 and 93-7. 10.28.005 Policy. .................................................................................................. It is found and declared as follows: A. The making, allowing, creation or maintenance of loud and unreasonable, unnecessary, or unusual noises which are prolonged, unusual, annoying, disturbing and/or unreasonable in their time, place and use are a detriment to public health, comfort, convenience, safety, general welfare and the peace and quiet of the City and its inhabitants. B. The necessity in the public interest for the provisions and prohibitions contained and enacted is to declare as a matter of legislative determination and public policy, and it is further declared that the provisions and prohibitions contained and enacted are in pursuance of and for the purpose of securing and promoting the public health, comfort, convenience, safety, general welfare and property and the peace and quiet of the City and its inhabitants. (Ord. 2001-4 § 1, 2001) 10.28.007 Loud and Unreasonable Noise is Prohibited. ............................................................................................................................................................................................................................................................................................................................... It is unlawful for any person or property owner to make, continue, cause or allow to be made any loud, unreasonable, unusual, penetrating or boisterous noise, disturbance or commotion which annoys, disturbs, injures or endangers the comfort, repose, health, peace and quiet within the limits of the City, and the acts and things listed in this chapter, among others, are declared to be loud, disturbing, injurious and unreasonable noises in violation of this Chapter, but shall not be deemed to be exclusive. (Ord. 2001-4 § 2, 2001) 10.28.010 Loud and Unreasonable Noise. It is unlawful for any person or property owner to willfully make, allow, continue or cause to be made, allowed, or continued, any loud and unreasonable, unnecessary, or disturbing noise, including, but not limited to, yelling, shouting, hooting, whistling, singing, playing music, or playing a musical instrument, which disturbs the peace, comfort, quiet or repose of any area or which causes discomfort or annoyance to any reasonable person of normal sensitivities in the area, after a peace or code enforcement officer has first requested that the person or property owner cease and desist from making or continuing, or causing to make or continue, such loud, unreasonable, unnecessary, excessive or disturbing noise. The factors, standards, and conditions which should be considered in determining whether a violation of the provisions of this section has been committed, include, but are not limited to, the following: A. The level of the noise; 69 12-1015 B. Whether the nature of the noise is usual or unusual; C. Whether the origin of the noise is natural or unnatural; D. The level and intensity of the background (ambient) noise, if any; E. The proximity of the noise to residential or commercial sleeping areas; F. The nature and zoning of the area within which the noise emanates; G. The density of inhabitation of the area within which the noise emanates; H. The time of day and night the noise occurs; I. The duration of the noise; J. Whether the noise is constant, or recurrent or intermittent; and K. Whether the noise is produced by a commercial or noncommercial activity; L. If the noise is produced by a commercial activity, whether the use is lawful under the provisions of Title 20 of this Code and whether the noise is one that could reasonably be expected from the commercial activity. M. Penalties. Any person who violates any provision of this section is guilty of a misdemeanor, unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010 of this Code. (Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) 10.28.020 Loud and Raucous Noise from Sound -Making or Amplifying Devices Prohibited. .................................................................................................................................................................................................................................................................................................................................. A. It is unlawful for any person to cause, allow or permit the emission or transmission of any loud or raucous noise from any sound -making or sound -amplifying device in his possession or under his control: 1. Upon any private property; or 2. Upon any public street, alley, sidewalk or thoroughfare; or 3. In or upon any public park, beach or other public place or property. B. The words "loud and raucous noise," as used herein, shall mean any sound or any recording thereof when amplified or increased by any electrical, mechanical or other device to such volume, intensity or carrying power as to unreasonably interfere with the peace and quiet of other persons within or upon any one or more of such places or areas, or as to unreasonably annoy, disturb, impair or endanger the comfort, repose, health, or safety of other persons within or upon any one or more such places or areas. C. The word "unreasonably," as used herein, shall include, but not be limited to, consideration of the hour, place, nature and circumstances of the emission or transmission of any such loud and raucous noise. D. Penalties. Any person who violates any provision of this section is guilty of a misdemeanor unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010 of this Code. (Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) 10.28.040 Construction Activity—Noise Regulations. .................................................................................................................................................................................................................................................................................................................................. A. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner which produces loud 70 12-1016 noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, unless authorized to do so in accordance with subsection (B) of this section. B. The provisions of subsection (A) of this section shall not apply to the following: 1. Work performed on any weekday, which is not a federal holiday, between the hours of 7:00 a.m. and 6:30 p.m. 2. Work performed on a Saturday, in any area of the City that is not designated as a high-density area, between the hours of 8:00 a.m. and 6:00 p.m. 3. Emergency work performed pursuant to written authorization of the Community Development Director, or his or her designee. 4. Maintenance, repair or improvement of any public work or facility by public employees, by any person or persons acting pursuant to a public works contract, or by any person or persons performing such work or pursuant to the direction of, or on behalf of, any public agency; provided, however, this exception shall not apply to the City of Newport Beach, or its employees, contractors or agents, unless: a. The City Manager or department director determines that the maintenance, repair or improvement is immediately necessary to maintain public services; b. The maintenance, repair or improvement is of a nature that cannot feasibly be conducted during normal business hours; or c. The City Council has approved project specifications, contract provisions, or an environmental document that specifically authorizes construction during hours of the day which would otherwise be prohibited pursuant to this section. C. No landowner, construction company owner, contractor, subcontractor, or employer shall permit or allow any person or persons working under their direction and control to operate any tool, equipment or machine in violation of the provisions of this section. D. Any person who violates any provision of this section is guilty of a misdemeanor unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010, or any successor section, of this Code. E. Designated High -Density Area. The term "designated high-density area" shall mean any shaded area on the following map. See Exhibit A*. The geographical boundaries of a homeowners' association, as defined in subsection (F) of this section, shall be excluded from the definition of a "designated high-density area" if the City Council adopts a resolution pursuant to subsection (F) of this section. F. A homeowners' association located within a designated high-density area may exclude the geographical boundaries of the homeowners' association from the definition of a designated high-density area if: 1. The board of directors of the homeowners' association votes to approve a resolution or letter declaring its desire to exempt its geographical boundaries from the definition of a designated high-density area; 2. The board of directors submits the approved resolution or letter to the City Clerk for consideration by the City Council; and 3. The City Council adopts a resolution finding that exempting the geographical boundaries of the homeowners' association from the definition of a designated high-density area will not negatively affect surrounding property owners. 71 12-1017 For the purpose of this subsection, a "homeowners' association" means an organization consisting of at least thirty (30) voting members whose properties connect in a contiguous manner and whose operation is governed by a board of directors. (Ord. 2019-11 §§ 1, 2, 2019; Ord. 2019-9 § 1, 2019: Ord. 2013-11 § 35, 2013; Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) "Exhibit A is on file in the City Clerk's office. 10.28.045 Real Property Maintenance—Noise Regulations. A. Weekdays and Saturdays. No person shall, while engaged in maintenance of real property, operate any tool, equipment or machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, except between the hours of seven a.m. and six -thirty p.m., Monday through Friday, nor on any Saturday, except between the hours of eight a.m. and six p.m. B. Sundays and Holidays. No person shall, while engaged in maintenance of real property, operate any tool, equipment or machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any federal holiday. C. No landowner, gardener, property maintenance service, contractor, subcontractor or employer shall permit or allow any person or persons working under their direction and control to operate any tool, equipment or machine in violation of the provisions of this section. D. After January 1, 1996, mechanical blowers, as defined in Section 6.04.055, shall not be operated at a noise level that exceeds an A -weighted sound pressure level of seventy (70) dBA, as measured at a distance of fifty (50) feet. After January 1, 1999, such equipment shall not be operated at a noise level that exceeds an A - weighted sound pressure level of sixty-five (65) dBA, as measured from a distance of fifty (50) feet. E. Exceptions. The provisions of this section shall not apply to the following: 1. Emergency property maintenance authorized by the Community Development Director, or his or her designee; 2. The maintenance, repair or improvement of any public work or facility by public employees, by any person or persons acting pursuant to a public works contract, or by any person or persons performing such work or pursuant to the direction of, or on behalf of, any public agency; provided, however, this exception shall not apply to the City of Newport Beach, or its employees, contractors or agents, unless: a. The City Manager or department director determines that the maintenance, repair or improvement is immediately necessary to maintain public service, b. The maintenance, repair or improvement is of a nature that cannot feasibly be conducted during normal business hours, c. The City Council has approved project specifications, contract provisions, or an environmental document that specifically authorizes construction during hours of the day which would otherwise be prohibited pursuant to this section; 3. Greens maintenance on golf courses conducted between the hours of six a.m. and eight p.m. and all other types of golf course maintenance between the hours of seven a.m. and eight p.m., provided no maintenance activity commences before six a.m. F. Penalties. Any person who violates any provision of this section is guilty of a misdemeanor unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010 of this Code. (Ord. 2019-9 § 2, 2019; Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part),2 995) 12-1018 10.28.050 Exceptions. .................................................................................................................................................................................................................................................................................................................................. The provisions of Sections 10.28.040 and 10.28.045 shall not be construed to prohibit such work at different hours by or under the direction of any other public agency in cases of necessity or emergency. (Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) The Newport Beach Municipal Code is current through Ordinance 2019-14, passed September 10, 2019. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. 73 12-1019 12954-07 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 74 O URBAN 12-1020 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 5.1: STUDY AREA PHOTOS 75 O URBAN 12-1021 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 76 O URBAN 12-1022 4 AU-4� ! .jl�d � .7 is �•rft .��s.- - � r �wi`!•. ' � ... � ! r`H4nrtR: �� AYY LE � a, '00JI, -4m . - _ie .7 .u:f'':•� ,.iR fir.'` i��:;�� ! '�" �• `. 3-1 T �.. r� owlps [ it .af JN: 12954 Study Area Photos L5_5 33, 37' 13.110000", 117, 55'20.010000" 80 L5_W 33, 37' 13.340000", 117, 55' 19.770000" 12-1026 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 5.2: NOISE LEVEL MEASUREMENT WORKSHEETS 81 O URBAN 12-1027 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 82 O URBAN 12-1028 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L1- Located south of 204 Tustin Ave near the side yard of the Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development single-family home. Analyst: P. Mara dBA Readings.. 85.0 80.0 75.0 m 70.0 `a 65.0 - 60.0 N 55.0 Iq Lq c M 0 c0 M 3 50.0 N n M 00 n c 45.0 to u+ 00 an 00 00 ()6-N 00 to `^ u+ n ,n = 40.0 a tc `^ `n v 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning ,• ,. 0 48.2 54.5 45.6 53.9 51.3 50.0 47.3 45.9 45.7 0.0 0.0 0.0 48.2 10.0 58.2 1 44.7 51.9 42.0 51.5 49.1 46.5 43.5 42.3 42.0 0.0 0.0 0.0 44.7 10.0 54.7 2 49.3 55.6 45.9 55.1 52.6 51.5 48.4 46.1 45.9 0.0 0.0 0.0 49.3 10.0 59.3 Night 3 45.8 48.3 43.9 48.1 47.4 47.0 45.6 44.3 44.0 0.0 0.0 0.0 45.8 10.0 55.8 4 54.7 66.5 48.5 65.9 61.6 56.4 50.4 48.7 48.6 0.0 0.0 0.0 54.7 10.0 64.7 5 51.0 56.6 48.3 56.4 54.7 52.9 50.2 48.6 48.4 0.0 0.0 0.0 51.0 10.0 61.0 6 64.4 76.0 52.0 75.6 72.4 68.4 55.3 52.8 52.3 0.0 0.0 0.0 64.4 10.0 74.4 7 64.4 76.4 52.1 76.0 72.3 68.0 55.9 52.7 52.2 0.0 0.0 0.0 64.4 0.0 64.4 8 59.1 70.6 50.0 69.7 65.6 61.9 55.0 50.5 50.1 0.0 0.0 0.0 59.1 0.0 59.1 9 63.7 72.0 56.4 71.5 68.8 66.7 61.8 57.4 56.6 0.0 0.0 0.0 63.7 0.0 63.7 10 60.4 68.7 54.8 68.2 65.4 63.4 58.2 55.5 55.0 0.0 0.0 0.0 60.4 0.0 60.4 11 59.4 72.5 51.5 71.0 65.3 61.6 54.9 52.0 51.6 0.0 0.0 0.0 59.4 0.0 59.4 12 57.4 66.9 51.9 66.4 63.1 60.3 54.8 52.3 52.0 0.0 0.0 0.0 57.4 0.0 57.4 Day 13 58.1 67.5 51.7 67.0 63.9 61.6 55.1 52.2 51.9 0.0 0.0 0.0 58.1 0.0 58.1 14 58.5 66.5 52.1 66.0 63.7 62.4 55.5 52.5 52.2 0.0 0.0 0.0 58.5 0.0 58.5 15 58.0 65.3 54.3 64.9 62.5 60.4 56.5 54.7 54.4 0.0 0.0 0.0 58.0 0.0 58.0 16 60.3 69.5 54.4 69.0 66.1 63.7 57.5 54.8 54.5 0.0 0.0 0.0 60.3 0.0 60.3 17 59.8 70.2 53.3 69.6 66.2 62.8 56.5 53.7 53.4 0.0 0.0 0.0 59.8 0.0 59.8 18 59.1 68.8 53.2 68.4 1 65.1 61.9 56.4 53.6 53.3 0.0 1 0.0 0.0 59.1 0.0 59.1 19 58.3 67.8 51.5 67.6 64.9 62.4 54.5 52.1 51.6 0.0 0.0 0.0 58.3 5.0 63.3 Evening 20 54.2 62.3 49.7 61.9 59.1 56.7 52.3 50.1 49.8 0.0 0.0 0.0 54.2 5.0 59.2 21 54.8 62.3 50.5 61.9 59.9 57.9 53.0 50.9 50.6 0.0 0.0 0.0 54.8 5.0 59.8 22 51.2 59.4 47.2 58.8 56.0 54.0 49.4 47.5 47.3 0.0 0.0 0.0 51.2 10.0 61.2 Night 23 1 46.4 1 55.0 1 41.8 54.7 52.3 1 49.9 1 44.0 1 42.1 1 41.9 0.0 0.0 1 0.0 1 46.4 1 10.0 1 56.4 1 1. iM0111111111111 IIIIIIIIIIEZ.. Min 57.4 65.3 50.0 64.9 62.5 60.3 54.8 50.5 50.1 0.0 0.0 0.0 Da Day Max 64.4 76.4 56.4 76.0 72.3 68.0 61.8 57.4 56.6 0.0 0.0 0.0 Energy Average 60.4 Average: 69.0 65.7 62.9 56.5 53.5 53.1 0.0 0.0 0.0 p p 50.0 59.9156.0 Min 54.2 62.3 49.7 61.9 59.1 56.7 52.3 50.1 49.8 0.0 0.0 0.0 Evening Max 58.3 67.8 51.5 67.6 1 64.9 62.4 54.5 52.1 51.6 0.0 1 0.0 0.0 Energy Average 56.2 Average: 63.8 61.3 59.0 53.3 51.0 50.7 0.0 0.0 0.0 Min 44.7 48.3 41.8 48.1 47.4 46.5 43.5 42.1 41.9 0.0 0.0 0.0 Night 1 63.5 Max 64.4 76.0 52.0 75.6 72.4 68.4 55.3 52.8 52.3 0.0 0.0 0.0 Energy Average 56.0 Average: 57.8 55.3 53.0 48.2 46.5 46.2 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L1_N 83 OURBAM 12-1029 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L2 - Located near the parking meters in the parking lot Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development adjacent to 124 Tustin Ave. Analyst: P. Mara dBA Readings (unadjusted) 85.0 80.0 75.0 m 70.0 `a 65.0 - 60.0 n 55.0 � N a0 00 ri M 3 50.0 Ln O O lD O � tD 5.0 = 40.0 a a Ln `n Ln Ln ui tD Ln vii %0 Ln Ln Ln Ln 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0. ,. 0 49.0 56.7 40.5 56.5 56.0 55.6 42.4 40.7 40.6 0.0 0.0 0.0 49.0 10.0 59.0 1 42.6 49.5 39.7 49.2 47.1 45.2 41.0 39.9 39.8 0.0 0.0 0.0 42.6 10.0 52.6 2 53.0 60.6 40.7 60.6 60.4 60.3 44.1 41.2 40.8 0.0 0.0 0.0 53.0 10.0 63.0 Night 3 43.4 48.9 41.5 48.6 46.4 44.9 42.7 41.8 41.6 0.0 0.0 0.0 43.4 10.0 53.4 4 47.1 54.6 43.8 54.2 52.0 49.1 45.5 44.1 43.9 0.0 0.0 0.0 47.1 10.0 57.1 5 49.2 56.1 45.6 55.7 53.3 51.5 48.1 45.9 45.7 0.0 0.0 0.0 49.2 10.0 59.2 6 56.3 65.1 49.3 64.6 62.3 60.5 53.1 49.9 49.5 0.0 0.0 0.0 56.3 10.0 66.3 7 59.8 68.6 51.3 68.3 66.8 64.5 55.1 52.0 51.5 0.0 0.0 0.0 59.8 0.0 59.8 8 57.5 71.0 48.7 68.9 62.1 60.1 54.0 49.5 48.9 0.0 0.0 0.0 57.5 0.0 57.5 9 56.1 62.0 51.2 61.5 59.8 58.8 55.2 51.9 51.4 0.0 0.0 0.0 56.1 0.0 56.1 10 64.7 71.7 61.2 71.3 68.9 67.4 63.1 61.6 61.3 0.0 0.0 0.0 64.7 0.0 64.7 11 54.4 59.9 49.2 59.5 58.0 57.1 53.3 49.9 49.4 0.0 0.0 0.0 54.4 0.0 54.4 12 54.6 60.3 50.2 59.8 58.1 56.9 53.8 50.8 50.3 0.0 0.0 0.0 54.6 0.0 54.6 Day 13 55.9 63.6 48.8 63.0 60.9 59.6 53.4 49.6 49.0 0.0 0.0 0.0 55.9 0.0 55.9 14 54.2 60.1 48.0 59.7 58.3 57.4 52.7 48.5 48.1 0.0 0.0 0.0 54.2 0.0 54.2 15 53.5 59.3 49.4 58.6 57.0 56.0 52.6 49.8 49.5 0.0 0.0 0.0 53.5 0.0 53.5 16 56.1 64.6 50.3 64.0 61.8 59.8 53.6 50.9 50.5 0.0 0.0 0.0 56.1 0.0 56.1 17 56.2 63.2 49.6 62.7 61.0 59.8 53.4 50.2 49.7 0.0 0.0 0.0 56.2 0.0 56.2 18 54.5 61.6 49.3 61.2 1 59.0 57.4 53.0 49.9 49.4 0.0 1 0.0 0.0 54.5 0.0 54.5 19 53.4 60.8 48.1 60.5 58.6 56.4 51.7 48.6 48.2 0.0 0.0 0.0 53.4 5.0 58.4 Evening 20 50.8 57.9 45.5 57.4 55.2 53.5 49.5 46.0 45.6 0.0 0.0 0.0 50.8 5.0 55.8 21 54.8 59.5 52.5 59.1 57.3 56.3 54.2 52.9 52.6 0.0 0.0 0.0 54.8 5.0 59.8 22 51.1 56.1 48.0 55.8 54.2 53.0 50.4 48.3 48.1 0.0 0.0 0.0 51.1 10.0 61.1 Night 23 1 44.3 1 51.5 1 39.7 51.1 49.1 1 47.4 1 42.4 1 40.0 1 39.8 0.0 0.0 1 0.0 1 44.3 1 10.0 1 54.3 Min 53.5 59.3 48.0 58.6 57.0 56.0 52.6 48.5 48.1 0.0 0.0 0.0 Da Day 191 Max 64.7 71.7 61.2 71.3 68.9 67.4 63.1 61.6 61.3 0.0 0.0 0.0 Energy Average 57.9 Average: 63.2 61.0 59.6 54.4 51.2 50.7 0.0 0.0 0.0 55.8 57.3 50.6 Evening Min 50.8 57.9 45.5 57.4 55.2 53.5 49.5 46.0 45.6 0.0 0.0 0.0 Max 54.8 60.8 52.5 60.5 58.6 56.4 54.2 52.9 52.6 0.0 0.0 0.0 Energy Average 53.3 Average: 59.0 57.0 55.4 51.8 49.2 48.8 0.0 0.0 0.0 Min 42.6 48.9 39.7 48.6 46.4 44.9 41.0 39.9 39.8 0.0 0.0 0.0 Night 59.2 Max 56.3 65.1 49.3 64.6 62.3 60.5 53.1 49.9 49.5 0.0 0.0 0.0 Energy Average 50.6 Average: 55.1 53.4 52.0 45.5 43.5 43.3 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L2_M 84 OURBAM 12-1030 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L3 - Located in the parking lot South of Newport Theatre Arts Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development Center. Analyst: P. Mara dBA Readings (unadjusted) 85.0 80.0 75.0 m `a 70.0 65.0 - 60.0 �p 00 M 55.0 M n O N N ai ri N 3 50.0n Ln N ri O M �•'� ri c 45.0 0 �o = ai ai 'n �n ni u� ori '^ `^ ai v v � v ni Ln Ln 40.0 v a v 1 Ln rn Ln Ln Ln 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0. ,. 0 42.7 46.6 40.0 46.5 45.8 45.2 41.9 40.2 40.0 0.0 0.0 0.0 42.7 10.0 52.7 1 40.5 43.2 38.6 43.2 42.8 42.3 40.0 38.7 38.7 0.0 0.0 0.0 40.5 10.0 50.5 2 46.5 49.3 43.9 49.3 49.0 48.5 46.1 44.2 44.0 0.0 0.0 0.0 46.5 10.0 56.5 Night 3 49.5 55.6 46.3 55.4 54.2 52.7 47.7 46.4 46.3 0.0 0.0 0.0 49.5 10.0 59.5 4 46.1 47.6 44.9 47.6 47.4 47.2 45.9 45.0 44.9 0.0 0.0 0.0 46.1 10.0 56.1 5 47.3 49.8 45.4 49.8 49.5 49.0 46.9 45.6 45.4 0.0 0.0 0.0 47.3 10.0 57.3 6 48.7 50.5 47.3 50.5 50.2 50.0 48.5 47.4 47.3 0.0 0.0 0.0 48.7 10.0 58.7 7 49.0 50.3 47.8 50.2 50.0 49.9 48.9 47.9 47.8 0.0 0.0 0.0 49.0 0.0 49.0 8 49.3 51.0 47.8 51.0 50.7 50.5 49.1 48.0 47.9 0.0 0.0 0.0 49.3 0.0 49.3 9 56.3 57.5 54.9 57.5 57.4 57.3 56.3 55.0 54.9 0.0 0.0 0.0 56.3 0.0 56.3 10 56.4 60.3 51.7 60.3 59.9 59.4 54.8 52.0 51.8 0.0 0.0 0.0 56.4 0.0 56.4 11 54.1 56.4 52.0 56.3 56.0 55.6 53.9 52.2 52.1 0.0 0.0 0.0 54.1 0.0 54.1 12 52.1 53.9 50.7 53.9 53.6 53.4 51.8 50.8 50.7 0.0 0.0 0.0 52.1 0.0 52.1 Day 13 53.3 56.1 50.7 56.0 55.7 55.3 52.9 50.9 50.7 0.0 0.0 0.0 53.3 0.0 53.3 14 56.0 59.1 53.3 59.0 58.6 58.0 55.5 53.5 53.3 0.0 0.0 0.0 56.0 0.0 56.0 15 53.8 58.1 51.6 58.0 57.2 56.2 52.9 51.8 51.7 0.0 0.0 0.0 53.8 0.0 53.8 16 55.3 58.4 52.8 58.3 58.0 57.5 54.8 53.0 52.9 0.0 0.0 0.0 55.3 0.0 55.3 17 53.7 57.1 51.4 57.0 56.6 56.0 53.0 51.5 51.4 0.0 0.0 0.0 53.7 0.0 53.7 18 54.0 56.9 51.7 56.8 1 56.4 55.9 53.5 51.9 51.8 0.0 1 0.0 0.0 54.0 0.0 54.0 19 50.5 52.2 49.3 52.1 51.9 51.6 50.3 49.4 49.3 0.0 0.0 0.0 50.5 5.0 55.5 Evening 20 49.2 51.3 47.5 51.2 50.9 50.6 49.0 47.7 47.6 0.0 0.0 0.0 49.2 5.0 54.2 21 49.1 51.0 47.6 50.9 50.6 50.3 48.9 47.7 47.6 0.0 0.0 0.0 49.1 5.0 54.1 22 48.1 50.4 46.1 50.3 50.0 49.7 47.7 46.3 46.1 0.0 0.0 0.0 48.1 10.0 58.1 Night 23 1 45.2 1 47.8 1 43.0 47.7 47.4 1 46.9 1 44.8 1 43.2 1 43.1 1 0.0 0.0 1 0.0 1 45.2 1 10.0 1 55.2 111 REM.. Min 49.0 50.3 47.8 50.2 50.0 49.9 48.9 47.9 47.8 0.0 0.0 0.0 Da Day Max 56.4 60.3 54.9 60.3 59.9 59.4 56.3 55.0 54.9 0.0 0.0 0.0 Energy Average 54.2 Average: 56.2 55.8 55.4 53.1 51.6 51.4 0.0 0.0 0.0 52.0 53.6 46.8 Evening Min 49.1 51.0 47.5 50.9 50.6 50.3 48.9 47.7 47.6 0.0 0.0 0.0 Max 50.5 52.2 49.3 52.1 51.9 51.6 50.3 49.4 49.3 0.0 0.0 0.0 Energy Average 49.7 Average: 51.4 51.2 50.9 49.4 48.3 48.2 0.0 0.0 0.0 Min 40.5 43.2 38.6 43.2 42.8 42.3 40.0 38.7 38.7 0.0 0.0 0.0 Night I 1 55.4 Max 49.5 55.6 47.3 55.4 54.2 52.7 48.5 47.4 47.3 0.0 0.0 0.0 Energy Average 46.8 Average: 48.9 48.5 47.9 45.5 44.1 44.0 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L3_K 85 OURBAM 12-1031 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L4 - Located in parking lot north of 2400 West Coast Hwy and Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development west of Avon Lot 2 Analyst: P. Mara dBA Readings.. 85.0 80.0 75.0 m 70.0 `a 65.0 - 60.0 ,n 55.0 50.0 m LLnn 1D �n �n niYin � o ���0y 45.0 Ln nin Loon Ln tO i° u°1i u00i ;° Ln = 40.0 a `^ Ln 06 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0. ,. 0 47.2 57.3 44.8 53.1 49.4 48.7 46.5 45.4 45.1 0.0 0.0 0.0 47.2 10.0 57.2 1 46.1 54.6 43.5 52.8 48.7 48.0 45.2 44.1 43.8 0.0 0.0 0.0 46.1 10.0 56.1 2 50.4 55.9 45.2 55.2 54.3 53.7 49.1 46.1 45.5 0.0 0.0 0.0 50.4 10.0 60.4 Night 3 47.8 50.9 45.8 50.2 49.4 48.9 47.6 46.5 46.2 0.0 0.0 0.0 47.8 10.0 57.8 4 50.7 54.4 48.7 53.5 52.6 52.0 50.3 49.2 48.9 0.0 0.0 0.0 50.7 10.0 60.7 5 51.4 59.4 48.4 57.5 54.6 52.9 50.5 49.0 48.7 0.0 0.0 0.0 51.4 10.0 61.4 6 62.2 77.4 51.0 72.3 1 68.4 65.9 56.8 51.8 51.4 0.0 1 0.0 0.0 62.2 10.0 72.2 7 60.3 69.4 54.6 67.6 65.4 63.8 58.0 55.4 54.9 0.0 0.0 0.0 60.3 0.0 60.3 8 58.5 69.6 50.6 68.1 64.3 61.3 55.6 51.6 51.0 0.0 0.0 0.0 58.5 0.0 58.5 9 58.5 71.7 51.6 67.9 64.1 60.9 55.7 52.5 52.0 0.0 0.0 0.0 58.5 0.0 58.5 10 63.5 73.3 57.4 71.8 68.8 66.0 61.3 58.9 58.1 0.0 0.0 0.0 63.5 0.0 63.5 11 57.9 69.6 51.0 66.3 63.2 61.1 55.1 52.1 51.5 0.0 0.0 0.0 57.9 0.0 57.9 12 56.9 68.2 51.2 65.7 62.2 59.3 54.6 52.2 51.6 0.0 0.0 0.0 56.9 0.0 56.9 Day 13 58.5 69.2 50.8 67.8 64.7 62.4 54.7 51.8 51.2 0.0 0.0 0.0 58.5 0.0 58.5 14 58.1 68.4 51.0 66.0 63.3 61.6 55.4 51.9 51.4 0.0 0.0 0.0 58.1 0.0 58.1 15 57.4 67.7 52.4 65.7 62.1 59.7 55.4 53.3 52.8 0.0 0.0 0.0 57.4 0.0 57.4 16 61.0 72.6 53.1 71.1 67.5 64.0 57.2 54.1 53.5 0.0 0.0 0.0 61.0 0.0 61.0 17 61.8 75.9 52.6 73.9 68.6 62.8 56.1 53.5 53.0 0.0 0.0 0.0 61.8 0.0 61.8 18 59.2 71.1 52.6 68.2 1 64.9 62.4 56.3 53.4 53.0 0.0 1 0.0 0.0 59.2 0.0 59.2 19 58.7 69.8 51.2 68.9 65.5 62.3 54.6 52.0 51.6 0.0 0.0 0.0 58.7 5.0 63.7 Evening 20 54.1 63.3 49.3 62.2 58.8 56.5 52.4 50.0 49.6 0.0 0.0 0.0 54.1 5.0 59.1 21 56.6 66.6 53.0 64.4 61.0 58.2 55.2 53.6 53.3 0.0 0.0 0.0 56.6 5.0 61.6 22 55.4 70.1 49.7 67.2 59.5 56.7 52.2 50.3 50.0 0.0 0.0 0.0 55.4 10.0 65.4 Night 23 1 48.5 1 52.9 1 46.2 51.9 50.7 1 50.0 1 48.0 1 46.8 1 46.5 0.0 0.0 1 0.0 1 48.5 1 10.0 1 58.5 Min 56.9 67.7 50.6 65.7 62.1 59.3 54.6 51.6 51.0 0.0 0.0 0.0 Da Day Max 63.5 75.9 57.4 73.9 68.8 66.0 61.3 58.9 58.1 0.0 0.0 0.0 Energy Average 59.7 Average: 68.3 64.9 62.1 56.3 53.4 52.8 0.0 0.0 0.0 p 50.1 59.3 54.6 Min 54.1 63.3 49.3 62.2 58.8 56.5 52.4 50.0 49.6 0.0 0.0 0.0 Evening Max 58.7 69.8 53.0 68.9 65.5 62.3 55.2 53.6 53.3 0.0 0.0 0.0 Energy Average 56.9 Average: 65.2 61.8 59.0 54.0 51.9 51.5 0.0 0.0 0.0 Min 46.1 50.9 43.5 50.2 48.7 48.0 45.2 44.1 43.8 0.0 0.0 0.0 Night 62.4 Max 62.2 77.4 51.0 72.3 68.4 65.9 56.8 51.8 51.4 0.0 0.0 0.0 Energy Average 54.6 Average: 57.1 54.2 53.0 49.6 47.7 47.3 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L4_H 86 OURBAM 12-1032 24 -Hour Noise Level Measurement Summary Date: Wednesday, October 2, 2019 Location: L5 - Located in courtyard of 124 Tustin Ave. Meter: Piccolo II JN: 12954 Project: 2510 PCH Mixed -Use Development Analyst: P. Mara dBA Readings (unadjusted) 85.0 80.0 75.0 m `a 70.0 65.0 - 60.0 55.0 3 50.0 N Ln 00 lC n O C11 00 l0 C11 n N N ao ao n C11 O M 00 0 = i< Ln Ln `^ 4�. Ln Ln Ln a Ch O1 40.0 M Ln45.0 Ln uNi Ln Ln v 35.0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Hour Beginning 0. ,. 0 39.2 45.2 36.3 44.7 42.9 41.7 38.0 36.6 36.4 0.0 0.0 0.0 39.2 10.0 49.2 1 37.5 42.9 35.6 42.0 40.1 39.2 36.8 35.8 35.7 0.0 0.0 0.0 37.5 10.0 47.5 2 51.4 53.4 49.7 53.3 52.9 52.7 51.1 49.9 49.7 0.0 0.0 0.0 51.4 10.0 61.4 Night 3 41.8 44.3 37.4 44.0 43.4 43.0 42.4 37.7 37.5 0.0 0.0 0.0 41.8 10.0 51.8 4 49.6 56.8 47.5 S6.5 54.2 51.7 48.1 47.6 47.5 0.0 0.0 0.0 49.6 10.0 59.6 5 43.7 50.2 40.8 49.4 47.5 46.0 42.7 41.1 40.9 0.0 0.0 0.0 43.7 10.0 53.7 6 49.3 57.4 43.9 56.8 54.5 52.2 47.4 44.6 44.1 0.0 0.0 0.0 49.3 10.0 59.3 7 51.0 57.8 45.6 57.4 55.6 54.0 49.5 46.3 45.8 0.0 0.0 0.0 51.0 0.0 51.0 8 50.9 57.6 45.4 56.8 54.8 53.7 49.8 46.2 45.6 0.0 0.0 0.0 50.9 0.0 50.9 9 51.8 60.0 46.8 59.0 56.2 54.7 50.4 47.6 47.0 0.0 0.0 0.0 51.8 0.0 51.8 10 55.5 62.1 50.7 61.7 59.6 58.2 54.2 51.5 50.9 0.0 0.0 0.0 55.5 0.0 55.5 11 52.1 59.8 46.8 58.7 56.3 54.9 50.6 47.6 47.0 0.0 0.0 0.0 52.1 0.0 52.1 12 50.6 57.9 46.5 57.0 54.3 52.9 49.6 47.3 46.7 0.0 0.0 0.0 50.6 0.0 50.6 Day 13 51.9 58.1 47.6 57.5 56.1 55.0 50.5 48.2 47.8 0.0 0.0 0.0 51.9 0.0 51.9 14 52.7 58.9 47.4 58.3 57.2 56.3 50.8 48.0 47.6 0.0 0.0 0.0 52.7 0.0 52.7 15 54.7 64.6 49.2 63.0 60.2 58.0 52.3 49.8 49.4 0.0 0.0 0.0 54.7 0.0 54.7 16 54.2 60.9 49.8 60.2 58.5 57.2 52.8 50.5 50.0 0.0 0.0 0.0 54.2 0.0 54.2 17 50.8 56.9 47.4 56.4 54.7 53.3 49.8 47.8 47.5 0.0 0.0 0.0 50.8 0.0 50.8 18 50.8 57.1 47.0 56.5 54.7 53.6 49.6 47.4 47.1 0.0 0.0 0.0 50.8 0.0 50.8 19 49.7 57.5 46.0 56.7 53.9 52.0 48.3 46.4 46.1 0.0 0.0 0.0 49.7 5.0 54.7 Evening 20 46.9 53.9 42.3 53.4 51.4 49.9 45.2 42.8 42.4 0.0 0.0 0.0 46.9 5.0 51.9 21 49.0 54.5 46.4 54.1 52.4 51.0 48.1 46.7 46.5 0.0 0.0 0.0 49.0 5.0 54.0 22 45.3 51.0 42.2 50.6 49.1 47.7 44.2 42.4 42.3 0.0 0.0 0.0 45.3 10.0 55.3 Night 23 1 39.8 1 46.4 1 36.6 46.0 44.0 1 42.3 1 38.4 1 36.9 1 36.7 0.0 0.0 1 0.0 1 39.8 1 10.0 1 49.8 Min 50.6 56.9 45.4 56.4 54.3 52.9 49.5 46.2 45.6 0.0 0.0 0.0 Day Da Max 55.5 64.6 50.7 63.0 60.2 58.2 54.2 51.5 50.9 0.0 0.0 0.0 Energy Average 52.6 Average: 58.6 56.5 55.2 50.8 48.2 47.7 0.0 0.0 0.0 50.7 52.� 46.6 Min 46.9 53.9 42.3 53.4 51.4 49.9 45.2 42.8 42.4 0.0 0.0 0.0 Evening Max 49.7 57.5 46.4 56.7 53.9 52.0 48.3 46.7 46.5 0.0 0.0 0.0 Energy Average 48.7 Average: 54.7 52.5 51.0 47.2 45.3 45.0 0.0 0.0 0.0 37.5 42.9 35.6 42.0 40.1 39.2 36.8 35.8 35.7 0.0 0.0 0.0 NightMin 54.6 Max 51.4 57.4 49.7 56.8 54.5 52.7 51.1 49.9 49.7 0.0 0.0 0.0 Energy Average 46.6 Average: 49.2 47.6 46.3 43.2 41.4 41.2 0.0 0.0 0.0 U:�UcJobsL12600-13000L12900112954IField WorkJMeasurementsJ12954_L5 L 87 OURBAM 12-1033 12954-07 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 88 O URBAN 12-1034 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 7.1: ON-SITE TRAFFIC NOISE LEVEL CALCULATIONS 89 O URBAN 12-1035 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 90 O URBAN 12-1036 -D-77-108 HIGHWAY NOISE PREDICTION•D• -0.66 Scenario: First Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -0.64 Lot No: Auto Showroom Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 81.16 NOISE MODEL INPUTS -0.65 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 51,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Ldn Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 5,100 vehicles 67.5 Heavy Trucks (3+ Axles): 15 70.0 Vehicle Speed: 40 mph 62.9 61.4 55.0 Vehicle Mix 61.9 Near/Far Lane Distance: 60 feet 63.8 VehicleType Day Evening Night Daily Site Data 62.9 63.0 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 71.3 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 62.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 62.0 feet Leq Evening Autos: 0.000 CNEL Barrier Distance to Observer: 0.0 feet 69.2 Medium Trucks: 2.297 61.4 Observer Height (Above Pad): 5.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 61.9 62.1 Heavy Trucks: Lane Equivalent Distance (in feet) 62.3 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 63.0 Autos: 54.489 72.4 Road Grade: 0.0% 62.8 Medium Trucks: 54.326 71.8 Heavy Trucks: 54.342 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -0.66 -1.20 -4.70 0.000 0.000 Medium Trucks: 76.31 -11.60 -0.64 -1.20 -4.88 0.000 0.000 Heavy Trucks: 81.16 -15.56 -0.65 -1.20 -5.32 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 71.1 69.2 67.5 61.4 70.0 70.6 Medium Trucks: 62.9 61.4 55.0 53.5 61.9 62.1 Heavy Trucks: 63.8 62.3 53.3 54.5 62.9 63.0 Vehicle Noise: 72.4 70.6 67.9 62.8 71.3 71.8 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 71.1 69.2 67.5 61.4 70.0 70.6 Medium Trucks: 62.9 61.4 55.0 53.5 61.9 62.1 Heavy Trucks: 63.8 62.3 53.3 54.5 62.9 63.0 Vehicle Noise: 72.4 70.6 67.9 62.8 71.3 71.8 Tuesday, February 4, 2020 91 12-1037 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.48 Scenario: First Floor With Wall Project Name: 2510 PCH 0.000 Road Name: Tustin Ave. 71.09 Job Number: 12954 -4.48 Lot No: Auto Showroom Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 77.24 NOISE MODEL INPUTS -4.48 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 3,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Ldn Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 300 vehicles 45.5 Heavy Trucks (3+ Axles): 15 48.0 Vehicle Speed: 25 mph 43.5 42.0 35.7 Vehicle Mix 42.6 Near/Far Lane Distance: 12 feet 45.7 VehicleType Day Evening Night Daily Site Data 44.9 45.0 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 50.5 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 98.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 98.0 feet Leq Evening Autos: 0.000 CNEL Barrier Distance to Observer: 0.0 feet 47.2 Medium Trucks: 2.297 39.4 Observer Height (Above Pad): 5.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 42.6 42.8 Heavy Trucks: Lane Equivalent Distance (in feet) 44.3 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 45.0 Autos: 97.944 51.5 Road Grade: 0.0% 42.0 Medium Trucks: 97.853 50.9 Heavy Trucks: 97.862 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -4.48 -1.20 -4.77 0.000 0.000 Medium Trucks: 71.09 -21.87 -4.48 -1.20 -4.88 0.000 0.000 Heavy Trucks: 77.24 -25.82 -4.48 -1.20 -5.17 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 49.1 47.2 45.5 39.4 48.0 48.6 Medium Trucks: 43.5 42.0 35.7 34.1 42.6 42.8 Heavy Trucks: 45.7 44.3 35.3 36.5 44.9 45.0 Vehicle Noise: 51.5 49.8 46.3 42.0 50.5 50.9 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 49.1 47.2 45.5 39.4 48.0 48.6 Medium Trucks: 43.5 42.0 35.7 34.1 42.6 42.8 Heavy Trucks: 45.7 44.3 35.3 36.5 44.9 45.0 Vehicle Noise: 51.5 49.8 46.3 42.0 50.5 50.9 Tuesday, February 4, 2020 92 12-1038 -D-77-108 HIGHWAY NOISE PREDICTION•D• -8.47 Scenario: First Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -11.60 Lot No: Residential Analyst: B. Lawson -4.89 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 81.16 Highway Data -8.47 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 51,000 vehicles 46.7 Autos: 15 Vehicle Noise: Peak Hour Percentage: 10% 60.1 Medium Trucks (2 Axles): 15 63.5 64.0 Peak Hour Volume: 5,100 vehicles Heavy Trucks (3+ Axles): 15 Vehicle Speed: 40 mph Vehicle Mix Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 183.0 feet Noise Source Elevations (in feet) Centerline Dist. to Observer: 183.0 feet Autos: 0.000 Barrier Distance to Observer: 0.0 feet Medium Trucks: 2.297 Observer Height (Above Pad): 5.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 180.593 Road Grade: 0.0% Medium Trucks: 180.544 Heavy Trucks: 180.549 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -8.47 -1.20 -4.83 0.000 0.000 Medium Trucks: 76.31 -11.60 -8.47 -1.20 -4.89 0.000 0.000 Heavy Trucks: 81.16 -15.56 -8.47 -1.20 -5.04 0.000 0.000 unmitigated Noise Levels (witnout Topo and Barrier attenuation) Leq Peak Hour Leq Day VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 63.3 61.4 59.7 53.6 62.2 62.8 Medium Trucks: 55.0 53.5 47.2 45.6 54.1 54.3 Heavy Trucks: 55.9 54.5 45.5 46.7 55.1 55.2 Vehicle Noise: 64.6 62.8 60.1 55.0 63.5 64.0 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Autos: 63.3 61.4 59.7 53.6 Medium Trucks: 55.0 53.5 47.2 45.6 Heavy Trucks: 55.9 54.5 45.5 46.7 Vehicle Noise: 64.6 62.8 60.1 55.0 Tuesday, February 4, 2020 Ldn CNEL 62.2 62.8 54.1 54.3 55.1 55.2 63.5 64.0 93 12-1039 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.63 Scenario: First Floor With Wall Project Name: 2510 PCH -4.78 Road Name: Tustin Ave. 0.000 Job Number: 12954 71.09 Lot No: Residential -5.23 Analyst: B. Lawson -4.88 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 77.24 Highway Data -5.23 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 3,000 vehicles 35.8 Autos: 15 Vehicle Noise: Peak Hour Percentage: 10% 45.5 Medium Trucks (2 Axles): 15 49.8 50.2 Peak Hour Volume: 300 vehicles Heavy Trucks (3+ Axles): 15 Vehicle Speed: 25 mph Vehicle Mix Near/Far Lane Distance: 12 feet VehicleType Day Evening Night Daily Site Data Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 110.0 feet Noise Source Elevations (in feet) Centerline Dist. to Observer: 110.0 feet Autos: 0.000 Barrier Distance to Observer: 0.0 feet Medium Trucks: 2.297 Observer Height (Above Pad): 5.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 109.950 Road Grade: 0.0% Medium Trucks: 109.869 Heavy Trucks: 109.877 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -5.24 -1.20 -4.78 0.000 0.000 Medium Trucks: 71.09 -21.87 -5.23 -1.20 -4.88 0.000 0.000 Heavy Trucks: 77.24 -25.82 -5.23 -1.20 -5.14 0.000 0.000 unmitigated Noise Levels (witnout Topo and Barrier attenuation) Leq Peak Hour Leq Day VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.4 46.5 44.7 38.7 47.3 47.9 Medium Trucks: 42.8 41.3 34.9 33.4 41.8 42.1 Heavy Trucks: 45.0 43.6 34.5 35.8 44.1 44.3 Vehicle Noise: 50.8 49.1 45.5 41.2 49.8 50.2 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Autos: 48.4 46.5 44.7 38.7 Medium Trucks: 42.8 41.3 34.9 33.4 Heavy Trucks: 45.0 43.6 34.5 35.8 Vehicle Noise: 50.8 49.1 45.5 41.2 Tuesday, February 4, 2020 Ldn CNEL 47.3 47.9 41.8 42.1 44.1 44.3 49.8 50.2 94 12-1040 Scenario: Second Floor With Wall Project Name: 2510 PCH Leq Day Road Name: W. Coast Hwy. Job Number: 12954 VehicleType Lot No: Rooftop Deck Analyst: B. Lawson Barrier Atten SITE SPECIFIC INPUT DATA NOISE MODEL INPUTS Site Conditions (Hard = 10, Soft = 15) 5.64 1.32 Highway Data 2.58 Autos: 15 -16.054 Average Daily Traffic (Adt): 51,000 vehicles Peak Hour Percentage: 10% Medium Trucks (2 Axles): 15 2.32 Peak Hour Volume: 5,100 vehicles Heavy Trucks (3+ Axles): 15 81.16 Vehicle Speed: 40 mph Vehicle Mix -11.600 Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Leq Day Leq Evening Autos: 77.5% 12.9% Medium Trucks: 84.8% 4.9% 9.6% 97.42% 10.3% 1.84% Barrier Height: 6.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 62.0 feet Noise Source Elevations (in feet) Medium Trucks: Centerline Dist. to Observer: 72.0 feet Autos: 0.00 55.8 Barrier Distance to Observer: 10.0 feet Medium Trucks: 2.30 67.0 Observer Height (Above Pad): 27.0 feet Heavy Trucks: 8.01 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Vehicle Noise: 74.6 Road Elevation: 0.0 feet Lane Equivalent Distance (in feet) 73.6 Autos: 40.183 Barrier Elevation: 22.0 feet Road Grade: 0.0% Medium Trucks: 38.061 Heavy Trucks: 32.936 FHWA Noise Model Calculations Leq Peak Hour Leq Day Leq Evening Leq Night Ldn VehicleType REMEL Traffic Flow Distance Finite Road 7 Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 1.32 -1.20 2.58 -13.054 -16.054 Medium Trucks: 76.31 -11.60 1.67 -1.20 2.32 -12.716 -15.716 Heavy Trucks: 81.16 -15.56 2.62 -1.20 1.65 -11.600 -14.600 Unmitigated Noise Levels (without Topo and barrier attenuation) 60.8 61.3 VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 73.1 71.2 69.5 63.4 72.0 72.6 Medium Trucks: 65.2 63.7 57.3 55.8 64.2 64.5 Heavy Trucks: 67.0 65.6 56.6 57.8 66.2 66.3 Vehicle Noise: 74.6 72.8 69.9 65.0 73.6 74.0 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 60.1 58.2 56.4 50.3 59.0 59.6 Medium Trucks: 52.5 51.0 44.6 43.1 51.5 51.7 Heavy Trucks: 55.4 54.0 45.0 46.2 54.6 54.7 Vehicle Noise: 61.9 60.1 57.0 52.3 60.8 61.3 Tuesday, July 28, 2020 95 12-1041 Scenario: Second Floor With Wall Project Name: 2510 PCH Leq Day Road Name: W. Coast Hwy. Job Number: 12954 VehicleType Lot No: Rooftop Deck Analyst: B. Lawson Barrier Atten SITE SPECIFIC INPUT DATA NOISE MODEL INPUTS Site Conditions (Hard = 10, Soft = 15) 5.64 -2.93 Highway Data 1.03 Autos: 15 -13.360 Average Daily Traffic (Adt): 51,000 vehicles Peak Hour Percentage: 10% Medium Trucks (2 Axles): 15 0.91 Peak Hour Volume: 5,100 vehicles Heavy Trucks (3+ Axles): 15 81.16 Vehicle Speed: 40 mph Vehicle Mix -9.120 Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Leq Day Leq Evening Autos: 77.5% 12.9% Medium Trucks: 84.8% 4.9% 9.6% 97.42% 10.3% 1.84% Barrier Height: 6.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 98.0 feet Noise Source Elevations (in feet) Medium Trucks: Centerline Dist. to Observer: 108.0 feet Autos: 0.00 51.2 Barrier Distance to Observer: 10.0 feet Medium Trucks: 2.30 61.7 Observer Height (Above Pad): 27.0 feet Heavy Trucks: 8.01 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Vehicle Noise: 70.1 Road Elevation: 0.0 feet Lane Equivalent Distance (in feet) 69.1 Autos: 77.192 Barrier Elevation: 22.0 feet Road Grade: 0.0% Medium Trucks: 76.267 Heavy Trucks: 74.266 FHWA Noise Model Calculations Leq Peak Hour Leq Day Leq Evening Leq Night Ldn VehicleType REMEL Traffic Flow Distance Finite Road 7 Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -2.93 -1.20 1.03 -10.360 -13.360 Medium Trucks: 76.31 -11.60 -2.85 -1.20 0.91 -10.030 -13.030 Heavy Trucks: 81.16 -15.56 -2.68 -1.20 0.64 -9.120 -12.120 Unmitigated Noise Levels (without Topo and barrier attenuation) 59.0 59.5 VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 68.9 67.0 65.2 59.1 67.8 68.4 Medium Trucks: 60.7 59.1 52.8 51.2 59.7 59.9 Heavy Trucks: 61.7 60.3 51.3 52.5 60.9 61.0 Vehicle Noise: 70.1 68.4 65.6 60.5 69.1 69.6 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 58.5 56.6 54.8 48.8 57.4 58.0 Medium Trucks: 50.6 49.1 42.8 41.2 49.7 49.9 Heavy Trucks: 52.6 51.2 42.1 43.4 51.7 51.9 Vehicle Noise: 60.0 58.3 55.3 50.4 59.0 59.5 Tuesday, July 28, 2020 96 12-1042 -D-77-108 HIGHWAY NOISE PREDICTION•D• -0.85 Scenario: Second Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -11.60 Lot No: Auto Showroom Analyst: B. Lawson -12.67 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 81.16 Highway Data -0.68 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 51,000 vehicles Evening Autos: 15 71.0 Peak Hour Percentage: 10% Medium Trucks: Medium Trucks (2 Axles): 15 61.2 Peak Hour Volume: 5,100 vehicles 63.7 Heavy Trucks (3+ Axles): 15 53.3 Vehicle Speed: 40 mph 70.4 67.7 Vehicle Mix Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 62.0 feet Noise Source Elevations (in feet) Centerline Dist. to Observer: 62.0 feet Autos: 0.000 Barrier Distance to Observer: 0.0 feet Medium Trucks: 2.297 Observer Height (Above Pad): 14.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 56.036 Road Grade: 0.0% Medium Trucks: 55.506 Heavy Trucks: 54.589 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -0.85 -1.20 -12.17 0.000 0.000 Medium Trucks: 76.31 -11.60 -0.78 -1.20 -12.67 0.000 0.000 Heavy Trucks: 81.16 -15.56 -0.68 -1.20 -13.92 0.000 0.000 v11mu1yaa9v 1wiac L_crcw Iwnnvua ►vNv anu ua111191 aaacnuauvu,/ VehicleType Leq Peak Hour Leq Day Leq Evening Autos: 71.0 69.1 67.3 Medium Trucks: 62.7 61.2 54.9 Heavy Trucks: 63.7 62.3 53.3 Vehicle Noise: 72.2 70.4 67.7 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq DayLeq Evening Autos: 71.0 69.1 67.3 Medium Trucks: 62.7 61.2 54.9 Heavy Trucks: 63.7 62.3 53.3 Vehicle Noise: 72.2 70.4 67.7 Tuesday, February 4, 2020 Leq Night Ldn 61.2 53.3 54.5 62.6 Leq Night Ldn 61.2 53.3 54.5 62.6 CNEL 69.9 70.5 61.8 62.0 62.9 63.0 71.2 71.7 CNEL 69.9 70.5 61.8 62.0 62.9 63.0 71.2 71.7 97 12-1043 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.54 Scenario: Second Floor With Wall Project Name: 2510 PCH 0.000 Road Name: Tustin Ave. 71.09 Job Number: 12954 -4.52 Lot No: Auto Showroom Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 77.24 NOISE MODEL INPUTS -4.49 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 3,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 300 vehicles 45.4 Heavy Trucks (3+ Axles): 15 48.0 Vehicle Speed: 25 mph 43.5 42.0 35.6 Vehicle Mix 42.5 Near/Far Lane Distance: 12 feet 45.7 VehicleType Day Evening Night Daily Site Data 44.9 45.0 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 50.5 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 98.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 98.0 feet Leq Evening Autos: 0.000 Ldn CNEL Barrier Distance to Observer: 0.0 feet 47.2 Medium Trucks: 2.297 39.4 Observer Height (Above Pad): 14.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 42.5 42.8 Heavy Trucks: Lane Equivalent Distance (in feet) 44.3 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 45.0 Autos: 98.813 51.5 Road Grade: 0.0% 42.0 Medium Trucks: 98.514 50.9 Heavy Trucks: 98.000 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -4.54 -1.20 -12.72 0.000 0.000 Medium Trucks: 71.09 -21.87 -4.52 -1.20 -13.04 0.000 0.000 Heavy Trucks: 77.24 -25.82 -4.49 -1.20 -13.84 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 49.1 47.2 45.4 39.4 48.0 48.6 Medium Trucks: 43.5 42.0 35.6 34.1 42.5 42.8 Heavy Trucks: 45.7 44.3 35.3 36.5 44.9 45.0 Vehicle Noise: 51.5 49.8 46.2 42.0 50.5 50.9 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 49.1 47.2 45.4 39.4 48.0 48.6 Medium Trucks: 43.5 42.0 35.6 34.1 42.5 42.8 Heavy Trucks: 45.7 44.3 35.3 36.5 44.9 45.0 Vehicle Noise: 51.5 49.8 46.2 42.0 50.5 50.9 Tuesday, February 4, 2020 98 12-1044 -D-77-108 HIGHWAY NOISE PREDICTION•D• -8.49 Scenario: Second Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -11.60 Lot No: Residential Analyst: B. Lawson -13.35 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 81.16 Highway Data -8.47 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 51,000 vehicles 46.7 Autos: 15 Vehicle Noise: Peak Hour Percentage: 10% 60.0 Medium Trucks (2 Axles): 15 63.5 64.0 Peak Hour Volume: 5,100 vehicles Heavy Trucks (3+ Axles): 15 Vehicle Speed: 40 mph Vehicle Mix Near/Far Lane Distance: 60 feet VehicleType Day Evening Night Daily Site Data Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 183.0 feet Noise Source Elevations (in feet) Centerline Dist. to Observer: 183.0 feet Autos: 0.000 Barrier Distance to Observer: 0.0 feet Medium Trucks: 2.297 Observer Height (Above Pad): 14.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 181.066 Road Grade: 0.0% Medium Trucks: 180.903 Heavy Trucks: 180.624 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -8.49 -1.20 -13.17 0.000 0.000 Medium Trucks: 76.31 -11.60 -8.48 -1.20 -13.35 0.000 0.000 Heavy Trucks: 81.16 -15.56 -8.47 -1.20 -13.77 0.000 0.000 unmiLludmu Ivuwe Levew (wnnuut I uNu anu earner auenuauunj Leq Peak Hour Leq Day VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 63.3 61.4 59.6 53.6 62.2 62.8 Medium Trucks: 55.0 53.5 47.2 45.6 54.1 54.3 Heavy Trucks: 55.9 54.5 45.5 46.7 55.1 55.2 Vehicle Noise: 64.6 62.8 60.0 54.9 63.5 64.0 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Autos: 63.3 61.4 59.6 Medium Trucks: 55.0 53.5 47.2 Heavy Trucks: 55.9 54.5 45.5 Vehicle Noise: 64.6 62.8 60.0 Tuesday, February 4, 2020 Leq Night Ldn 53.6 45.6 46.7 CNEL 62.2 62.8 54.1 54.3 55.1 55.2 54.9 63.5 64.0 99 12-1045 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.63 Scenario: Second Floor With Wall Project Name: 2510 PCH -12.83 Road Name: Tustin Ave. 0.000 Job Number: 12954 71.09 Lot No: Residential -5.27 Analyst: B. Lawson -13.11 SITE SPECIFIC INPUT DATA 0.000 NOISE MODEL INPUTS 77.24 Highway Data -5.24 -1.20 Site Conditions (Hard = 10, Soft = 15) 0.000 Average Daily Traffic (Adt): 3,000 vehicles Heavy Trucks: Autos: 15 43.6 Peak Hour Percentage: 10% 44.1 Medium Trucks (2 Axles): 15 Vehicle Noise: Peak Hour Volume: 300 vehicles 45.5 Heavy Trucks (3+ Axles): 15 49.7 Vehicle Speed: 25 mph Vehicle Mix Leq Peak Hour Near/Far Lane Distance: 12 feet Leq Night VehicleType Day Evening Night Daily Site Data 48.3 46.4 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 42.8 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 110.0 feet 42.0 Noise Source Elevations (in feet) 45.0 Centerline Dist. to Observer: 110.0 feet 35.8 Autos: 0.000 44.3 Barrier Distance to Observer: 0.0 feet 49.0 Medium Trucks: 2.297 41.2 Observer Height (Above Pad): 14.0 feet Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet Lane Equivalent Distance (in feet) Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet Autos: 110.725 Road Grade: 0.0% Medium Trucks: 110.458 Heavy Trucks: 110.000 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -5.28 -1.20 -12.83 0.000 0.000 Medium Trucks: 71.09 -21.87 -5.27 -1.20 -13.11 0.000 0.000 Heavy Trucks: 77.24 -25.82 -5.24 -1.20 -13.82 0.000 0.000 v11mu1yaa9v 1wiac L_crcw Iwnnvua ►vNv anu ua111191 aaacnuauvu,/ VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.3 46.4 44.7 38.6 47.2 47.8 Medium Trucks: 42.8 41.2 34.9 33.3 41.8 42.0 Heavy Trucks: 45.0 43.6 34.5 35.8 44.1 44.3 Vehicle Noise: 50.7 49.0 45.5 41.2 49.7 50.1 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.3 46.4 44.7 38.6 47.2 47.8 Medium Trucks: 42.8 41.2 34.9 33.3 41.8 42.0 Heavy Trucks: 45.0 43.6 34.5 35.8 44.1 44.3 Vehicle Noise: 50.7 49.0 45.5 41.2 49.7 50.1 Tuesday, February 4, 2020 100 12-1046 -D-77-108 HIGHWAY NOISE PREDICTION•D• -8.52 Scenario: Third Floor With Wall Project Name: 2510 PCH 0.000 Road Name: W. Coast Hwy. Job Number: 12954 -8.51 Lot No: Residential Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 81.16 NOISE MODEL INPUTS -8.49 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 51,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Ldn Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 5,100 vehicles 59.6 Heavy Trucks (3+ Axles): 15 62.2 Vehicle Speed: 40 mph 55.0 53.5 47.1 Vehicle Mix 54.0 Near/Far Lane Distance: 60 feet 55.9 VehicleType Day Evening Night Daily Site Data 55.1 55.2 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 63.5 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 183.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 183.0 feet Leq Evening Autos: 0.000 CNEL Barrier Distance to Observer: 0.0 feet 61.4 Medium Trucks: 2.297 53.6 Observer Height (Above Pad): 23.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 54.0 54.3 Heavy Trucks: Lane Equivalent Distance (in feet) 54.5 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 55.2 Autos: 181.984 64.5 Road Grade: 0.0% 54.9 Medium Trucks: 181.707 64.0 Heavy Trucks: 181.146 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 67.36 5.64 -8.52 -1.20 -21.09 0.000 0.000 Medium Trucks: 76.31 -11.60 -8.51 -1.20 -21.38 0.000 0.000 Heavy Trucks: 81.16 -15.56 -8.49 -1.20 -22.07 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 63.3 61.4 59.6 53.6 62.2 62.8 Medium Trucks: 55.0 53.5 47.1 45.6 54.0 54.3 Heavy Trucks: 55.9 54.5 45.5 46.7 55.1 55.2 Vehicle Noise: 64.5 62.7 60.0 54.9 63.5 64.0 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 63.3 61.4 59.6 53.6 62.2 62.8 Medium Trucks: 55.0 53.5 47.1 45.6 54.0 54.3 Heavy Trucks: 55.9 54.5 45.5 46.7 55.1 55.2 Vehicle Noise: 64.5 62.7 60.0 54.9 63.5 64.0 Tuesday, February 4, 2020 101 12-1047 -D-77-108 HIGHWAY NOISE PREDICTION•D• -4.63 Scenario: Third Floor With Wall Project Name: 2510 PCH 0.000 Road Name: Tustin Ave. Medium Trucks: Job Number: 12954 -21.87 Lot No: Residential -1.20 -20.64 Analyst: B. Lawson 0.000 SITE SPECIFIC INPUT DATA 77.24 NOISE MODEL INPUTS -5.29 Highway Data 0.000 0.000 Site Conditions (Hard = 10, Soft = 15) Topo and barrier attenuation) Average Daily Traffic (Adt): 3,000 vehicles Autos: 15 Leq Peak hFourT Peak Hour Percentage: 10% Leq Night Ldn Medium Trucks (2 Axles): 15 Autos: Peak Hour Volume: 300 vehicles 44.6 Heavy Trucks (3+ Axles): 15 47.1 Vehicle Speed: 25 mph 42.7 41.2 34.8 Vehicle Mix 41.7 Near/Far Lane Distance: 12 feet 44.9 VehicleType Day Evening Night Daily Site Data 44.1 44.2 Autos. 77.5% 12.9% 9.6% Medium Trucks: 84.8% 4.9% 10.3% 97.42% 1.84% Barrier Height: 0.0 feet Barrier Type (0 -Wall, 1 -Berm): 0.0 49.7 Heavy Trucks: 86.5% 2.7% 10.8% 0.74% Centerline Dist. to Barrier: 110.0 feet Noise Source Elevations (in feet) VehicleType Centerline Dist. to Observer: 110.0 feet Leq Evening Autos: 0.000 CNEL Barrier Distance to Observer: 0.0 feet 46.3 Medium Trucks: 2.297 38.5 Observer Height (Above Pad): 23.0 feet Medium Trucks: Heavy Trucks: 8.006 Grade Adjustment: 0.0 Pad Elevation: 0.0 feet 41.7 42.0 Heavy Trucks: Lane Equivalent Distance (in feet) 43.5 Road Elevation: 0.0 feet Barrier Elevation: 0.0 feet 44.2 Autos: 112.219 50.7 Road Grade: 0.0% 41.1 Medium Trucks: 111.770 50.1 Heavy Trucks: 110.855 FHWA Noise Model Calculations VehicleType REMEL Traffic Flow Distance Finite Road Fresnel Barrier Atten Berm Atten Autos: 59.44 -4.63 -5.37 -1.20 -20.18 0.000 0.000 Medium Trucks: 71.09 -21.87 -5.34 -1.20 -20.64 0.000 0.000 Heavy Trucks: 77.24 -25.82 -5.29 -1.20 -21.79 0.000 0.000 Unmitigated Noise Levels (without Topo and barrier attenuation) VehicleType Leq Peak hFourT Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.2 46.3 44.6 38.5 47.1 47.8 Medium Trucks: 42.7 41.2 34.8 33.3 41.7 42.0 Heavy Trucks: 44.9 43.5 34.5 35.7 44.1 44.2 Vehicle Noise: 50.7 49.0 45.4 41.1 49.7 50.1 Mitigated Noise Levels (with Topo and barrier attenuation) VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night Ldn CNEL Autos: 48.2 46.3 44.6 38.5 47.1 47.8 Medium Trucks: 42.7 41.2 34.8 33.3 41.7 42.0 Heavy Trucks: 44.9 43.5 34.5 35.7 44.1 44.2 Vehicle Noise: 50.7 49.0 45.4 41.1 49.7 50.1 Tuesday, February 4, 2020 102 12-1048 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 9.1: OPERATIONAL NOISE LEVEL CALCULATIONS 103 O URBAN 12-1049 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 104 O URBAN 12-1050 12965 CadnaA Noise Prediction Model: 12954 08.cna Date: 02.06.20 Analyst: B. Lawson Receiver Noise Levels Name M. ID Result. PWL Level Lr Lw/Li Limit. Value Land Use Height Coordinates Night (mph) (ft) LINESOURCE VEHICLEMOVEMENTS 67.9 60.1 58.80.4 Day Night CNEL Day Night Day Auto Noise Type Night X y z y z (dBA) (dBA) (dBA) (dBA) (dBA) (ft) (ft) (ft) (ft) RECEIVERS R1 50.2 46.0 53.1 55.0 50.0 79.0 79.0 5.00 r 6052692.57 2173531.02 27.07 RECEIVERS R2 46.5 38.4 46.8 55.0 50.0 ACO2 79.0 5.00 r 6052823.27 2173513.99 45.60 RECEIVERS R3 44.5 32.6 43.4 55.0 50.0 26.07 POINTSOURCE 5.00 r 6052978.80 2173577.89 76.34 RECEIVERS R4 38.7 31.5 39.5 55.0 50.0 6052709.67 2173441.32 5.00 r 6052777.51 2173302.85 14.00 RECEIVERS RS 42.1 28.3 40.3 55.0 50.0T 0.0 4.00 r 5.00 r 6052646.37 2173456.79 20.54 Point Source(s) Name M. ID Result. PWL Value norm. Day Special Night Number Lw/Li Operating Time KO Height Coordinates Night (mph) (ft) LINESOURCE VEHICLEMOVEMENTS 67.9 60.1 58.80.4 Day Evening Night Type Value norm. Day Special Night 40.00 6052819.76 X y z 6052821.71 (dBA) (dBA) (dBA) dB(A) (min) (min) (min) (dB) (ft) (ft) (ft) (ft) POINTSOURCE AC01 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052714.72 2173447.12 26.07 POINTSOURCE ACO2 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052712.10 2173444.25 26.07 POINTSOURCE AC03 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052709.67 2173441.32 15.32 POINTSOURCE AC04 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052707.29 2173438.69 13.00 POINTSOURCE AC05 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052720.83 2173442.43 POINTSOURCE AC06 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052718.40 2173439.19 POINTSOURCE AC07 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052715.98 2173436.37 POINTSOURCE ACOS 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052714.02 2173433.91 q26.O7 POINTSOURCE AC09 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 g 6052572.62 2173224.40 POINTSOURCE AC10 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 g 6052581.99 2173217.27 POINTSOURCE TRASH01 89.0 89.0 89.0 Lw 89 150.00 0.00 45.00 0.0 5.00 r 6052791.67 2173369.96 Line Source(s) PW L' Lw/Li Operating Time Moving Pt. Src Height Name M. ID Result. PWLgDayEvening Day Evening Night Night Type Value norm. Day Special Night Number Speed (dBA) (dBA) (dBA)A) (dBA) dB(A) (min) (min) (min) Day Evening Night (mph) (ft) LINESOURCE VEHICLEMOVEMENTS 67.9 60.1 58.80.4 39.0 PWL-Pt 68.4 228.0 38.0 28.0 15.0 3 Name Height Day Evening Coordinates Night Type Value Begin End x y z Ground (ft) I (ft) (ft) (ft) (ft) (ft) LINESOURCE 3.00 r 6052771.04 2173380.75 12.00 9.00 40.00 6052819.76 2173435.31 12.00 9.00 6052821.71 2173438.14 12.00 9.00 6052823.16 2173441.26 12.00 9.00 6052824.07 2173444.58 12.00 9.00 6052824.39 2173448.01 12.00 9.00 6052824.13 2173451.44 12.00 9.00 6052823.30 2173454.77 12.00 9.00 6052821.91 2173457.92 12.00 9.00 6052820.00 2173460.78 12.00 9.00 6052817.64 2173463.29 12.00 9.00 6052814.89 2173465.35 12.00 9.00 6052811.831 2173466.92 12.001 9.00 6052808.55 2173467.95 12.00 9.00 6052741.81 2173478.18 12.00 9.00 6052712.101 2173494.75 15.41 12.41 6052631.231 2173539.08 18.54 15.54 Area Source(s) Name M. ID 1111 sult. PWL Result. PWL" Lw/Li Operating Time Day Evening Night DayEvening Night Type Value norm. Day Special Night (dBA) I (dBA) (dBA) (dBA) (dBA) (dBA) 11.19 dB(A) (min) (min) (min) AREASOURCE DECK 95.8 95.8 95.8 72.1 72.11 72.1 Lw 95.5 900.00 0.001 0.00 Name Height Coordinates Begin End x y z Ground (ft) (ft) (ft) (ft) (ft) (ft) AREASOURCE 6052518.27 2173213.00 40.00 11.19 6052591.55 2173297.28 40.00 2.46 6052601.33 2173289.14 40.00 2.46 6052563.26 2173222.77 40.00 9.27 6052547.38 2173195.90 40.00 2.46 Barrier(s) 105 Urban Crossroads, Inc. 12-1051 Name M. ID Absorption Z -Ext. Cantilever Height Coordinates Begin x y z Ground left right horz. vert. Begin End x y z Ground 0 35.00 r 6052593.59 2173310.31 37.46 2.46 (ft) (ft) (ft) (ft) (ft) I (ft) (ft) (ft) (ft) BARRIERS HVAC BARRIER 6.001 a 1 6052704.65 2173438.02 6.00 9.00 6052767.04 2173407.01 37.46 4.35 6052755.84 2173394.59 6052714.57 2173449.63 6.00 22.07 6052795.54 2173360.39 37.46 9.00 6052691.11 2173238.65 6052725.97 2173443.20 6.00 35.15 6052614.76 2173305.42 37.46 2.46 6052607.64 2173297.69 6052714.43 2173430.28 6.00 15.13 Buildins(s) Name M. ID RB Residents Absorption Height Coordinates Begin x y z Ground (ft) (ft) (ft) (ft) (ft) BUILDING BUILDING00001 x 0 35.00 r 6052593.59 2173310.31 37.46 2.46 6052704.34 2173438.57 37.46 9.00 6052744.65 2173404.36 37.46 2.46 6052755.23 2173416.78 37.46 6.72 6052767.04 2173407.01 37.46 4.35 6052755.84 2173394.59 37.46 4.88 6052795.54 2173360.39 37.46 9.00 6052691.11 2173238.65 37.46 9.00 6052614.76 2173305.42 37.46 2.46 6052607.64 2173297.69 37.46 2.46 BUILDING BUILDING00003 x 0 21.00 r 6052557.67 2173423.58 29.60 8.60 6052577.21 2173456.89 29.60 16.60 6052652.02 2173414.65 29.60 15.54 6052676.21 2173441.45 29.60 15.54 6052617.59 2173473.83 29.60 17.57 6052605.31 2173455.96 29.60 9.00 6052582.05 2173467.69 29.60 17.38 6052608.29 2173509.18 29.60 19.09 6052711.19 2173450.38 29.60 10.56 6052644.94 2173373.34 29.60 2.46 BUILDING BUILDING00004 x 0 21.00 r 6052459.41 2173246.19 36.54 15.54 6052501.63 2173321.99 36.54 10.86 6052515.30 2173324.20 36.54 8.78 6052533.80 2173311.74 36.54 9.75 6052535.21 2173306.51 36.54 10.89 6052544.05 2173301.28 36.54 11.29 6052548.68 2173307.72 36.54 9.41 6052568.38 2173296.66 36.54 6.61 6052566.77 2173293.64 36.54 9.00 6052572.81 2173289.62 36.54 6.30 6052502.43 2173208.39 36.54 12.36 6052464.84 2173228.90 36.54 10.88 BUILDING BUILDING00005 x 0 29.00 r 6052624.35 2173140.38 38.00 9.00 6052711.73 2173242.37 38.00 9.00 6052737.80 2173218.59 38.00 22.07 6052652.71 2173118.89 38.00 6.10 6052624.64 2173135.22 38.00 6.97 BUILDING BUILDING00006 x 0 30.00 r 6052654.43 2173119.18 35.73 5.73 6052760.14 2173243.80 35.73 14.82 6052776.76 2173228.90 35.73 2.46 6052703.99 2173143.24 35.73 9.70 6052723.76 2173126.34 35.73 10.26 6052707.43 2173108.29 35.73 10.10 6052688.24 2173123.19 35.73 9.88 6052673.34 2173108.86 35.73 2.46 BUILDING BUILDING00007 x 0 30.00 r 6052766.16 2173251.25 46.74 16.74 6052837.21 2173333.47 46.74 22.07 6052840.36 2173331.18 46.74 22.07 6052850.67 2173342.64 46.74 20.78 6052863.85 2173331.18 46.74 9.00 6052783.64 2173237.21 46.74 2.46 BUILDING BUILDING00002 x 0 22.00 r 6052508.69 2173212.28 35.06 13.06 6052585.99 2173302.79 35.06 2.46 6052612.52 2173279.77 35.06 2.46 6052613.541 2173281.40 35.06 2.46 6052657.111 2173243.33 35.06 2.46 6052588.701 2173166.17 35.06 2.46 Urban Crossroads, Inc. 106 12-1052 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis APPENDIX 10.1: CONSTRUCTION NOISE LEVEL CALCULATIONS 107 O URBAN 12-1053 12954-09 Noise Study 2510 PCH Mixed -Use Development Noise Impact Analysis This page intentionally left blank 108 O URBAN 12-1054 12965 CadnaA Noise Prediction Model: 12954_08 Construction. cna Date: 02.06.20 Analyst: B. Lawson Receiver Noise Levels Name M. ID Day Evening Night Day Level Lr Day Special Night Limit. Value Land Use Height Coordinates 65.21 65.2 Lw" 65.2 8.00 r 6052609.14 2173141.31 10.46 2.46 Day Night CNEL Day Night CNEL Type Auto Noise Type 2173441.45 29.60 15.54 X Y z 6052795.85 2173460.93 17.00 9.00 6052605.31 (dBA) (dBA) (dBA) (dBA) (dBA) (dBA) 2173509.18 29.60 19.09 (ft) (ft) (ft) (ft) RECEIVERS R1 50.7 50.7 57.3 80.0 0.0 0.0 5.00 r 6052692.57 2173531.02 27.07 RECEIVERS R2 56.7 56.7 63.4 80.0 0.0 0.0 6052548.68 5.00 r 6052823.27 2173513.99 45.60 RECEIVERS R3 51.3 51.3 58.0 80.0 0.0 0.0 2173208.39 36.54 12.36 5.00 r 6052978.80 2173577.89 76.34 RECEIVERS R4 63.6 63.6 70.2 80.0 0.0 0.0 5.00 r 6052777.51 2173302.85 14.00 RECEIVERS RS 41.8 41.8 48.5 80.0 0.0 0.0 6052776.76 5.00 r 6052646.80 2173457.34 20.54 Area Source(s) Name M. ID Result. P Result. PWL" Lw/Li Operating Time Day Evening Night Day Evening Night Type Value norm. Day Special Night (dBA) I (dBA) (dBA) I (dBA) (dBA) I (dBA) dB(A) (min) (min) SITEBOUNDARY SITEBOUNDARY00001 101.51 101.5 101.51 65.21 65.21 65.2 Lw" 65.2 8.00 r Name Height Coordinates Begin x Begin End x Y z Ground (ft) (ft) (ft) (ft) (ft) (ft) (ft) (ft) SITEBOUNDARY 8.00 r 6052609.14 2173141.31 10.46 2.46 6052577.21 2173456.89 29.60 16.60 6052500.82 2173203.63 13.06 5.06 6052652.02 2173414.65 29.60 15.54 6052712.46 2173450.81 23.54 15.54 6052676.21 2173441.45 29.60 15.54 6052762.86 2173422.42 15.31 7.31 6052617.59 2173473.83 29.60 17.57 6052795.85 2173460.93 17.00 9.00 6052605.31 2173455.96 29.60 9.00 6052848.58 2173430.68 17.00 9.00 6052582.05 2173467.69 29.60 17.38 6052792.32 2173365.11 17.00 9.00 6052608.29 2173509.18 29.60 19.09 6052798.20 2173361.73 17.00 9.00 6052711.19 2173450.38 29.60 10.56 6052726.59 2173278.23 17.00 9.00 Building(s) Name M. ID RB Residents Absorption Height Coordinates Begin x Y z Ground (ft) (ft) (ft) (ft) (ft) BUILDING BUILDING00003 x 0 21.00 r 6052557.67 2173423.58 29.60 8.60 6052577.21 2173456.89 29.60 16.60 6052652.02 2173414.65 29.60 15.54 6052676.21 2173441.45 29.60 15.54 6052617.59 2173473.83 29.60 17.57 6052605.31 2173455.96 29.60 9.00 6052582.05 2173467.69 29.60 17.38 6052608.29 2173509.18 29.60 19.09 6052711.19 2173450.38 29.60 10.56 6052644.94 2173373.34 29.60 2.46 BUILDING BUILDING00004 x 0 21.00 r 6052459.41 2173246.19 36.54 15.54 6052501.63 2173321.99 36.54 10.86 6052515.30 2173324.20 36.54 8.78 6052533.80 2173311.74 36.54 9.75 6052535.21 2173306.51 36.54 10.89 6052544.05 2173301.28 36.54 11.29 6052548.68 2173307.72 36.54 9.41 6052568.38 2173296.66 36.54 6.61 6052566.77 2173293.64 36.54 9.00 6052572.81 2173289.62 36.54 6.30 6052502.43 2173208.39 36.54 12.36 6052464.84 2173228.90 36.54 10.88 BUILDING BUILDING00005 x 0 29.00 r 6052624.35 2173140.38 38.00 9.00 6052711.73 2173242.37 38.00 9.00 6052737.80 2173218.59 38.00 22.07 6052652.71 2173118.89 38.00 6.10 6052624.64 2173135.22 38.00 6.97 BUILDING BUILDING00006 x 0 30.00 r 6052654.43 2173119.18 35.73 5.73 6052760.14 2173243.80 35.73 14.82 6052776.76 2173228.90 35.73 2.46 6052703.99 2173143.24 35.73 9.70 6052723.76 2173126.34 35.73 10.26 6052707.43 2173108.29 35.73 10.10 6052688.24 2173123.19 35.73 9.88 6052673.34 2173108.86 35.73 2.46 BUILDING BUILDING00007 x 0 30.00 r 6052766.16 2173251.25 46.74 16.74 6052837.21 2173333.47 46.74 22.07 6052840.36 2173331.18 46.74 22.07 6052850.67 2173342.64 46.74 20.78 Urban Crossroads, Inc. 109 12-1055 Name M. ID RB Residents Absorption Height Coordinates Begin x y z Ground (ft) (ft) (ft) (ft) I (ft) 6052863.85 2173331.18 46.741 9.00 6052783.64 2173237.21 46.741 2.46 Urban Crossroads, Inc. 110 12-1056 Attachment No. PC 6 Affordable Housing Implementation Plan — Springbrook Reality Advisors dated July 9, 2020 12-1057 2510 W. COAST HIGHWAY/2530 WEST COAST HIGHWAY AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION RESUBMITTED JULY 9, 2020 Prepared by Springbrook , iff Realty Advisors, Inc. 12-1058 2510 W. COAST HIGHWAY/2530 WEST COAST HIGHWAY AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION RESUBMITTED JULY 9, 2020 Project Description & Affordability Level The developer, 2510 W. Coast Hwy LLC and 2510 W. Coast Hwy Eat LLC (collectively "Developer") is proposing the 2510 W. Coast Highway/2530 W. Coast Highway mixed-use development (described herein as "2510 W. Coast Highway") on a .98 net acre site located in the Mariner's Mile area. The site is located South of the intersection of Tustin Avenue and West Coast Highway. The Newport Beach General Plan designates the project site as Mixed -Use Horizontal and the zoning is Mixed -Use H1 -MM. The site is currently developed with retail uses, including boat sales facilities. The development will consist of 35 residential units and 11,266 square feet of commercial space. The Mixed -Use Hl -MM Zoning requires a Floor Area Ratio between .25 and .5 for non- residential uses and a minimum lot area of 1,631 square feet per residential unit. This results in the following requirements: Non residential minimum s.f. of 10,750 and maximum of 21,500 s.f. Maximum of 26 residential units (before applying density bonus) Eligibility for Density Bonus The 2510 W. Coast Highway development will provide 3 units affordable to Very Low Income households, 11% of the Base Units as described in Table 1 on the next page. This will comply with the provisions of Government Code Section 65915 applicable to a 35% density bonus. Rents for the Very Low Income units will be computed in accordance with Health and Safety Code Sec. 50053, as required by Government Code Section 65915(c)(1). Density Bonus Computation and Term of Affordability The density bonus computation for the project per Government Code Section 65915 is shown in Table 1 on the next page: 12-1059 2510 West Coast Highway Affordable Housing Plan July 9, 2020 Table I Density Bonus Computation Project Area 42,821 s.f. Minimum Lot Area Per Unit 1,631 s.f. Allowable Residential Units Before Density Bonus (Base Units) 26 Eligible Density Bonus (35%) 10 Density Bonus Utilized 9 Total Units 35 The Developer intends to operate the apartment project as a rental community. The 3 Very Low Income units will remain rent restricted for a minimum of 55 years, per Government Code Section 65915(c)(1). Reduction in Parking The 2510 W. Coast Highway development meets the criteria of subdivision (b) of Government Code Sec. 65915 and Section 20.32.030 of the City's Zoning Code by providing more than five percent (5%) of the total units of a housing development (excluding any units permitted by the density bonus awarded pursuant to that section) for Very Low Income households. Government Code Section 65915(p) and Section 20.32.040 of the City's Zoning Code provides the following: (1) Upon the request of the developer, no city, county, or city and county shall require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivision (b), that exceeds the following ratios: a. Zero to one bedrooms: one onsite parking space. b. Two to three bedrooms: two onsite parking spaces. (2) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subdivision, a development may provide "onsite parking" through tandem parking or uncovered parking, but not through street parking. Table 2 on the next page is a summary of Government Code Sec. 65915 parking requirements vs. spaces to be provided: 2 12-1060 2510 West Coast Highway Affordable Housing Plan July 9, 2020 Table 2 Parking Requirements Unit Type Ir- Number of Units Stalls/Unit Per Gov. Code Total Stalls Per Gov. Code Studio 10 1.0 10 1 BR 16 1.0 16 2 BR 9 2.0 18 Total Parking Stalls Required - 3 r Residential Units 35 1.3 44 Parking Provided for Auto Showroom 13 Total Parking Stalls Required _ 57 Total Parking Stalls Provided 58 The Developer requests that parking requirements be calculated in accordance with Government Code Sec. 65915(p). Development Incentive Request Pursuant to Government Code Section 65915(d)(1) and Section 20.32 of the City's Zoning Code, the Developer is entitled to two concessions or incentives as a result of providing at least eleven percent (11 %) of the units as affordable for Very Low Income households. The Developer requests the following development incentive: Section 20.32.070 of the City's Zoning Code provides that "Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole." Developer requests that the 3 Very Low Income units be provided utilizing the following unit mixes: Table 3 Unit Mix 3 12-1061 Total Affordable Unit Type Total Units Units Studio 10 2 1 Bedroom 16 l 2 Bedroom 9 0 Total 35 3 3 12-1061 2510 West Coast Highway Affordable Housing Plan July 9, 2020 As required by Government Code Sec. 65915(d)(1)(A) this incentive will result in identifiable and actual cost reductions to provide for the affordable rents to be set in accordance with Government Code Sec. 65915(c)(1). The Developer reserves the right to request the second incentive or concession in the future. Development Standards Waiver Request Government Code Sec. 65915(e)(1) provides that a city or county may not apply any development standard (including height limits) that will have the effect of physically precluding the construction of a density bonus project at the density permitted under the density bonus statute. The Mixed -Use H1 -MM zoning specifies a maximum height of 26 ft. from the established grade (increased to as much as 50 ft. under certain conditions), for a roof with less than a 3/12 roof pitch. The maximum height for the 2510 W. Coast Highway development above the established grade is 35 ft., including required parapet walls. In accordance with Government Code Sec. 65915(e)(1) the Developer requests that a waiver be granted for the 2510 W. Coast Highway development to permit a 35'3" maximum height. Without this waiver, the project will not be able to accommodate the additional units permitted by the Zoning Code and Government Code Sec. 65915. Income Limits and Examples of Eligible Tenants for Affordable Homes Very Low Income Households are defined as households whose gross income does not exceed 80% of area median income, adjusted for household size. Table 4 below shows the maximum income limits for 2020 (effective through Spring 2021) as determined by the U.S. Department of Housing and Urban Development and the California Department of Housing and Community Development ("HCD") for Very Low Income households with household sizes appropriate for the 2510 W. Coast Highway development: Table 4 Maximum Income Limits 4 12-1062 Very Low Income Units Maximum Annual Household Size Income - 2020/21 1 Person $44,850 2 Person 51,250 3 Person 57,650 4 12-1062 2510 West Coast Highway Affordable Housing Plan July 9, 2020 Higher income limits apply to larger families; those families however are not considered to be a target market for 2510 W. Coast Highway, where the unit mix for the affordable homes is anticipated to consist of studios and one -bedroom apartment homes. The 3 affordable homes that Developer will provide will be rented to eligible Very Low Income Households. As shown in Table 4, Very Low Income Households includes incomes ranging from $44,850 per year for a one-person household to $57,650 per year for a three-person household. As such this could include retail and food service industry employees, certain City employees, school district employees, health care professionals, and other occupations which provide needed services to our community. In order to provide opportunities to workers to live in one of the affordable homes, the City could provide guidelines providing for acceptance of applications on a priority basis from classes of individuals who qualify under the income limits in effect. The guidelines could provide for priority treatment for local residents, City employees, employees of the local school district, and other categories identified by the City for priority treatment. Rental Rate Limits for Affordable Homes The 3 Very Low Income units shall be rented at an affordable rent calculated in accordance with the provisions of Section 50053 of the Health and Safety Code. Section 50053 of the Health and Safety Code limits affordable rent to 30% of total income for a Very Low Income household, as calculated in Table 5 below. That section also requires that the rent for a studio unit assumes a one-person household for rent calculation purposes and a one -bedroom unit assumes a two -person household. The rents calculated are then adjusted by a utility allowance as determined annually by the County of Orange Housing & Community Services Department. As of October 1, 2019, the reduction for the utility allowance is $119.00 per month for a studio unit and $132.00 per month for a one -bedroom unit. The utility allowance utilized assumes gas cooking, space heating, and water heating, as well as electricity, water, and sewer, and trash fees which will be paid by the tenant. The maximum rent levels for 2020 are shown in Table 5 below: Table 5 Maximum Rents by Bedroom Count The Developer will enter into an affordable housing agreement, in recordable form, with the City prior to obtaining the first building permit for any residential unit. That agreement will ensure that the maximum rents for the affordable apartment homes will be calculated using the methodologies as utilized in Table 5. The rental rates shown will be updated prior to the 5 12-1063 Maximum Maximum Utility Affordable Bedrooms Annual Rent Monthly Rent Allowance Rent Studio $10,815 $901 5119 $782 1 Bedroom 12,360 1,030 132 898 The Developer will enter into an affordable housing agreement, in recordable form, with the City prior to obtaining the first building permit for any residential unit. That agreement will ensure that the maximum rents for the affordable apartment homes will be calculated using the methodologies as utilized in Table 5. The rental rates shown will be updated prior to the 5 12-1063 2510 West Coast Highway Affordable Housing Plan July 9, 2020 commencement of rental activities and on an ongoing basis to reflect then current income limits, utility allowances, and any changes in applicable regulations and statutes. Unit Mix, Design, and Location of Affordable Homes While the exact location of each of the affordable homes within the 2510 W. Coast Highway development has not yet been determined, the affordable homes will be spread throughout the development to avoid concentration of affordable homes in any area. As required by Section 20.32.070 of the City's Zoning Code, the affordable homes shall be comparable in the facilities provided and in the quality of construction and exterior design to the market rate homes. Requested City of Newport Beach Assistance Financial Assistance Developer is not requesting any direct financial assistance from the City of Newport Beach for this project. 0 12-1064 Attachment No. PC 3 February 1, 2021, Correspondence from Sean Matsler 12-1065 COX CASTLE Cox, Castle & Nicholson LLP 3121 Michelson Drive, Suite 200 N I C H O L S O N Irvine, California 92612-5678 1kiP: 949.260.4600 F: 949.260.0. 4699 Sean T. Matsler 949.260.4652 smatsler@coxcastle.com February 1, 2021 VIA EMAIL [PLANNINGCOMMISSIONERS@NEWPORTBEACHCA.GOV] Chair Weigand and Members of the Planning Commission City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Re: Applicability of Housing Accountability Act to 2510 West Coast Highway Mixed Use Project (PA2019-249) Chair Weigand and Planning Commissioners: This Firm represents the applicant for PA2019-249 ("Project") located at 2510 West Coast Highway ("Property"). The Project is a mixed-use development consisting of 35 residential units, including three units designated for Very Low -Income households, and an 11,266 -square -foot boutique auto showroom. The Project was on the Planning Commission's January 21, 2021 agenda but, as a concession to the community, the applicant requested (and the Planning Commission granted) a continuance such that the Project is now set to be heard by the Planning Commission on February 18, 2021. The purpose of this letter is to make the Commission aware of the limitations on its discretion imposed by a State law known as the Housing Accountability Act ("HAA"). This letter is intended to be informative rather than advocacy -oriented and should be reviewed by the City Attorney. As explained below, the Project's consistency with applicable General Plan and zoning standards means that the City is subject to extraordinary constraints on its ability to deny or modify the Project. 1. What is the Purpose of the HAA? The HAA, known as the "anti -NIMBY law," was adopted to limit the ability of a City to reject or create barriers to housing developments, particularly affordable housing projects. As stated by the legislature: "The lack of housing, including emergency shelters, is a critical problem that threatens the economic, environmental, and social quality of life in California. California housing has become the most expensive in the nation. The excessive cost of the state's housing supply is partially caused by activities and policies of many local governments that limit the approval of housing, increase the cost of land for housing, and require that high fees and exactions be paid by producers of housing. Among the consequences of those actions are discrimination against low-income www.coxcastle.com Los Angeles I Orange County I San Franci��91066 January 28, 2021 Page 2 and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration. " (Gov. Code §65589.5(a)(1-3) (emphasis added.) 2. Does the HAA Apply to the Proiect? Yes. The HAA applies to all housing development projects, including mixed-use projects where at least two-thirds of the project's square footage is designated for residential use. The Project is a mixed-use development with over two-thirds of the Property's square footage designated to residential use (i.e., 34,306 sf residential building area vs. 11,266 sf non-residential building area). The Property is designated Mixed Use Horizontal (MU -H1) in the City's General Plan and is zoned Mixed Use Mariners' Mile. The Project is consistent with this MU -H1 designation, which allows for a horizontal intermixing of uses. The Project is also consistent with the General Plan's intensity and density limitations (0.5 floor area ratio for the commercial use and 20.1-26.7 units per acre for the multi -family use). Likewise, the Project is consistent with the Mixed -Use Mariners' Mile zoning, which allows non-residential uses fronting Coast Highway and multi -family units to the rear of commercial frontage. The Project complies with all applicable development standards of the Mixed -Use Mariners' Mile zone. 3. How Does the HAA Restrict the City's Ability to Reiect or Condition the Proiect? Once it is determined that the HAA applies to a project, the HAA imposes a burden on the City to approve the project except for in narrow circumstances. The City must treat a project protected by the HAA differently than it would treat atypical project. Specifically, the HAA imposes restrictions on a City's ability to reject or reduce the density of a housing project. Under the HAA, if a proposed development meets objective general plan and zoning standards, a city cannot deny the project or impose conditions that will reduce its density unless the City must makes written findings based on a preponderance of the evidence that (1) the project will have a specific, adverse impact on the public health or safety and (2) there are no feasible ways to mitigate or avoid those impacts except to reject the project or to require a lower density. A. What are `Obiective' Standards? Under the HAA, the City is limited to imposing objective general plan and zoning standards on the Project (i.e., it is prohibited from imposing subjective standards on the Project). Objective standards are those that "involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark 12-1067 January 28, 2021 Page 3 or criterion available and knowable by both the development applicant or proponent and the public official before submittal." Govt. Code §§ 66300(a)(7), 65913.4(a)(5) (emphasis added). Standards relating to height, setbacks and floor area ratio are good examples of objective standards. We understand that some residents have expressed interest in the Project's effect on Newport Bay views from nearby parks. The Project has been carefully designed to preserve and enhance such views by replacing a boat and storage yard with an attractive, modern building. The applicant has submitted multiple view simulations from two nearby parks illustrating as much. The residents' concern appears to be based on Section 21.30A.040(B)(4) of the City's Code, which states that the City must evaluate a project's impact on public views to the ocean and other scenic coastal areas when evaluating a development's impacts. Likewise, General Plan Policy NR 20.1 requires that new development "[p]rotect and, where feasible, enhance significant scenic and visual resources that include open space, mountains, canyons, ridges, ocean, and harbor from public vantage points." These policies are subjective and do not constitute the kind of objective standards that the City is allowed to impose under the HAA. Therefore, the City is prohibited from rejecting the Project or reducing its density on the basis of a subjective view concern. As noted above, the Project meets all objective City standards. Staff concurs. Quoting from the January 21, 2021 Staff Report for the Project, the Project "implements the MU - H 1 General Plan designation and meets all applicable development standards of the Mixed - Use Mariners' Mile zone unless otherwise addressed through a density bonus waiver." B. What Does a `Preponderance of the Evidence' Mean? The `preponderance of the evidence' standard is met when there is substantial evidence that would allow a reasonable person to conclude that the project is consistent with objective standards. The `preponderance of the evidence' preponderance of the evidence is far less deferential to the City than the "substantial evidence" standard of review that the City may be more familiar with. If a reasonable person reviewing the Project has enough evidence to conclude that the Project is consistent with objective general plan and zoning standards, the City cannot deny the Project or condition it such that density is reduced. This legal standard does not give the City deference. It allows a judge to determine, based on the evidence, whether it is more likely than not that a project is consistent with objective standards. City staff has already concluded that the Project meets objective general plan and zoning standards, as evidenced by the January 21, 2021 Staff Report. This fact would weigh 12-1068 January 28, 2021 Page 4 heavily in favor of the applicant in the event of litigation under the HAA, particularly given the more stringent `preponderance of the evidence' standard. C. What Does a `Specific, Adverse Impact' on Public Health and Safety Mean? In order to deny the Project or reduce its density, the Planning Commission would have to conclude that it would result in a specific, adverse impact on public health and safety. This is defined as a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written health or safety standards, policies, or conditions. A general plan or zoning inconsistency does not qualify as a specific, adverse public health or safety impact. (Gov. Code § 65589.5(d)(2) (emphasis added).) Therefore, to lawfully disapprove the Project, the City would need to identify a written, objective health and safety standard, policy, or condition and find, based on a preponderance of the evidence, that the Project would have a quantifiable, direct, and unavoidable impact based on that standard, policy, or condition. The applicant is not aware of, nor has the City ever identified, any such objective, written standard, policy, or condition that the Project would conflict with. The January 21, 2021 Staff Report for the Project does not identify any written health or safety standards, policies, or conditions that the Project would violate. In fact, it states that the "project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing project with articulation and building modulations to enhance the urban environment." Based on the facts above, the Project does not interfere or conflict with any written City health or safety standards, and it meets all objective City general plan and zoning standards. Therefore, the City is prohibited from denying the Project, or conditioning it in a way that would reduce the Project's density. 3. Who Can Enforce the HAA? The HAA allows a broad range of individuals and groups to file a lawsuit to enforce its provisions. The applicant, a person eligible for residency, and any "housing organization" can file a legal action to enforce the HAA. Therefore, if the City violates the HAA by disapproving the Project or conditioning it in a way that reduces its density, not only could the applicant file suit, but any person eligible for residency and any interested housing group could also sue. 12-1069 January 28, 2021 Page 5 4. What Damages Does the HAA Permit? If a court finds that the City violated the HAA, it is required to order compliance with the HAA within 60 days. If the court finds that the City acted in bad faith, it can order approval of the project. If the City fails to comply with the court's order within 60 days, the court is required to impose a fine of $10,000 per unit and can order the project to be approved. The $10,000 per unit fine can be increased by a factor of five if the court finds that a city acted in bad faith in failing to carry out the order within 60 days. In addition, the HAA permits the prevailing party in a lawsuit under the HAA to be awarded attorneys' fees. We appreciate your consideration of this matter and look forward to presenting the 2510 West Coast Highway Mixed Use Project to the Commission on February 18tH Sincerely, Sean T. Matsler of COX, CASTLE & NICHOLSON LLP Cc: Matthew Schneider [via e-mail: MSchneider@newportbeachca.gov] Newport Beach City Clerk [via e-mail: cityclerk@newportbeachca.gov] Mark Moshayedi [via e-mail: mark@spaceip.com] 080335\12188627v2 12-1070 Attachment No. PC 4 Project Plans 12-1071 ilk t - - f 4r•, a r + f 1 • v1II 'y � k I -dft� t� z_ ' h t dw 1L I{ r F f � o40- � { A � z � �T � � � a IP1 16-0 1-tv .00 !v- i All 10 A. =� 4< RIP F } , f Y ' ■ jo r - - t %ftftbI 41111i f }4ft6i ~ Ike: i . d F # 4P ■ FW lb 4 F 4 " �• war ee I& #V mar # * ti F r lb r do r4rJ III } # # 4r IP Ip vow -416 r~.4 -I. * -* 44 wo 4WA-P J A.JI # � • F # PIP 000 dip F or jri 44 we rt MMW . i 14 op a F' ..Or 1 4 JOE + - r 1 � r + VIP r do dp _MPOF OP jw AM F _ dt a 40 dOOf a 3 r A 12-1072 dwi PROJECT DATA ASSESSOR PARCEL NUMBER 425-471-55 & 425-471-56 PROJECT ADDRESS 2510 & 2530 W EST COAST H I G HWAY NEWPORT BEACH, CA. 92663 APPLICABLE CODES CITY OF NEWPORT BEACH ZONING ORDINANCE GENERAL PLAN LAND USE MU -H1 MIXED USE HORIZONTAL ZONING DISTRICT MU -MM MIXED-USE MARINER'S MILE FIRST 100' FROM COAST HWY CAN ONLY BE NON-RESIDENTIAL NON-RESIDENTIAL USES REQUIRED ON GROUND FLOOR; MIN. DEPTH OF 25' AT STREET FRONTAGE (20.18.130.C) TYPE OF CONSTRUCTION COMMERCIAL BUILDING - V -B RESIDENTIAL BUILDING - III -A SPRINKLERED, NFPA-13 OCCUPANCY CLASSIFICATION R-2 RESIDENTIAL UNITS M RETAI L S-2 GARAGE LOT AREA F.A.R. BUILDING HEIGHT 42,821 SF. 0.983 ACRES RESIDENTIAL: 26' FLAT ROOF <3/12 PITCH; 35'W/ APPROVAL OF DISCRETIONARY APPLICATION COMMERCIAL: 31' SLOPED ROOF >3/12 PITCH; 40'W/ APPROVAL OF DISCRETIONARY APPLICATION RECREATIONAL AMENITIES REQUIRED: 2700 SF (75 SF PER DWELLING UNIT) PROVIDED: 3,015 SF TRASH 1625 D.U. = 48 SF TRASH +48 SF RECYCLING = 96 SF 2650 D.U. = 96 SF TRASH + 96 SF RECYCLING = 192 SF 5-10K SF NON-RESIDENTIAL = 24 SF TRASH + 24 SF RECYCLING = 48 SF 10-25K SF NON-RESIDENTIAL = 48 SF TRASH + 48 SF RECYCLING = 96 SF GRADING CUT/FILL 300 CU. YD. CUT 610 CU. YD. FILL +/- 310 CU YD IMPORT SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT DEVELOPMENT PARAMETERS ZONING REQ'D PROVIDED NON-RESIDENTIAL MIN. 0.25 0.98 ACRES (42,821 SF.) MAXIMUM BUILDING HEIGHT (42,821 X 0.25 = 10,672 SF 35'W/ APPROVAL OF 10,705 SF) DISCRETIONARY APPLICATION TOTAL NUMBER OF UNITS 35 266 S F 32 MAX.1, AX. 0.5 (26.3 /o) INCOME UNITS (42,821 X 0.5 = A -1.3A LEVEL 3 COMMERCIAL FLOOR PLAN 21,410 SF) LEVEL 3 RESIDENTIAL FLOOR PLAN RESIDENTIAL MAX. 1.0 34,306 SF EXTERIOR ELEVATIONS (42,821 SF) (80.1%) A-5 TOTAL 45,372 SF RESIDENTIAL: 26' FLAT ROOF <3/12 PITCH; 35'W/ APPROVAL OF DISCRETIONARY APPLICATION COMMERCIAL: 31' SLOPED ROOF >3/12 PITCH; 40'W/ APPROVAL OF DISCRETIONARY APPLICATION RECREATIONAL AMENITIES REQUIRED: 2700 SF (75 SF PER DWELLING UNIT) PROVIDED: 3,015 SF TRASH 1625 D.U. = 48 SF TRASH +48 SF RECYCLING = 96 SF 2650 D.U. = 96 SF TRASH + 96 SF RECYCLING = 192 SF 5-10K SF NON-RESIDENTIAL = 24 SF TRASH + 24 SF RECYCLING = 48 SF 10-25K SF NON-RESIDENTIAL = 48 SF TRASH + 48 SF RECYCLING = 96 SF GRADING CUT/FILL 300 CU. YD. CUT 610 CU. YD. FILL +/- 310 CU YD IMPORT SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT DEVELOPMENT PARAMETERS ZONING MU -MM MEZZANINE OFFICE MIXED-USE MARINER'S MILE TOTAL SITE AREA 0.98 ACRES (42,821 SF.) MAXIMUM BUILDING HEIGHT 26' FLAT ROOF; 10,672 SF 35'W/ APPROVAL OF 885 DISCRETIONARY APPLICATION TOTAL NUMBER OF UNITS 35 NUMBER OF MARKET -RATE UNITS 32 NUMBER OF VERY LOW 3 INCOME UNITS LEVEL 2 RESIDENTIAL FLOOR PLAN BUILDING AREAS - NON-RESIDENTIAL BOUTIQUE AUTO SHOWROOM 8 741 SF MEZZANINE OFFICE 1,484 SF 750 SF EGRESS STAIR FROM ROOM 291 SF 11,266 SF TOTAL BUILDING AREAS - RESIDENTIAL UNIT STUDIO COUNT 10 SF/UNIT SUBTOTAL 41880 SF 488 ONE BEDROOM TWO BEDROOM COMMON AREAS, SUPPORT, & CIRCULATION TOTAL GROSS AREA 16 667 10,672 SF 9 885 71965 SF 0 101789 SF TOTAL 34,306 SF LANDSCAPED AREAS GROUND FLOOR CENTRAL COURTYARD ROOF TOP DECK TOTAL OUTDOOR RECREATION AREAS 899 SF 1,533 SF 1,251 SF 3,683 SF ROOF TOP DECK 3,306 SF (CIRCULATION FROM ROOFTOP) (2 91 SF) TOTAL 3,015 SF PARKING SUMMARY RESIDENTIAL - REQUIRED PER CITY OF NEWPORT BEACH MUNICIPAL CODE SECTION 20.40.040 UNIT COUNT RATIO REQ'D PKG STUDIO 8 1 8 STUDIO - AFFORDABLE 2 1 2 ONE BEDROOM 15 1 15 ONE BEDROOM - AFFORDABLE 1 9 1 2 1 18 TWO BEDROOM TWO BEDROOM - AFFORDABLE 0 0 0 TOTAL 35 A -1.2A 44 BOUTIQUE AUTO SHOWROOM - REQUIRED PER URBAN CROSSROAD'S "2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMAND EVALUATION" (OCTOBER 17,2019) GROSS AREA RATIO REQ'D PKG 105975 SF. 1 PER 876 SF 13 OVERALL TOTAL REQUIRED OVERALL TOTAL PROVIDED STALL TYPE TOTAL GENERAL VAN A. P. 9'X18' STAN DARD A. P. 91X18' STANDARD 8.5'X17' ARCHITECTURAL TOTAL 2 2 53 57 OVERALL TOTAL PROVIDED PROJECT SUMMARY G-1 SHEET INDEX STALL TYPE TOTAL GENERAL VAN A. P. 9'X18' STANDARD A. P. 9'X18' STANDARD 8.5'X17' ARCHITECTURAL TOTAL 2 2 54 58 PROJECT SUMMARY G-1 SHEET INDEX SHEET # SHEET NAME GENERAL CS -1 COVER SHEET PROJECT SUMMARY G-1 ARCHITECTURAL A-0.1 SITE DEMOLITION PLAN A-0.2 SITE PLAN A -1.1A LEVEL 1 COMMERCIAL FLOOR PLAN A-1.113 LEVEL 1 RESIDENTIAL FLOOR PLAN A -1.2A LEVEL 2 COMMERCIAL FLOOR PLAN A-1.213 LEVEL 2 RESIDENTIAL FLOOR PLAN A -1.3A LEVEL 3 COMMERCIAL FLOOR PLAN A-1.313 LEVEL 3 RESIDENTIAL FLOOR PLAN A-2.0 TYPICAL UNIT PLANS A-4.1 EXTERIOR ELEVATIONS A-4.2 EXTERIOR ELEVATIONS A-5 BUILDING SECTION A -A A-6 IMAGERY STUDIES KEY MAP A-7 IMAGERY STUDIES A-8 IMAGERY STUDIES A-9 IMAGERY STUDIES A-10 IMAGERY STUDIES A-11 IMAGERY STUDIES PH -01 SITE PHOTOMETRIC CIVIL C-1 TITLE SHEET, GRADING NOTES, ETC. C-2 GRADING PLAN, SECTIONS, DETAILS, ETC. C-3 EROSION CONTROL PLAN & SOILS REPORT RECOMMENDATIONS C-4 TOPOGRAPHIC SURVEY CONSTRUCTION POLLUTION PREVENTION PLAN C-5 C-6 GRADE PLANE ESTABLISHMENT PLAN C-7 PRELIMINARY UTILITY PLAN LANDSCAPE L-1 LANDSCAPE IMAGERY L-2 LANDSCAPE SCHEMATIC PLAN L-3 GROUND LEVEL LANDSCAPE PLAN L-4 LEVEL 2 AND 3 LANDSCAPE PLAN L-5 LEVEL 3 ENLARGEMENT L-6 LANDSCAPE NOTES AND PLANT PALETTE AVENUE Tvs��N FUTUR ROJ ECT AREA 01.28.2021 DWEST D ARCHITECTURE I PLANNING GROUP GROUP G N S INTERIOR DESIGN 12-1073 SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT SITE DEMOLITION PLAN A-0.1 SN# DESCRIPTION SN.01 DEMOLISH AND REMOVE EXISTING BUILDING SN.02 DEMOLISH AND REMOVE EXISTING CONCRETE WALK SN.03 DEMOLISH AND REMOVE EXISTING STAIRS SN.04 DEMOLISH AND REMOVE EXISTING HARDSCAPE SN.05 DEMOLISH AND REMOVE EXISTING SITE WALLS SN.06 DEMOLISH AND REMOVE EXISTING ASPHALT PAVING, TYP. SN.07 DEMOLISH AND REMOVE EXISTING CONCRETE SWALE SN.08 DEMOLISH AND REMOVE EXISTING CATCH BASIN SN.09 DEMOLISH AND REMOVE EXISTING FENCE 1/16" = 1' 0 16 32 48 07.20.2020 NNOWEST D = s ARCHITECTURE I PLANNING GROUP I G N S INTERIOR DESIGN 12-1074 I I \ I I \ I I I I I \ I \ I \ I \ I _ \ I I ------------ I I I I \ I I I \ I F.H.® \ F 11 _ 2540 WEST 116 TUSTI N AVE. 120 124 TUSTI N 'I \ -- COAST HIGHWAY TUSTIN AVE. \ 1 I \ 326'- 0" AVE. I \ 1 12'-7" 117'-9" 20'-3" 160'-7" 14'-10" m 10'-3" om \ 1 w w \ F.H. _ �' R `n I 1 RESIDENTIAL: ---- — \ - R-2 OCCUPANCY 1 0�� • TYPE III -A I O CITY TREE TO REMAIN - - - - \ PROTECT IN PLACE - T _ co N CONSTRUCTION • COMMERCIAL: � w \ 1 z oEp�CAT'°N ABOVE PODIUM �m B OCCUPANCY • TWO STORIES 1 11,266 SF =OD n = PARKING GARAGE: O NEW CITY TREE - • \ 1� SEE LANDSCAPE _ • S-2 OCCUPANCY (=D - • ONE STORY AT \ 1It CAL -TRANS LIGHT TO BE RELOCATED O GRADE ^ FIVE FEET AWAY FROM THE DRIVEWAY �O O \ 1 (v,, APPROACH IBJ/ \ T • F.D.C. - - - ,- - - 101'-6" 20'-3" 1 \ ~ > co Lu c/) \ o i�; � - -00: I CITY TREE TO REMAIN - PROTECT IN PLACE _ I 76' 30' - 0"', I SETBACK I 0 --I G V L o R G w LY 12'-0" �- I , in 10' - N /� EASEMEN i SID NT \ N 1 \ ; \ om• 8T-5" / 1 \ w U) / :PLAYG_ROU,ND _ \ 2436 WEST ' COAST HIGHWAY = SITE PLAN LEGEND F.H. ® FIRE HYDRANT LOCATION, VERIFY LOCATION WITH CIVIL DRAWINGS PROPERTY LINE. VERIFY LOCATION WITH CIVIL DRAWINGS AREA DESIGNATED FOR FIRE ENGINE & EMERGENCY VEHICLES CONCRETE WALK TM WESTGROUP 2510 W. C AST HwY LLcSITE PLAN A-0.2 11.04.2020 D =SIG N S INVESTMENT PARTNERS MIXED-USE DEVELOPMENT ARCHITECTURE I PLANNING I INTERIOR DESIGN ____---,----12-1075 SF)/k(:E Tm NVESTM ENT PARTN E RS 113'- 10" 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BOUTIQUE AUTO SHOWROOM 8,741 (1 ST FL.) + 1,484 (MEZZANINE) + = 10,975 SF 105975 SF / 876 SF = 13 STALLS COMMERCIAL: 750 (OFFICE) 1ST FL.: 9,491 SF MEZZANINE: 1,484 SF TOTAL: 10,975 SF LEVEL 1 COMMERCIAL FLOOR PLAN A -1.1A 1/8" = 1' TRASH 100 SF 11.04.2020 DWEST D ARCHITECTURE I PLANNING GROUP G N S INTERIOR DESIGN 12-1076 A-4.2 1 SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 1 RESIDENTIAL FLOOR PLAN A-1. 1 B Q 11.04.2020 ION ii♦LW-A DWEST D ARCHITECTURE I PLANNING GROUP I G N S INTERIOR DESIGN 12-1077 SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 2 COMMERCIAL FLOOR PLAN A -1.2A 1/8" = 1' 09.09.2020 AID WEST D = s ARCHITECTURE I PLANNING GROUP I G N S INTERIOR DESIGN 12-1078 169'-8" S F)/k(: E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT MULTIFAMILY RESIDENTIAL LEVEL 2 - 18 D.U. 22 STALLS REQ. LEVEL 2 RESIDENTIAL FLOOR PLAN A-1.213 1/8" = 1' VNOWESTGROUP 07.20.2020 D _SIGN S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1079 SF)/k(:E Tm NVESTM ENT PARTN E RS L 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 3 COMMERCIAL FLOOR PLAN A - 1.3A A-4.2 3 1/8" = 1' 16 24 1 A-5 WESTGROUP 07.20.2020 D 7- _SIGN S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1080 169'- 8" S F)/k(: E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT MULTIFAMILY RESIDENTIAL LEVEL 3 - 17 D.U. 22 STALLS REQ. LEVEL 3 RESIDENTIAL FLOOR PLAN A-1 .313 1/8" = 1' WESTGROUP 07.20.2020 D _SIGN S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1081 a 29'- 3" SF)/k(:E Tm INVESTMENT PARTNERS 3 TYP. 2 BEDROOM 1/� 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT co co 29' - 3" TYPICAL UNIT PLANS 2 TYP. 1 BEDROOM 1/� A-2.0 oe 29'- 3" 1/4" = 1' 0 4 8 12 1 TYP. STUDIO UNIT 1/� WESTGROUP 07.20.2020 D _SIGN S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1082 0? 1/8" = 1'-0" NORTH ELEVATION - COMMERCIAL SN.03 SN.011 c SN.07 OPEN- 80 PEN-w U' Eim- 2 1/8" = 1'-0" ISN.011 SN.03 NORTH ELEVATION - RESIDENTIAL SF)/k(:E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT EXTERIOR ELEVATIONS A-4.1 SN# DESCRIPTION SN.01 VERTICAL WOOD LOOK METAL SIDING - DARK SN.02 HORIZONTAL WOOD LOOK METAL SIDING - WHITE SN.03 HORIZONTAL WOOD LOOK METAL SIDING -ASH COLOR SN.04 PLASTER CEMENT FOAM TRIM - DARK BRONZE SN.05 METAL PANEL - DARK BRONZE SN.06 WOOD PLANK DECKING SN.07 PRECISION CMU BLOCK y►�iF:�lil�J:al►O��_�iI�K�L[y:7��� y►R[Ill mmEel 7PLi]►11_1srirLeZol9l[i 0Ed05I: aIF_1I &I1911►Eel we] :L\'Kole] we] V EAST ELEVATION 1 " = 10'-0" 01.28.2021 DWEST D ARCHITECTURE I PLANNING GROUP G N S INTERIOR DESIGN 12-1083 w O O O LL O 0 -i w 0 U) Lu X: U) z zLL O LL O Of L ' - (V M O M SN.03 SN.011 c SN.07 OPEN- 80 PEN-w U' Eim- 2 1/8" = 1'-0" ISN.011 SN.03 NORTH ELEVATION - RESIDENTIAL SF)/k(:E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT EXTERIOR ELEVATIONS A-4.1 SN# DESCRIPTION SN.01 VERTICAL WOOD LOOK METAL SIDING - DARK SN.02 HORIZONTAL WOOD LOOK METAL SIDING - WHITE SN.03 HORIZONTAL WOOD LOOK METAL SIDING -ASH COLOR SN.04 PLASTER CEMENT FOAM TRIM - DARK BRONZE SN.05 METAL PANEL - DARK BRONZE SN.06 WOOD PLANK DECKING SN.07 PRECISION CMU BLOCK y►�iF:�lil�J:al►O��_�iI�K�L[y:7��� y►R[Ill mmEel 7PLi]►11_1srirLeZol9l[i 0Ed05I: aIF_1I &I1911►Eel we] :L\'Kole] we] V EAST ELEVATION 1 " = 10'-0" 01.28.2021 DWEST D ARCHITECTURE I PLANNING GROUP G N S INTERIOR DESIGN 12-1083 ry O O J LL 0 w U) Z LL 2 O Of LL 0 in M rSN.0lkj I�C SN.01 SN.04�,P Lwo4Typ. SN.03 N M i OPEN- OPEN- SN.08�,P `� - - - _OPEN - 00 U 3 1/8" = V-0" SOUTH ELEVATION - RESIDENTIAL IA 1/8" = 1'-0" SOUTH ELEVATION - COMMERCIAL S F)/k(: E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT EXTERIOR ELEVATIONS A-4.2 SN# DESCRIPTION SN.01 VERTICAL WOOD LOOK METAL SIDING - DARK SN.02 HORIZONTAL WOOD LOOK METAL SIDING - WHITE SN.03 HORIZONTAL WOOD LOOK METAL SIDING - ASH COLOR y►Killww_u91:1:Z4l2101:1►12907_lLVA 09:11►ve.L1dEGA 630PA21 y►►VAI:0IF_10LT_1►1:1=9L11:7EGA 630PA0 y\Kil�rirc i•7.II,W-1►I:d.7xNRI\10 SN.07 PRECISION CMU BLOCK SN.08 POUR -IN-PLACE CONCRETE SN.09 PLASTER CEMENT - WHITE SN.10 HORIZONTAL WOOD LOOK METAL SIDING - GRAY COLOR 1 1 " = 10'-0" 01.28.2021 WEST ELEVATION DWESTGROUP D :_ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1084 � TOP _ COURTYARD 34' -- 1 O° OPEN TO ABOVE FI w RESIDENTIAL UNIT- ` CORR. RESIDENTIAL UNIT LEVEL 3 22' _- 0" (35.26'- 22'-10" ABOVE GRADE) M w F1 J M ZZANINE 9O RESIDENTIAL UNIT CORR. RESIDENTIAL UNIT •' LEVEL 2 - - w - - �• - - - 1111-1 JIF - - - - - - - - - - 11'_0" w - _ m O O (24.26' - 11'-10" ABOVE GRADE) FF E SPACE O7`� PARKING (13.26' - 10" A LEVEL OVE GRADE) ., - - - ®- ® -1 - - - - - - - 01_On - - - - - - - - - - - - - - - - (12.40' ESTABLISHED GRADE) S F)/k(: E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BUILDING SECTION A -A A-5 CORR. `. RESIDENTIAL UNIT ; CORR. RESIDENTIAL UNIT J U N O (47.6' - 35'-2" ABOVE GRADE) TOP _ - - 34 -10 w 0 (36.60'- 22'-2" ABOVE GRADE) LEVEL 3 0 2 O fn ' J m M � 77 w (24.60' - 11'-2"ABOVE GRADE) LEVEL 2 0 m - Q (13.60' - 2" ABOVE GRADE) LEVEL 1 (13.41' ESTABLISHED GRADE) 0' - Oji WESTGROUP 01.28.2021 v 0 D 7- S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1085 s F)/kc: 1= TM INVESTMENT PARTNERS I f•: r 2510 W. 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'bo A 'ol N.A. 0.850 'o I tn 'o o t4 tl 'o o 0.0 N.A. 16 . i SINGLE N.A. os o � `o, . 2 of olto MH: 1.5 MH: 1.5 MH: 1.5 MH: 1.5 to to 'o 11 t 11 11 ti ti t' ti t' to to 1t, o°t.o O 0 SINGLE to to 0.850 to ti "i Q SINGLE N.A. 0.850 B -K // DS-LED-e65-WFL-12 Fc 7 R o b.o to b.o to b.o to to N.A. 0.850 Selux 11 L60W-1 B25_30-LW-X-04-XX-UNV Illuminance oo oo 20.5 0.0 N.A. N.A. o.o bo bo o bo o.o o.o o.o to to t.1olt.1o' t..o ti oa tst' ts'o t''o to to to t' t t, t oa ,.° i.o o.3 o 1 .1 o to t'.1 tn .o o 0.,0.,o2 o4 (�)%2 H. lbo '.o 'ol 'ol t2 o4 t o t 1 '41 '14 ,n 1 '1 o.o o.o t' ti t, 21 2A t I to '1 '1 o to o t: '1' to ti t' o, 1a o. o.s oA .2 ol o Q tn t, t, 'o i t' oo , o. 'o. oa oa b '1t i 'o i to o.o to 'o to o.o to to o.o oo 'o o to 'o o to 'o o to 'o o to '. i t. 1 o' t I t 11 1�1 12 11� '111 '­ 'iol '­ '­ '- o.o to to o.o 'o it _3 =lml.3 t. i 'ol 4. o 'o i 'ol t.1 ilml PA4:49AEhA(). 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'o, 'oa *,.o 'i "o ta t.o *1.o '10 '10 t t °.n o 7 *..e ba °.n °.z b.z b.1 t 1 t. 1 b.° b,o t.o oo b.° b.° t.o oo to to t.o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o on to to 'b on to o.z o 2 t.3 t.3 t 4 o o t.o t o. t . o *..I *..I 'o I o I *..I t 6t 6 t t I 'o 7 *..1 t.7 t t.7 t 1 1 t . t t t t °.s t o tA bat 2 t 2 b.1 b.1 t 1 t. 1 b.° b,o t.o to to to t.o to to to t.o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o to to to ..o on to to t.o on to 1 111 12 t, *11 11 � t4 t4 11A '1A t4 t4 'b4 '" t4 tl *11 111 t. t4 *14 '1 %1 bt t 'os U t' os os bs t' os os t' 4 ' 4 4 t4 t4 t4 t4 t4 t4 t3 tl tl tl b, tl tl b, to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to o+ 'o i t' t' t, I 1a ba t t, 1a ba os os 1a ba oz oz ba bn oz oz b.n bt' b, b, b, ti bi to to to b.o to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to to o 'ol 'ol t i t.2 t.2 'o 2 t 2 t.2 t.2 t 2 'o 2 t 2 'o 2 `oz t 2 'o 2 AU t t.3 AU t 2 2 t 2 2 t 2 t 2 t� b� °.z '. b� b� 'U 2 b, b.1 t i t i b.1 b.° °.o to b.° b,o t.o to to to .o to to to t.o to to P t. i 'ol '. i 'o 'ol t.1 t 1 o 1 t.I t.I t I 'o I t 2 'o 2 t z t z t 2 o I t x I" t o 2 t.2 t.2 t 2 o 2 t.2 t 2 t 2 LAYGROONO " " " " " " " " " " " " " " " " " to 2436 WEST AREA COAST HIGHWAY Luminaire Schedule Symbol Qty Label Arrangement Total Lamp Lumens LLF Description Avg/Min I A SINGLE N.A. 0.850 Louis Poulsen // SKT­LED_30K_SYM_V00_C0120 0.0 N.A. 16 B SINGLE N.A. 0.850 KIM // LLF1 OP35-2OL3K 0- 7 P SINGLE 1824 0.850 Louis Poulsen // HOMAN-LED-30K-LO_INTENS-T3-NO_UP_V00_A0335 e13 0.0 0 SINGLE N.A. 0.850 Louis Poulsen 11 KIW-LED_30K_VOO_CO190 0- 3 Q SINGLE N.A. 0.850 B -K // DS-LED-e65-WFL-12 Fc 7 R SINGLE N.A. 0.850 Selux 11 L60W-1 B25_30-LW-X-04-XX-UNV Illuminance Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min Back Entrance Illuminance Fc 0.60 2.5 0.0 N.A. N.A. Drive Aisle Illuminance Fc 2.47 15.5 0.1 24.70 155.00 Inner Area Illuminance Fc 3.31 118.1 0.0 N.A. N.A. Light Spill Illuminance Fc 0.23 14.2 0.0 N.A. N.A. North Side Path Illuminance Fc 18.14 99.8 1.5 12.09 66.53 Sidewalk Illuminance Fc 2.57 20.5 0.0 N.A. N.A. Jobname 2510 PCHSITE - 2020-5-13_(R2).AGI Report for: Adrienne (Kelly) Amico Report by: Ismael Avina-Prieto / Applications Engineer Mounting Ht.: See Drawing See Luminaire Schedule for Light Loss Factor - Unless otherwise specified by customer Reflectance: Outdoors - Unless otherwise specified by customer Date:5114/2020 ------ Disclaimer ------ Luminaire unninaire data is obtained according to IES procedures Ill WIr con itin, "eld! results m m di 10 �u u t 9 f for ter many incl 2510 W. COAS cdy.' Hr'. f- t invited nco bye f tor incl ted to .6ame illast input watts, t MIXED-USE DEV5 WePmtNil.ns and Jobsite Conditions. SITE PHOTOMETRIC PH -01 EIEI 000h bo bo to to b.o o o\ o o o o 'oo 'bo o 'oo o 'o t. to to 'oo to bbo to to to to t o 0 to to 'bo 'o. 'o. 'No , 'oo t.o 'bo 'o. 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'o 4 oa 'o 4 +.a 'o i b, b.o o.o o.o b.o t, b, t, b I I 11 12 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 1 11 11 11 3 bs on bo +01 t1 +01 t I tl t I tl t I tl t I tA bI oA ba oz b1 oz tl oz tl oz tl oz tl oz ba +12 b, o, b, to b+ +11 b+ +11 b+ to 0 1 to to I °n I : I'l I I'l o„.: °,.n o+.., b°, os 1,1 11 1,1 14 11 11 1,1 11 1,1 11 1,1 11 1,1 11 1,1 13 1,1 11 1,1 11 1,1 11 1,1 11 1,1 11 1,1 11 1 11 11 11 11 11 14 11 11 11 11 11 11 11 11 11 11 11 11 1 , I I 11 11 11 11 11 t i b.o o b '14 14 1. 13 1.. '1 1 t..'o � t. 'o 'o, 'o . o, 'o I, t,o. A I flfRE ENPINE t� +o 2 t 2 t 2 t t 1 1 b 1 1 b 1 1 1 b , 'o b + o.o 14 1.1 1 I i o o o �o 1 1 1 b, ti ol b , 'b o bo 0o b to o to to . b o + o.o + o.o 11 1 4 b o o o b b o b b o o b b.o o.o o to b.o o o, a. a 0a o, o, , o. o 1 1 'o b b to oo b o b.o b.o t U 1 o I o 1� 1� 1 10 0.1 oo o 4 o 0.2 0.2 o I o I U U o I o oo oo o o o .o .o b b t I ao ao b.o b.o as tA 1n b.n tl o, o, o, o, +o 1 b.o b.o +o o oo b.o b.o +1 . 0o b.o b.o t 0 +o 0 o.o o t o +b o b.o b.o 00 o.o b.o 10 b.0 ba ba bs b4 b4 b4 b4 b4 ba ba b, b, b1 1 11 b, b.o b.o b.o b.o b.o b.o b.o b.o b.o bo b.o b.o b.o b.o b.o b b.o bo b.o b os b 1 b 1 t.1 ..1 b 2 b 2 'U ba b n oa b t 2 b 1 t.1 b.1 b 1 b.o t.0 t,o U b.. b.° b.° t.o b.. b.° b b.o b.o b.° o b.o b.o b.° b.° b.o os b.° b 1 t.1 t.1 b 1 b 2 'U t 2 b 2 t 1 b i t, b.1 b.o b.o t.o b,o U b.o b.° b.° t.o b.o b.° b b.o b.o b.° b b.o b.o b.° b.° t b. b t to to to to t' t' ti ti t' t' ti bi t' t' ti bi to to to to to to to to to to to to to to to to to to to to to to b.o b. t b.o b.o to b.o t b, b, b+ b, b, b, b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o b.o bo b.o b.o b.o o bo b.o bo on os b.° b.° 07.20.2020 WEST D=s ARCHITECTURE I PLANNING I GROUP I G N S INTERIOR DESIGN 12-1092 General 1. All work shall conform to Chapter 15 of the Newport Beach requirements of the permit. 2. Dust shall be controlled by watering and/or dust palliative. 3. Sanitary facilities shall be maintained on the site during construction period. 4. Work hours are limited from 7.00 AM to 6:30 PM Monday through Friday, 8:00 AM to 6:00 PM Saturdays, and 10:00 AM to 6:00 PM Sundays and Holidays per Section 10-28 of the NBMC. 5. Noise, excavation, delivery and removal shall be controlled per Section 10-28 of the NBMC. 6. The stamped set of approved plans shall be on the job site at all times. 7. Permittee and Contractor are resposible for locating and protecting utilities. 8. Approved drainage provisions and protective measures must be used to protect adjoining porperties during the grading operation. 9. Cesspools and septic tanks shall be abandoned in compliance with the Uniform Plumbing Code and approved by the Building Official. 10. Haul routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. 11. Positive drainage shall be maintained away from all building and slope areas. 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in forefeiture of the construction site cleanup deposit. 13. All plastic drainage pipe shall consist of PVC or ABS plastic and either ASTM 2751, ASTM D1527, ASTM D3034 or ASTM D1785. Erosion Con trot 1. Temporary erosion control plans are required from November 15 to March 15. 2. Erosion control devices shall be available on site between November 15 and March 15. J. Between November 15 and March 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day whenever the daily rainfall probability exceeds 50 percent. 4. Place gravel bags, two bags high, as shown on plan between November 15 and March 15. Erosion Control 1. Temporary erosion control plans are required from October 15 to May 15. 2. Erosion control devices shall be available on site between October 15 and May 15. J. Between October 15 and May 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day whenever the daily rainfall probability exceeds 50 percent. 4. Landscaping plans shall be submitted for approval, work completed and acertificate of conformance received by the City Grading Engineer prior to closure of permit, unless waived by the City Grading Engineer. 5. Temporary desilting basins, when required, shall be installed and maintained for the duration of the project. Documentation 1. An as -built grading plan shall be prepared by the civil engineer including original ground surface elevations, as -graded ground surface elevations, lot drainage patterns and locations, and elevations of all surface and sub -surface drainage facilities. He shall provide written approval that the work was done in accordance with the final approved grading plan and state the number of yards of cut and/or fill moved during the operation. 2. A soils grading report prepared by the soils engineer, including locations and elevation of field density tests, summaries of field and laboratory results and other substantiated data and comments on any changes made during grading and their effect on the recommendations made in the soils engineering investigation report. He shall provide written approval as to the adequacy of the site for the intended use and completion of work in accordance with the NBMC. 3. A geologic grading report prepared by the engineering geologist, including a final description of the geology of the site, including any new information disclosed during the grading and the effect of the some on recommendations incorporated in the approved gradin plan. He shall provide written approval as to the adequacy of the site for the intended use as affected by geologic factors. ADDITIONAL NOTES rig O8lbu� 1. Graded slopes shall be no steeper than 2 horizontal to 1 vertical. 2. Fill slopes shall be compacted to no less than 90 percent relative compaction to the finished surface. 3. All fills shall be compacted throughout to a minimum of 90 percent approved by the soils engineer. Compaction tests shall be performed approximately every two feet in vertical height and of sufficent quantity to attest to the overall compaction effort applied to the fill areas. 4. Areas to receive fill shall be cleared of all vegetation and debris, sacrified and approved by the soils engineer prior to placing of the fill. 5. Fills shall be keyed or benched into competent material. 6. All existing fills shall be approved by the soils engineer or removed befor any additional fills are added. 7. Any existing irrigation lines and cistrens shall be removed, or crushed in place and backfilled, and approved by the soils engineer. 8. The engineering geologist and soils engineer shall, after clearing and prior to the placement of fill in canyons, inspect each canyon for areas of adverse stability and determine the presence of, or possibility of future accumulation of, subsurface water or spring flow. If needed, drains will be designed and constructed prior to the placement of fill in each respective canyon. 9. The exact location of the subdrains shall be surveyed in the field for line and grade. 10. All trench backfills shall be compacted throughout to a minimum of 90 percent relative compaction, and APPROVED BY THE SOILS ENGINEER. The Building Department may require coring of concrete flat work placed over untested backfills to facilitate testing. 11. The stockpiling of excess material shall be approved by the City Grading Engineer. 12. Landscaping of all slopes and pads shall be in accordance with Chapter 15 of the NBMC. 13. All cut slopes shall be investigated both during and after grading by an engineering geologist to determine if any stability problem exists. Should excavation disclose any geological hazards, the engineering geologist shall recommend and submit necessary treatment to the City Grading Engineer for approval. 14. Where support or buttressing of cut and natural slopes is determined to be necessary by the engineering geologist and soils engineer, the soils engineer will obtain approval of design, location and calculations from the City Grading Engineer prior to construction, 15. The engineering geologist and soils engineer shall inspect and test the construction of all buttress fills and attest to the stability of the slope and adjacent structures upon completion. 16. When cut pads are brought to near grade the engineering geologist shall determine if the bedrock is extensively fractured or faulted and will readily transmit water. If considered necessary by the engineering geologist and soils engineer, a compacted fill blanket will be placed. 17. The engineering geologist shall perform periodic inspections during grading. 18. Notification of Noncompliance: If, in the course of fulfilling their resposibility, the civil engineer, the soils engineer, the engineering geologist or the testing agency finds that the work is not being done in conformance with the approved grading plans, the discrepancies shall be reported immediately in writing to the person in charge of the grading work and to the City Grading Engineer. Recommendations for corrective measures, if necessary, shall be submitted to the City Grading Engineer for approval. Required_ln spections 1. A pre -grading meeting shall be scheduled 48 hours prior to start of grading with the following people present: owner, grading contractor, design civil engineer, soils engineer, geologist, City Grading Engineer or their representatives. Required field inspections will be outlined at the meeting. 2. A pre -paving meeting shall be scheduled 48 hours prior to start of the sub -grade preparation for the paving with the following people present: owner, poveing contractor, design civil engineer, soils engineer, City Grading Engineer or their representatives. Required field inspections will be outlined at the meeting. 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSET BEFORE STARTING STARTING GRADING. 5. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSIIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. 6. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT -OF- WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 8. ABANDONMENT OF SEWER LATERAL SHALL INCLUDE REMOVAL OF THE CLEANOUT RISER, THE 4TT BOX AND THE WYE, IF APPLICABLE. SEWER LATERAL SHALL THEN BE CAPPED WHERE THE WYE USED TO BE. 9. ABANDONMENT OF EXISTING UNUSED WATER SERVICE SHALL INCLUDE CAPPING AT MAIN (CORPORATION STOP) AND REMOVAL OF EXISTING WATER METER, BOX AND COVER. ■ NO. I DATE I DESCRIPTION 1 ADDITIONAL NOTES SITE PRECISE GRADING PLAN FOR 2510 WEST COAST HWY. NEWPORT BEACH, CA -CONTRACTOR SHALL, USE THE CITY STANDARD FORM '30 -DAY NOTICE OF INTENT TO EXCAVATE' TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP: //WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE." -CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING. - CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE GEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING." - LICENSED SURVEYOR TO PROVIDE HORIZONTAL AND VERTICAL MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT WITH A REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY REAL OR ALLEGED IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL. BW COUNTY OF ORANGE BENCHMARK NO. 3K-23-68: FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "3K-23-68", SET IN THE WEST CORNER OF A 8 FT. BY 5.5 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED ALONG THE NORTH SIDE OF PACIFIC COAST HIGHWAY, 0.75 MI. SOUTHEAST FROM ITS INTERSECTION WITH NEWPORT BOULEVARD, 20 FT. NORTHEAST OF THE CENTERLINE OF THE NORTHBOUND LANES ALONG PCH, BETWEEN TWO DRIVEWAYS FOR #1600 PCH. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEV.= 10.457 (NAVD 88, 2015) VICINITY MAP LEGAL DESCRIPTION PARCEL A: PARCELS 1, 2 AND 3, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 AND 31 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO. 1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT,• THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 61* 00' 30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 39° WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975, PAGE 361 -OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID NORTHEASTERLY LINE NORTH 61* 00' 30" WEST 57.10 FEET TO SAID SOUTHEASTERLY LINE, THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 39' 43' 30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 AND 26 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ASSESSOR'S PARCEL NUMBER: 425-471-55 & 425-471-56 • 1A 300 C.Y. 810 C.Y. !HIS LS!IMA !L FU BE USED FUH FLL DETERIVNNA i!(,"; ' T( Dp�D ,P� nii�l-c-Tl�,4,1', l_ OQ�pFESSfO� YEFIM TSALYUK n w NO. C052871 m s F OF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 SHEET INDEX N0. DESCRIPTION 1 TITLE SHEET, GRADING NOTES, ETC. 2 GRADING PLAN, SECTIONS, DETAILS, ETC 3 EROSION CONTROL PLAN & SOILS REPORT RECOMMENDATIONS 4 TOPOGRAPHIC SURVEY BRL BREAK LINE CLF CHAIN LINK FENCE C. 0. CLEAN OUT C.Y. CUBIC YARD DS DOWNSPOUT EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM LEGEND A.B. AGGREGATE BASE A. C. ASPHALT CONCRETE BFP BACKFLOW PREVENTER BW BACK OF WALK BRL BREAK LINE CB CATCH BASIN CBX CONTROL BOX CF CURB FACE CLF CHAIN LINK FENCE C. 0. CLEAN OUT C.Y. CUBIC YARD DS DOWNSPOUT EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM ELECTRIC METER EMH ELECTRICAL MANHOLE E.P. EDGE OF PAVEMENT EV ELECTRICAL VAULT F. F. FINISHED FLOOR ELEVATION F. G. FINISHED GRADE ELEVATION FH FIRE HYDRANT F. L. FLOW LINE ELEVATION F. S. FINISHED SURFACE ELEVATION G.B. GRADE BREAK GM GAS METER GP GUARD POST H.P. HIGH POINT ELEVATION INV. INVERT OF PIPE ELEVATION L. F. LINEAR FEET LP LOW POINT LT PARKING LOT LIGHT NG NATURAL GRADE PCC PORTLAND CEMENT CONCRETE P.L. PROPERTY LINE PM PARKING METER POST PP POWER POLE PB PULL BOX PCC PORTLAND CEMENT CONCRETE R. RATE OF GRADE OR RADIUS R/W RIGHT OF WAY S. SLOPE OF PIPE SB SPLASH BOX SCO SEWER CLEANOUT SDMH STORM DRAIN MANHOLE SMH SEWER MANHOLE SR SPRINKLER ST.LT. STREET LIGHT SW SIDE WALK TC TOP OF CURB ELEVATION TE TRASH ENCLOSURE TEL. MH TELEPHONE MANHOLE TF TOP OF FOOTING ELEVATION TG TOP OF GRATE ELEVATION TOE TOE OF SLOPE TOP TOP OF SLOPE TS TRAFFIC SIGNAL T.R. TOP OF RETAINING WALL TW TOP OF WALL ELEVATION WDF WOODEN FENCE WW WATER METER WV WATER VALVE '00.00) EXISTING ELEVATION 'OG.AO- EXISTING ELEVATION 00.00 PROPOSED ELEVATION E ELECTRICAL G GAS W WATER S SEWER T - TELEPHONE - - - PROPERTY LINE STREET CENTERLINE OWNER 2510 W. COAST HWY LLC 2510 W. COAST HWY. NEWPORT BEACH, CA 92660 p. 949-350-4019 ARCHITECT WESTGROUP DESIGN 19520 JAMBOREE RD., SUITE 100 IRVINE, CA 92612 p. 949-250-0880 SOILS ENGINEER P.A. & ASSOCIATES, INC. 30 EDELMAN IRVINE, CA 92618 p. 949-679-7474 CITY OF NEWPORT BEACH PRECISE DRAINAGE PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SH EET 0 N LO 0 OF 7 12-1093 X4 SITE SPECIFIC DATA SEE NOTES FOR GRATE TYPE PROJECT NUMBER SEE NOTES FOR GRATE TYPE ORDER NUMBER PROJECT NAME I-_ PROJECT LOCATION FINISH GRADE STRUCTURE ID FINISH GRADE TREATMENT REQUIRED X 0 VOLUME EASED (CF) FLOW RASED (CFS) HY (n OR TREATMENT HGL AVAILABLE (FT) cr PEAK BYPASS REQUIRED (CFS) - IF APPLICABLE �0 PIPE DATA LE. MATERIAL DIAMETER INLET PIPE 1 NDS 643 COUPLING-,. INLET PIPE 2 OUTLET PIPE r PRETREATMENT BIOFILTRATION DISCHARGE RIM ELEVATION 4' PVC � '\ 2 o SURFACE LOAD PEDES7 14N OPEN PLANTER PEDESTRIAN fWE & COVER 030' N/A 024' WET ANOMEDIA VOLUME (CY) TBD ORIFICE SQ7E (DIA. INCHES) TBD NOTES: PRELIMINARY NOT FOR CONSTRUCTION. C.L. DRIVEWAY INSTALLATION NOTES CURB 1. CONTRACTOR TO PROWDE ALL LABOR, EQUIPMENT, MATERIALS AND INCIDENTALS REWIRED TO OFFLOAD AND INSTALL THE SYSTEM AND APPURTENANCES IN ACCORDANCE WITH THIS DRAWING AND THE MANUFACTURERS SPECIFTC47IONS, UNLESS OTHERWISE STATED IN MANUFACTURERS CONTRACT. 2 UNIT MUST BE INSTALLED ON LEVEL E0.SE. MANUFACTURER RECOMMENDS A MINIMUM 6' LEVEL ROCK EASE UNLESS SPECIFIED BY THE PROJECT ENGINEER. CON794CTOR IS RESPONSIBLE 70 VERIFY PROJECT ENGINEERS RECOMMENDED EASE SPECT76AT70NS 4. CONTRACTOR TO SUPPLY AND INSTALL ALL EXTERNAL CONNECTING PIPES ALL PIPES MUST BE FLUSH WH INSIDE SURFACE OF CONCRETE. (PIPES CANNOT INTRUDE BEYOND FLUSH). INVERT OF OUTFLOW PIPE MUST BE FLUSH WTM DISCHARGE CHAMBER FLOOR. ALL PIPES SHALL BE SEALED WATER TIGHT PER ARNUFACTURERS STANDARD CONNECTION DETAIL 5. CONTRACTOR RESPONSIBLE FOR INSTALLATION OF ALL RISERS MANHOLES, AND HATCHES CONTRACTOR 70 GROUT ALL MANHOLES AND H47CHES 70 MATCH FINISHED SURFACE UNLESS SPECIFIED OTHERM7SE. 6. WGETA779V SUPPLIED AND INSTALLED BY OTHERS ALL UNITS WITH WGETA779V MUST HAVE DRIP OR SPRAY IRRIG47701V SUPPLIED AND INSTALLED BY OTHERS. 7. CONTRACTOR RESPONSIBLE FOR CONTACTING BIO CLEAN FOR AC77VAWN OF UNIT. MANUFACTURERS WARRANTY IS VOID M7TH OUT PROPER ACTIVATION BY A BIO CLEAN REPRESENTATIVE. GENERAL NOTES 1. 94NUFAC77JRER 70 PROWDE ALL MATERIALS UNLESS OTHERWSE NOTED. 2 ALL DIMENSIONS, ELEVA7704 SPECIFICATIONS AND CAPACITIES ARE SUBJECT 70 CIMNGE. FOR PROJECT SPECIFIC DRAMINGS DETAILING EXACT DIMENSIONS, WEIGHTS AND ACCESSORIES PLEASE CONTACT BIO CLEAN. ---- - ---- o w PIPE DOW DOIJ LIFE SEE NOTES PLAN VIEW ELEVATION VIEW VIM YEum7vMti lm�__ t37AAFNT MEDA 6' LEFT END VIEW RIGHT END VIEW STORMWATER BIOFILTRATION SYSTEM N TS 101[611mo7_r� 91mmeffllil[elo R/W SECTION A -A N TS T %IIV1 U DETAIL 'A' PCC CONIC. GUTTER N. T. S. WEEPSCREED 3'-0" MIN. WEEPSCREED_\ 3" FF FF 2% MIN. MIN. 4 ° 8" ° / e MIN. 5. MIN. ° a a ° a SUBGRADE 1 4 (SUBGRADE CONCRETE , ° II (PER SOIL ENGINEER'S - e ° RE COMMENDATIONER SOIL ) RECOMMENDATION) PAD PADS ° a e e e4 A4 TYPICAL CLEARENCE DETAIL N TS TOP OF GRATE SEE NOTES FOR GRATE TYPE -CONCRETE SEE NOTES FOR GRATE TYPE ELEV. PER PIAN n. PER PLAN I-_ -ASPHALT FINISH GRADE -SUBTERRANEAN FINISH GRADE C0 X 0 W HY (n OR cr ADAPTOR RRISER �0 U - 4- (IF NEEDED) NDS 643 COUPLING-,. NDS OEESING BAOR PVC ELL r NDS 201 4'PVC SDR OR SCHED 40 DRAIN PIPE (EYP.) 4' PVC � '\ 2 o DOUBLE OUTLET CATCH BASIN PER PLAN 4' MIN PVC MAIN W/ TEE OR WYE INV. ELEV. PER PIMA 'USE 6° NDS 66 EXTENSIONS WHERE NEEDED NOTES: 1. ALL FRTINGS BY: NDS, INC. (OR EQUAL) 4. GLUE "I.P.S. WELD ON' 1773 SOLVENT PHONE (800) 726-1994 (MEDIUM BODIED FAST SET) FOR 2. REFER TO GRADING PIAN FOR FINISH GRADING PIPES THRU 6"0 3. DO NOT GLUE GRATE OR RISER TO PIPE 5. ALL PIPES TO BE 4"0 PVC SDR 35 OR SCHEDULE 40 TYPICAL DRAINAGE INLET DETAIL N TS Oq�oFESS/O� XYEFIM TSALYUK �n. L—" z w NO. C052871 m C* � s�'9T C1 V 1�. ��\Q F PC BUILDING FACE CHECK VALVE CONSTRUCTION NOTES GRADING 11) CONSTRUCT BMP PER DETAIL HEREON. �2 CONSTRUCT 4" PVC PIPE (SDR 35). �3 CONSTRUCT AREA DRAIN (12 z12') PER NDS OR EQUIV. ® CONSTRUCT P.C.C. SWALE PER DETAIL HEREON. �5 CONSTRUCT 180x18" CATCH BASIN WITH GALVANIZED TRAFFIC RATED GRATE © CONSTRUCT CONNECTION FROM PIPING SYSTEM TO STORMWATER BIOFILTRATION SYSTEM PER DETAIL HEREON. SYSTEM TO BE MAINTAINED BY THE OWNER BASED ON RECORDED M&O AGREEMENT. OFF SITE IMPROVEMENTS 1Q CONSTRUCT DRIVEWAY APPROACH (W=26 ; X=3') PER CNB TD-160—L—A AND DETAIL HEREON �k CONSTRUCT DRIVEWAY APPROACH (W=26', X=4*) PER CNB STD-160—L—A �l REMOVE EXIST. DRIVEWAY APPROACH. CONSTRUCT FULL HEIGHT (6') CURB & GUTTER AND SIDEWALK OUTSIDE OF NEW DRIVEWAY APPROACH LIMITS 10' PLAN H Z W W 7'I 1 6' 4' 1 w I U Q W 1 m m � IU 3/8"LIP MPX21MAXI 1C%% 6"P.C.C. 4"C.M.B. SECTION X -X AVON ST. DRVEWAY APPROACH NTS 7' -CONCRETE 0.5% -CONCRETE GUTTER 6' I-_ -ASPHALT H Y -SUBTERRANEAN Z C0 X 0 W HY (n W N cr w�l �0 U 1 ' lK X W Z 0 U W wF_ 10% 2 0 a � MAX MAX C.L. DRIVEWAY W=26', X=3 I X 6' � x 10' PLAN H Z W W 7'I 1 6' 4' 1 w I U Q W 1 m m � IU 3/8"LIP MPX21MAXI 1C%% 6"P.C.C. 4"C.M.B. SECTION X -X AVON ST. DRVEWAY APPROACH NTS Z tb LI 4" PVC 45" DEGREE ELL. - TYP. (2) PLACES PREPARED BY: o ITF & ASSOCIATES, INC. 11278 LOS ALAMITOS BLVD., I F SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 DOWNSPOUT PER ARCHITECT'S PLAN ATTACHED WM�NSCOREW EACH SIDE "N.D.S." BLACK 4" ROUND GRATE DOWNSPOUT ADAPTER NDS903 OR PIPE INCREASER ATTACHMENT NDS407 4" P.V.C. RISER (LENGTH VARIES) FINISH GRADE 4" PVC SDR 35 OR SCHED 40 TYPICAL DOWNSPUTS CONNECTION DETAIL NTS MINIMUM SURFACE SLOPE SHOULD BE PER NBMC 15.10.120E AND AS FOLLOWS: -EARTH 12' -CONCRETE 0.5% -CONCRETE GUTTER 6' z w o -ASPHALT 1.0% -SUBTERRANEAN a 1.0% HY (n W U on cr w�l �0 1 ' lK N �� W Z 0 U wF_ 0 a � U H — W 12' o TMAX 10% 2% 11' MAXI II 1 7' 4' C.L. DRIVEWAYcn N� U I � X 7' 1 4' x cy- 0 I U I I 3/8"LIP I PX MAA I 1 1% 3F PL I I zN 6"P.C.C. 4"C.M.B. 10 (� Z SECTION X -X W J Z PLAN COAST HWM. DRVEWAY APPROACH NTS Z tb LI 4" PVC 45" DEGREE ELL. - TYP. (2) PLACES PREPARED BY: o ITF & ASSOCIATES, INC. 11278 LOS ALAMITOS BLVD., I F SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 DOWNSPOUT PER ARCHITECT'S PLAN ATTACHED WM�NSCOREW EACH SIDE "N.D.S." BLACK 4" ROUND GRATE DOWNSPOUT ADAPTER NDS903 OR PIPE INCREASER ATTACHMENT NDS407 4" P.V.C. RISER (LENGTH VARIES) FINISH GRADE 4" PVC SDR 35 OR SCHED 40 TYPICAL DOWNSPUTS CONNECTION DETAIL NTS MINIMUM SURFACE SLOPE SHOULD BE PER NBMC 15.10.120E AND AS FOLLOWS: -EARTH 2.0% -CONCRETE 0.5% -CONCRETE GUTTER IN PA VED AREA 0.2% -ASPHALT 1.0% -SUBTERRANEAN DRAINAGE PIPE 1.0% CITY OF NEWPORT BEACH I SHEET PRECISE DRAINAGE PLAN N 0 12N 2510 WEST COAST HWY. o NEWPORT BEACH, CA OF 7 12-1094 SOILS REPORT RECOMMENDATIONS 5.1 RECOMMENDATIONS THE PROPOSED CONSTRNCTION FOR THE SITE IS CONSIDERED GEOTECHNICALLY FEASIBLE. GRADING AND FOUNDATION PLANS SHOULD TAKE INTO ACCOUNT THE SOIL CONDITIONS OF THE SITE. YOUD (1998) CITES EVIDENCE THAT HOUSES AND SMALL BUILDINGS WITH REINFORCED PERIMETER FOOTINGS AND CONNECTED GRADE BEAMS HAVE PERFORMED WELL IN JAPAN, AND SIMILAR PERFORMANCE SHOULD BE EXPECTED IN CALIFORNIA. HOWEVER, IT IS RECOMMENDED THAT A REINFORCED MAT FOOTING BE USED OVER THE SITE TO PROVIDE A MONOLITHIC FOUNDATION. THE SUBTENANEAN REGIONS OF THE PROPOSED BUILDINGS MAY REQUIRE PROVISIONS FOR WATER- TIGHT CONSTRUCTION DEPENDING UPON THE PROXIMIFY OF THE GROUNDWATER TABLE TO FINISH FLOOR. 5.2 EARTHWORK EARTHWORK FOR PROPOSED STRNCTURES, WHICH AI E FOUNDED ON THE PROPOSED SUBTERRANEAN PARKING LEVEL, WILL REQUIRE SHORING OF EXCAVATION WALLS AND EXPMT OF REMOVED SOILS. RELATIVELY MINOR CUTS AND FILLS MAY BE EXPECTED OUTS IDE OF THE SUBTERRANEAN EXCAVATION AlEAS. 5.3 EXCAVATION DEWATERING ALTHOUGH ELEVATIONS OF PROPOSED SUBTENANEAN LEVELS ARE ANTICIPATED TO BE ABOVE GROUNDWATER, FLUCTUATIONS IN GROUNDWATER LEVELS MAY OCCUR DURING CONSTRUCTION, AND TEMPORARY DEWATERING MAY BE NECESSARY. DESIGN OF THE DEWATERING SYSTEMS IS BEYOND THE AUTHORIZED SCOPE OF SERVICE AND IS TYPICALLY PERF01MED BY CONTRACTORS THAT SPECIALIZE IN CONSTRUCTION AND EXCAVATION DEWATERING. DESIGN OF THE SYSTEM MAY REQUIRE INSTALLATION OF GROUNDWATER PUMPING WELLS AND ASSOCIATED OBSERVATION TEST WELLS TO EVALUATE DRAWDOWN AND EXTRACTION RATE DEPENDING UPON THE TARGET DEPTH OF EXCAVATION WITH RESPECT TO GROUNDWATER LEVELS. 5.4 SUB -SURFACE SOIL PREPARATION (OVEREXCAVATION) AFTER CLEARING THE SITE, WITHIN THE BUILDING LINES AND 5 -FEET BEYOND (OR TO THE EXISTING STRUCTURE OR PROPERTY LINE), THE EXISTING NATIVE SOIL SHOULD BE EXCAVATED TO A MINIMUM DEPTH OF 5 FEET BELOW THE BOTTOM OF THE PROPOSED FOUNDATION. OVEREXCAVATION SHOULD BE TIMED TO ANTICIPATE FLUCTUATING TIDES. THE REMOVAL BOTTOM SHOULD BE STABILIZED WITH MINIMUM 1.5 FEET OF 1.5-2 INCHES ANGULAR CRUSHED ROCK COMPACTED INTO THE SATURATED SOIL BELOW 6 FEET FOLLOWED BY 2 FEET OF %" CRUSHED ROCK. THE CRUSHED ROCK SHOULD BE COMPACTED INTO THE NATIVE SOILS IN 6 -INCH LIFTS SO AS TO FILL THE VOIDS WITH NATIVE SOIL. THE CRUSHED ROCK SHOULD BE COMPACTED TO MINIMUM OF 95 PERCENT RELATIVE COMPACTION OF THE LABORATORY STANDARD. 5.5 FILL NATIVE GRANULAR SOILS (SAND) ARE ACCEPTABLE FOR UTILIZATION AS STRUCTURAL FILL. ALL FILL SOILS SHOULD BE PLACED IN MAXIMUM 6 -INCH LIFTS MOISTURE TREATED AS NECESSARY AND PROPERLY DENSIFIED COMPACTED TO AT LEAST 90 PERCENT OF THEIR MAXIMUM DENSITY. 5.6 IMPORTED FILL ANY PROPOSED IMPORT FILL SHOULD POSSESS AN EXPANSION INDEX LESS THAN 20, HAVE SOIL STRENGTH PARAMETERS EQUAL OR GREATER THAN THE ON-SITE SOILS, AND SHOULD BE TESTED AND APPROVED BY A REPRESENTATIVE OF THIS FOM PRIOR TO ITS USE. 5.7 TRENCH BACKFILL ALL TRENCHES SHOULD BE BACKFILLED WITH SOILS COMPACTED MECHANICALLY TO AT LEAST 90 PERCENT RELATIVE COMPACTION. TRENCHES DEEPER THAN 2 FEET SHOULD BE TESTED PROGRESSIVELY AS FILL IS PLACED. BACKFILL OF ALL TRENCHES SHOULD BE COMPACTED TO ACHIEVE A RELATIVE COMPACTION OF AT LEAST 90 PERCENT OF THEIR MAXIMUM DENSITY. CARE SHOULD BE TAKEN NOT TO DAMAGE UTILITY LINES. THE SITE SOILS ARE CONSIDERED SUITABLE FOR USE AS TRENCH BACKFILL, PROVIDED THEY ARE AT OR NEAR OPTIMUM MOISTURE. 5.8 TEMPORARY CUTS THE WALLS OF TEMPORARY CONSTRUCTION TRENCHES ARE EXPECTED TO BE STABLE WHEN EXCAVATED NEARLY VERTICAL, OR WITH ONLY MINOR SHORING IF THE TOTAL DEPTH DOES NOT EXCEED 2 FEET. SHORING OF EXCAVATION WALLS OR FLATTENING OF SLOPES MAY BE REQUIRED IF GREATER DEPTH IS NECESSARY. FOR SHORING/BRACING OF TEMPORARY TRENCH SURFACES STEEPER THAN 1H: 1V AND HIGHER THAN 2 FEET, WE RECOMMEND TRAPEZOIDAL/TRIANGULAR DISTRIBUTION OF EMTH PRESSURE. FOR DESIGN DETAIL, PLEASE REFER TO APPENDIX D, FIG. D-1. ALL WORK ASSOCIATED WITH TRENCH SHORING MUST MINIMALLY CONFIRM TO CAL -OSHA AND LOCAL SAFETY CODES. 5.9 UTILITY TRENCH BACKFILL OF ALL TRENCHES SHOULD BE COMPACTED TO ACHIEVE A RELATIVE COMPACTION OF AT LEAST 90 PERCENT OF THEIR MAXIMUM DENSITY. CARE SHOULD BE TAKEN NOT TO DAMAGE UTILITY LINES. THE SITE SOILS ARE CONSIDERED SUITABLE FOR USE AS TRENCH BACKFILL, PROVIDED THEY ARE AT OR NEAR OPTIMUM MOISTURE. ALL WORK ASSOCIATED WITH TRENCH SHORING MUST MINIMALLY CONFIRM TO CAL- OSHA AND LOCAL SAFETY CODES. ■ NO. I DATE I DESCRIPTION 1 6.1 FOUNDATION RECOMMENDATIONS 6.2 MAT FOUNDATION MAT SLAB SHOULD BE AN MINIMUM OF 18 INCHES WITH THICKENED EDGES OF 24 INCHES FOUNDED IN COMPACTED FILL OR COMPETENT NATIVE MATERIALS MAY BE DESIGNED FOR AN ALLOWABLE BEARING VALUE OF 2,500 PSF, AND MODULES OF SUBGRADE REACTION (KS) MAY BE ASSUMED TO BE 200 KCF WITH MINIMUM REINFORCEMENT OF NO.5 REBARS AT 12 INCHES EACH WAY ON TOP AND BOTTOM. WHEN DESIGNING FOR SH01 T DURATION WIND OR SEISMIC LOADS, THE ABOVE VALUE MAY BE INCREASED BY ONE-THIRD. THE BASEMENT MAT SLAB SHALL BE DIRECTLY UNDERLAIN BY WATERPROOFING, UNDERLAIN BY A MIN. 2 -INCH THICK LAYER OF SAND WITH A MINIMUM OF SE OF 40. UNDERLAIN BY MIN. 15 -MIL STEGO WRAP (OR EQUIV., LAPPED AND SEALED), UNDERLAIN BY GRANULAR NATIVE MATERIALS. JOINT IN WALLS AND FLOORS, AND BETWEEN THE WALL AND FLOOR, AND PENETRATIONS OF THE WALL AND FLOOR SHALL BE MADE WATEITIGHT USING SUITABLE METHODS AND MATERIALS (E.G. BENTONITE "WATER STOPS"). 6.3 SHORING THE UNDERGROUND LEVEL EXCAVATION WALLS SHOULD BE SUPP01 TED BY PEIMANENT SHORING. THIS CAN BE ACCOMPLISHED WITH A CAISSON AND GRADE BEAM FOUNDATION SYSTEM. THE PROPOSED DEEP FOUNDATION SYSTEM WILL TRANSFER FOOTING LOADS TO COMPETENT MATERIALS APPROXIMATELY BELOW DEPTH OF 25 FEET. 6.4 DEEP FOUNDATION - SHORING THE PROPOSED CAISSONS WITH A MINIMUM DIAMETER OF 24 INCHES MAY BE DESIGNED WITH AN ALLOWABLE END BEARING CAPACITY OF 8000 POUND PER SQUARE FOOT AND SKIN FRICTION OF 300 PSF. WITHIN THE COMPETENT MATERIAL. THE DEEP FOUNDATION SYSTEM, CAISSONS, MAY BE DESIGNED FOR LATERAL RESISTANCE, A PASSIVE PRESSURE OF 300 PSF. PER FOOT OF DEPTH, INCREASING LINEARLY TO A MAXIMUM VALUE OF 4000 PSF. WITHIN THE COMPETENT FILL MATERIAL. FIXITY OF CAISSONS MAY BE ASSUMED TO BE AT 5 FEET. WHEN DESIGNING FOR SHORT DURATION WIND OR SEISMIC LOADS, THE ABOVE VALUES CAN BE INCREASED BY ONE-THIRD. 6.1 SEISMIC RECOMMENDATIONS THE STRUCTURAL DESIGN AT THE SITE SHOULD CONFOlM TO THE MOST RECENT 2016 CALIFORNIA BUILDING CODE REQUIREMENTS FOR REGION 1 AND THE MOST RECENT DESIGN STANDARDS OF THE STRUCTURAL ENGINEERS ASSOCIATION OF CALIFORNIA. 6.6 RETAINING WALLS 6.6.1 PASSIVE PRESSURE PASSIVE EARTH PRESSURE MAY BE COMPUTED AS AN EQUIVALENT FLUID HAVING A DENSITY OF 300 POUNDS PER CUBIC FOOT (PCF), WITH A MAXIMUM EARTH PRESSURE OF 3000 PSF. AN ALLOWABLE COEFFICIENT OF FRICTION BETWEEN SOIL AND CONCRETE OF 0.30 MAY BE USED WITH DEAD LOAD FORCES. WHEN COMBINING PASSIVE PRESSURE AND FRICTION RESISTANCE, THE PASSIVE PRESSURE COMPETENT SHOULD BE REDUCED BY ONE-THIRD. 6.6.2 ACTIVE EARTH PRESSURE ACTIVE EARTH PRESSURE MAY BE COMPUTED AS AN EQUIVALENT FLUID HAVING A DENSITY OF 42 PCF AND 58 PCF FOR LEVEL AND NOT STEEPER THAN 2HORIZONTAL: 1 VE111CAL SLOPE BACKFILL RESPECTIVELY. ALL OF THE RETAINING WALLS SHOULD BE DESIGNED TO RESIST ANY ADJACENT STRUCTURAL SURCHARGE LOAD, IN ADDITION TO THE ACTIVE OR AT REST PRESSURE . BASED ON PEAK HORIZONTAL GROUND ACCELERATION MOTION OF THE SITE WITH 10% PROBABILITY OF EXCEEDANCE IN 50 YEARS AND SIMPLIFIED MONONOBE-OKABE SEISMIC ANALYSES, AN EAIIHQUAKE LOAD OF 21 PCF EQUIVALENT FLUID PRESSURE MAY BE APPLIED TO THE RETAINING STRUCTURES FOR WALLS OVER 6 FEET IN HEIGHT. LOAD SHOULD BE ZERO AT THE TOP OF FOOTING INCREASING LINEALLY TO MAXIMUM WALL HEIGHT (TOP OF BACKFILL), WITH RESULTANT TOTAL SEISMIC LOAD ACTING APPROXIMATELY AT 0.6 TIMES THE WALL HEIGHT. WHEN SHORT TERM SEISMIC LOAD IS ADDED, THE DESIGN SAFETY FACTOR MAY BE REDUCED TO 1.2, AND BEARING VALUE AND PASSIVE RESISTANCE MAY BE INCREASED BY 1/3. BACKFILL OF THE RETAINING WALLS SHOULD BE GRANULAR MATERIAL WITH A MINIMUM SAND EQUIVALENCE OF 40 (S.E.>40). A 4 -INCH PERFORATED SCHEDULE 40 PVC PIPE INSTALLED WITH AT LEAST A 1.5% SLOPE AND 4 INCHES OF CALTRANS CLASS 11 PERMEABLE MATERIAL (OR COMPATIBLE MATERIAL) ON THE BOTTOM AND 12 INCHES ON THE SIDES AND TOP OF THE PIPE SHOULD BE INCLUDED IN THE DESIGNS FOR WALLS HIGHER THAN 18 INCHES IN -ORDER TO PREVENT BUILD-UP OF HYDROSTATIC PRESSURE. EXTERIOR RETAINING WALL SHOULD BE BACKFILLED WITH A MINIMUM OF 12 INCHES OF RELATIVELY IMPERMEABLE (NATIVE SILTY SOILS) IN ORDER TO PREVENT PENETRATION OF THE SURFICIAL WATER INTO THE RETAINING WALL BACKFILL. FOR GRAPHIC DEMONSTRATION OF RETAINING WALL DETAIL REFER TO FIGURE C-1, APPENDIX C. HYDROSTATIC PRESSURE OF 62.4 PCF SHOULD BE ADDED TO ALL OF THE RETAINING WALL BELOW HISTORICAL HIGHEST GROUNDWATER LEVEL, WHICH IS 7 TO 10 FEET BELOW THE EXISTING GRADE. 6.6.3 AT REST PRESSURE WHEN MOVEMENT ON TOP OF THE RETAINING WALL IS RESTRICTED (PINNED OR FIXED), AT REST PRESSURE MAY BE COMPUTED AS AN EQUIVALENT FLUID HAVING A DENSITY OF 52 POUNDS PER CUBIC FOOT. FOR BACKFILL SPECIFICS, REFER TO 6.5.2. WATER PROOFING DESIGN AND INSPECTION OF THE RETAINING STRUCTURES IS BEYOND THE SCOPE OF OUR WORK. 6.7 SLABS -ON -GRADE (WALKWAYS & DRIVEWAYS) SLABS SHOULD BE 5 INCHES IN THICKNESS AND SHOULD BE REINFORCED WITH NO. 4 BARS AT 12 INCHES ON -CENTER EACH -WAY. FOUR (4) INCHES OF 3/4" CRUSHED ROCK SHOULD BE PLACED UNDERNEATH THE DRIVEWAY SLABS. SAWCUTS (OR COLD JOINTS) SHOULD BE MADE AT MAXIMUM OF 12 FEET INTERVALS EACH WAY, WITH A MAXIMUM LENGTH TO WIDTH RATIO OF 2 ON EXTERIOR SLABS. ANY EXTERIOR SLABS SHOULD HAVE 18 INCH THICKENED EDGES WHERE IN CONTACT WITH LANDSCAPED AREAS. 6.8 TYPE OF CEMENT FOR CONCRETE PROPOSED IN CONTACT WITH NATIVE SOIL, CEMENT (TYPE V) WITH MINIMUM STRENGTH OF 5000 PSI AT 28 DAYS AND A MAXIMUM WATER TO CEMENT RATIO OF 0.40 TO RESIST THE CORROSIVE EFFECTS OF SEAWATER. 6.9 SETTLEMENT SUBJECT TO IMPLEMENTATION OF RECOMMENDATIONS CONTAINED HEREIN, STRUCTURES MAY BE EXPECTED TO SETTLE A MAXIMUM OF 1.5 INCHES WITH A DIFFERENTIAL SETTLEMENT OF LESS THAN 1 INCH OVER 40 FEET HORIZONTAL DISTANCE. MOST STATIC SETTLEMENT MAY BE EXPECTED TO OCCUR DURING CONSTRUCTION. 6.10 TEMPORARY SHORING/BRACING DURING THE COURSE OF EXCAVATION TEMPORARY SHORING WILL BE REQUIRED. WE RECOMMEND TRAPEZOIDAL/TRIANGULAR DISTRIBUTION OF EAITH PRESSURE IN ADDITION TO HYDROSTATIC PRESSURE BELOW 2 FEET. FOR DESIGN DETAIL, PLEASE REFER TO APPENDIX D, FIG. D-1. 6.11 SURFACE DRAINAGE PROVISIONS POSITIVE SURFACE GRADIENTS SHOULD BE MAINTAINED AWAY FROM PLANNED STRUCTURES, BERM AREAS, ETC., SUCH THAT WATER IS NOT ALLOWED TO FLOW UNCONTAINED ON SITE, AND SHOULD BE CONTAINED IN APPROVED DRAINAGE DEVICES. THE GROUND IMMEDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDING AT A SLOPE OF NOT LESS THAN ONE UNIT VERTICAL IN 20 UNITS HORIZONTAL (5 PERCENT SLOPE) FOR A MINIMUM DISTANCE OF 10 FEET (3048 MM) MEASURED PERPENDICULAR TO THE FACE OF THE WALL. IF PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET (3048 MM) OF HORIZONTAL DISTANCE, A 5 PERCENT SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2 PERCENT WHERE LOCATED WITHIN 10 FEET (3048 MM) OF THE BUILDING FOUNDATION. IMPERVIOUS SURFACES WITHIN 10 FEET (3048 MM) OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 2 PERCENT AWAY FROM THE BUILDING. EXCEPTION: WHERE CLIMATIC OR SOIL CONDITIONS WALTANT, THE SLOPE OF THE GROUND AWAY FROM THE BUILDING FOUNDATION SHALL BE PERMITTED TO BE REDUCED TO NOT LESS THAN ONE UNIT VEITICAL IN 48 UNITS HORIZONTAL (2 -PERCENT SLOPE). THE PROCEDURE USED TO ESTABLISH THE FINAL GROUND LEVEL ADJACENT TO THE FOUNDATION SHALL ACCOUNT FOR ADDITIONAL SETTLEMENT OF THE BACKFILL. CONSTRUCTION PLANS SHALL INDICATE HOW THE SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CHAPTER 4, 6.12 GRADING/FOUNDATION PLAN REVIEW IT IS RECOMMENDED THAT P.A. AND ASSOCIATES REVIEW THE GRADING AND FOUNDATION PLANS FOR THE PROPOSED PROJECT AS SOON AS THEY BECOME AVAILABLE. THE PURPOSE OF THIS REVIEW IS TO DETEIMINE IF THESE PLANS HAVE BEEN PREPAI•ED IN ACCORDANCE WITH THE RECOMMENDATIONS CONTAINED IN THIS REP01T. THIS REVIEW WILL ALSO PROVIDE P.A. AND ASSOCIATES AN OPPORTUNITY TO SUBMIT ADDITIONAL RECOMMENDATIONS, FOR GRADING AT THE SITE, AS CONDITIONS WANANT ;YEFIM ,OFESS/pN TSALYUK n W NO. C052871 m CIV1�- OF CAL�F�� FRONT VIEW 6.13 GEOTECHNICAL OBSERVATION AND TESTING BASED ON THE CITY OF NEWPORT BEACH'S QUALITY CONTROL REQUIREMENTS AND FOR ASSURANCE OF DESIRED WORKMANSHIP, OBSERVATION AND TESTING BY OUR REPRESENTATIVE IS RECOMMENDED WITH THE SPECIFIED ACTIVITIES BELOW.• • DURING CLEARING OF THE SITE; • DURING PLACEMENT OF SHORING SYSTEM; • DURING DEWATERING INSTALLATIONS AND OPERATION; • DURING EXCAVATION, ROUGH AND PRECISE GRADING OF THE SITE AND SURROUNDING AREAS, • DURING REMOVAL OF SHORING FOLLOWING GRADING OPERATION, IF ANY REMOVAL; • DURING PREPARATION OF INTERIOR AND EXTERIOR SLAB SUB -BASE AND BASE, • WHEN ANY UNUSUAL OR UNEXPECTED GEOTECHNICAL CONDITIONS ARE ENCOUNTERED DURING ANY PHASE OF CONSTRUCTION; • PRIOR TO FINAL APPROVAL. 6.14 SURFACE DRAINAGE PROVISIONS POSITIVE SURFACE GRADIENTS SHOULD BE MAINTAINED AWAY FROM PLANNED STRUCTURES, BERM AREAS, ETC., SUCH THAT WATER IS NOT ALLOWED TO FLOW UNCONTAINED ON SITE, AND SHOULD BE CONTAINED IN APPROVED DRAINAGE DEVICES. THE GROUND INM1 EDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDING AT A SLOPE OF NOT LESS THAN ONE UNIT VERTICAL IN 20 UNITS HORIZONTAL (5 PERCENT SLOPE) FOR A MINIMUM DISTANCE OF 10 FEET (3048 MM) MEASURED PERPENDICULAR TO THE FACE OF THE WALL. IF ANY PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET (3048 MM) OF HORIZONTAL DISTANCE, A 5 PERCENT SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2 PERCENT WHERE LOCATED WITHIN 10FEET (3048 MM) OF THE BUILDING FOUNDATION. IMPERVIOUS SURFACES WITHIN 10 FEET (3048 MM) OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 2 PERCENT AWAY FROM THE BUILDING. EXCEPTION: WHERE CLIMATIC OR SOIL CONDITIONS WARRANT, THE SLOPE OF THE GROUND AWAY FROM THE BUILDING FOUNDATION SHALL BE PERMITTED TO BE REDUCED TO NOT LESS THAN ONE UNIT VERTICAL IN 48 UNITS HORIZONTAL (2 -PERCENT SLOPE). THE PROCEDURE USED TO ESTABLISH THE FINAL GROUND LEVEL ADJACENT TO THE FOUNDATION SHALL ACCOUNT FOR ADDITIONAL SETTLEMENT OF THE BACKFILL. CONSTRUCTION PLANS SHALL INDICATE HOW THE SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CHAPTER 4 PREPARED BY: o ITF & ASSOCIATES, INC. 11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMITOS, CA 90720 800-797-9483 WOVEN FABRIC GRAVEL BAG FILLED WITH COARSE SAND . . . , 1 1� - . -. . -1 IIT -,,.L , CROSS SECTION GRAVEL BAGS BERM SE -6 BMP EROSION CONTROL NOTES: BAGS PER DETAILS HEREON. CONSTRUCTION ENTRANCE PER TC -3 CONSTRUCTION FENCE CRY OF NEWPORT BEACH I SHEET EROSION CONTROL PLAN & SOILS REPORT RECOMMENDATIONS 13 2510 WEST COAST HWY. NEWPORT BEACH, CA I OF 7 O N O N Lo O 12-1095 lkl[fllmb7_r� 91mmeffllil[elo EXISTING EASEMENTS 2O EASEMENT(S) FOR STATE HIGHWAY PURPOSES AND RIGHTS INCIDENTAL THERETO, GRANTED TO THE STATE OF CALIFORNIA PER DOCUMENT RECORDED SEPTEMBER 12, 1929, IN BOOK 311, PAGE 170 AND A RESOLUTION OF ABANDONMENT AS RECORDED JUNE 27, 1935 IN BOOK 761, PAGE 261 OF OFFICIAL RECORDS. [PLOTTTED.] 30 RECITALS AS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. WHICH AMONG OTHER THINGS RECITES PROPOSED FUTURE RIGHT OF WAY LINE, NOT DEDICATED AS STATED IN RECITAL ON, AND SHOWN ON SAID PARCEL MAP. [PLOTTED] ® THE OWNERSHIP OF SAID LAND, BEING WEST COAST HIGHWAY, DOES NOT INCLUDE RIGHTS OF VEHICULAR ACCESS TO THE STREET OR HIGHWAY HEREINAFTER MENTIONED, EXCEPT AT SPECIFIED POINTS, SAID RIGHTS HAVE BEEN RELINQUISHED BY THE DEDICATION PROVISIONS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. PLOTTED] O5 EASEMENT FOR INGRESS, EGRESS, DRAINAGE AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. PLOTTED.] © EASEMENT FOR PRIVATE SEWER, WATER AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATION ON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. [PLOTTED.] V10 EASEMENT FOR INGRESS, EGRESS, SEWER, WATER AND RIGHTS INCIDENTAL THERETO S GRANTED IN A DOCUMENT RECORED AUGUST 30, 1989 AS INSTRUMENT NO. 89-465814 OF OFFICIAL RECORDS, [PLOTTED.] 12 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED AGREEMENT REGARDING OFFER OF DEDICATION AND GRANT OF ACCESS EASEMENT RECORED OCTOBER 9, 1990 AS INSTRUMENT NO. 90-537748 OF OFFICIAL RECORDS. [PLOTTED] 14 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED EASEMENT AGREEMENT RECORED OCTOBER 22, 1991 AS INSTRUMENT NO. 91-574951 OF OFFICIAL RECORDS. PLOTTED.] NOTE: THE EASEMENTS NUMBERED 5, 6, 10 AS SHOWN HEREON, TO BE QUITCLAIMED PER SEPARATE DOCUMENTS DENCHMAW: BENCHMARK U-1415 DESCRIBED BY OCS 2002 - FOUND 3 3\4" NGS BRONZE DISK STAMPED "U 1415 1988", SET IN THE TOP OF A SEAWALL. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF CENTER STREET AND THE NEWPORT CHANNEL, 25 FT. WESTERLY OF THE PROLONGATION OF THE CENTERLINE OF CENTER STREET AND 0.3 FT. SOUTHERLY OF THE SEAWALL FACE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEV. 9.120 NAVD88 (2015 LEVELED) LEGAL DESCRIPTION PARCEL A: PARCELS 1, 2 AND 3, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 AND 31 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO. 1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT, THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 61' 00' 30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 39° WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975, PAGE 361 -OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID NORTHEASTERLY LINE NORTH 61* 00' 30" WEST 57.10 FEET TO SAID SOUTHEASTERLY LINE, THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 39° 43' 30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 AND 26 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ASSESSOR'S PARCEL NUMBER: 425-471-55 & 425-471-56 Oq�oFESS/O� C XYERM TSALYUK �n. w NO. C052871 m S�'9T CIV 1 \. F OF CALVFO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 88000-797-9483 EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM LEGEND A.B. AGGREGATE BASE A. C. ASPHALT CONCRETE BFP BACKFLOW PREVENTER BW BACK OF WALK BRL BREAK LINE CB CATCH BASIN CBX CONTROL BOX CF CURB FACE CLF CHAIN LINK FENCE C. 0. CLEAN OUT C. Y. CUBIC YARD DS DOWNSPOUT EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM ELECTRIC METER EMH ELECTRICAL MANHOLE E. P. EDGE OF PAVEMENT EV ELECTRICAL VAULT F. F. FINISHED FLOOR ELEVATION F. G. FINISHED GRADE ELEVATION FH FIRE HYDRANT F. L. FLOW LINE ELEVATION F. S. FINISHED SURFACE ELEVATION G.B. GRADE BREAK GM GAS METER GP GUARD POST H.P. HIGH POINT ELEVATION INV. INVERT OF PIPE ELEVATION L. F. LINEAR FEET LP LOW POINT LT PARKING LOT LIGHT NG NATURAL GRADE PCC PORTLAND CEMENT CONCRETE P.L. PROPERTY LINE PM PARKING METER POST PP POWER POLE PB PULL BOX PCC PORTLAND CEMENT CONCRETE R. RATE OF GRADE OR RADIUS R/W RIGHT OF WAY S. SLOPE OF PIPE SB SPLASH BOX SCO SEWER CLEANOUT SDMH STORM DRAIN MANHOLE SMH SEWER MANHOLE SR SPRINKLER ST.LT. STREET LIGHT SW SIDE WALK TC TOP OF CURB ELEVATION TE TRASH ENCLOSURE TEL. MH TELEPHONE MANHOLE TF TOP OF FOOTING ELEVATION TG TOP OF GRATE ELEVATION TOE TOE OF SLOPE TOP TOP OF SLOPE TS TRAFFIC SIGNAL T. R. TOP OF RETAINING WALL TW TOP OF WALL ELEVATION WDF WOODEN FENCE WM WATER METER WV WATER VALVE x(00.00) EXISTING ELEVATION 09 98 EXISTING ELEVATION 00.00 PROPOSED ELEVATION E — ELECTRICAL G — GAS W — WATER S — SEWER T — TELEPHONE — - - PROPERTY LINE ---- STREET CENTERLINE NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. CITY OF NEWPORT BEACH TOPOGRAPHIC SURVEY 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET c cs 6 c 4r C OF 7 12-1096 lkl[*1mm97_rl� 91mmeffllil[elo Oq� FESS/p� C 1�1 YEFIM TSALYUK G� w N0. C052871 m /V F pF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 CONSTRUCTION NOTES UTILITY [1 EXISTING SEWER LATERAL TO BE USED FOR COMMERCIAL BUILDING ❑2 CONSTRUCT NEW 6" SEWER LATERAL TO SERVE NEW RESIDENTIAL BUILDING PER CITY STANDARD STD -406—L. 31 CONSTRUCT NEW SEWER CLEANOUT PER CITY STANDARD STD -406—L. ® USE EXISTING WATER SERVICE & WATER METER FOR DOMESTIC 5❑ USE EXISTING WATER SER VICE & WATER METER FOR DOMESTIC CITY OF NEWPORT BEACH PRELIMINARY UTILITY PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET 0 N 0 N 5 \ Lo 0 OF 7 12-1097 lkl[*1mm97_rl� 91mmeffllil[elo OP�oFESS/O� 1�1 YEFIM TSALYUK n, w N0. C052871 m /V F OF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 CITY OF NEWPORT BEACH I SHEET GRADE ESTABLISHMENT 2510 WEST COAST HWY. 6 NEWPORT BEACH, CA OF 7 0 N 0 N N rn 0 12-1098 CONSTRUCTION POLLUTION PREVENTION PLAN WM-1 MATERIAL DELIVERY STORAGE WM-5 SOLID WASTE STORAGE WM-8 CONCRETE WASHOUT AREA MIN. 10 z10' BERM AREA FRONT VIEW WOVEN FABRIC GRAVEL BAG FILL CROSS SECTION r -j] GRAVEL BAGS BERM SE -6 BMP EROSION CONTROL NOTES: Ml CONSTRUCT GRAVEL BAGS PER DETAILS HEREON. 0 CONSTRUCTION ENTRANCE PER TC -3 E3 E3 E3 CONSTRUCTION FENCE ■ NO. I DATE I DESCRIPTION 1 0 i i SEC110N A -A N TS A 5TREET/ALLEY BEE PLAN i PROPERTY LINE GRAVEL OVER FILTER FABRIC, ����g� �b���g PROVIDE APPROPRIATE TRAN51TION BETNEEN 5TABILIZED CONSTRUCTION ENTRANCE AND STREET I� BUILDING LINE THE FOLLOWING BMPs AS OUTLINED IN, BUT NOT LIMITED TO, THE LATEST EDITION OF THE CASQA CONSTRUCTION BMP ONLINE HANDBOOK OR CALTRANS STORMWATER QUALITY HANDBOOKS (CONSTRUCTION SITE BMP MANUAL), MAY APPLY DURING THE CONSTRUCTION OF THIS PROJECT (ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMED APPROPRIATE BY THE PROJECT ENGINEER OR THE BUILDING OFFICIAL) EROSION CONTROL EC1 — SCHEDULING EC2 — PRESERVATION OF EXISTING VEGETATION ECS— HYDRAULIC MULCH EC4— HYDROSEEDING ECS— SOIL BINDERS EC6— STRAW MULCH EC7— GEOTEXTILES & MATS ECS— WOOD MULCHING EC9 — EARTH DIKES AND DRAINAGE SWALES EC10 — VELOCITY DISSIPATION DEVICES EC11 — SLOPE DRAINS EC12 — STREAMBANK STABILIZATION EC 13 — RESERVED EC14 — COMPOST BLANKET EC15 — SOIL PREPARATION\ROUGHENING EC16 — NON—VEGETATED STABILIZATION TEMPORARY SEDIMENT CONTROL SE1 — SILT FENCE SE2— SEDIMENT BASIN SE3— SEDIMENT TRAP SE4— CHECK DAM SE5— FIBER ROLLS SE6 — GRAVEL BAG BERM SET— STREET SWEEPING AND VACUUMING SE8— SANDBAG BARRIER SE9— STRAW BALE BARRIER SE10 — STORM DRAIN INLET PROTECTION SE11 — ACTIVE TREATMENT SYSTEMS SE12 — TEMPORARY SILT DIKE SE13 — COMPOST SOCKS & BERMS SE14 — BIOFILTER BAGS WIND EROSION CONTROL WE1 —WIND EROSION CONTROL a CONSTRUCTION ENTRANCE ;YEFIM 'OFESS/pN �40 4441 TSALYUK n `(0 z W NO. C052871 m OF CAL�F�� PREPARED BY: o ITF & ASSOCIATES, INC. 11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMITOS, CA 90720 800-797-9483 EQUIPMENT TRACKING CONTROL TC1 —STABILIZED CONSTRUCTION ENTRANCE EXIT TC2 — STABILIZED CONSTRUCTION ROADWAY TC3 — ENTRANCE/OUTLET TIRE WASH NON—STORMWATER MANAGEMENT NS1 —WATER CONSERVATION PRACTICES NS2 — DEWATERING OPERATIONS NS3 — PAVING AND GRINDING OPERATIONS NS4 — TEMPORARY STREAM CROSSING NS5 — CLEAR WATER DIVERSION NS6 — ILLICIT CONNECTION/DISCHARGE NS7 — POTABLE WATER/IRRIGATION NS8 — VEHICLE AND EQUIPMENT CLEANING NS9 —VEHICLE AND EQUIPMENT FUELING NS10 — VEHICLE AND EQUIPMENT MAINTENANCE NS11 — PILE DRIVING OPERATIONS NS12 — XONCRETE CURING NS13 — CONCRETE FINISHING NS14 — MATERIAL AND EQUIPMENT USE NS15 — DEMOLITION ADJACENT TO WATER NS16 — TEMPORARY BATCH PLANTS WASTE MANAGEMENT & MATERIAL POLLUTION CONTROL WM1 — MATERIAL DELIVERY AND STORAGE WM2 — MATERIAL USE WM3 — STOCKPILE MANAGEMENT WM4 — SPILL PREVENTION AND CONTROL WM5 — SOLID WASTE MANAGEMENT WM6 — HAZARDOUS WASTE MANAGEMENT WM7 — CONTAMINATION SOIL MANAGEMENT WM8 — CONCRETE WASTE MANAGEMENT WM9 — SANITARY/SEPTIC WASTE MANAGEMENT WM10 — LIQUID WASTE MANAGEMENT CRY OF NEWPORT BEACH CONSTRUCTION POLLUTION PREVENTION PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET 0 N 0 N N 7rn 0 OF 7 12-1099 EROSION CONTROL NOTES (MINIMUM BMP REQUIREMENTS FOR CONSTRUCTION ACTIVITIES FOR ALL DEVELOPMENT CONSTRUCTION PROJECTS) 1. IN CASE OF EMERGENCY, GALL OWNER AT 11. ERODED 5EDIMENT5 AND OTHER POLLUTANTS MUST BE RETAINED ON -517E AND MAY NOT BE 2. A STAND-BY GREW FOR EMERGENCY NORK TRANSPORTED FROM THE 51TE VIA SHEET FLOW, SHALL BE AVAILABLE AT ALL TIMES DURING THE 5AALE5, AREA DRAINS, NATURAL DRAINAGE RAINY 5EA50N (OCTOBER 1 TO APRIL 15). COURSES, OR NIND. NECE55ARY MATERIALS SHALL BE AVAILABLE 12. STOCKPILES OF EARTH AND OTHER CON5TRUC- ON-51TE AND 5TOCKPILE12 AT CONVENIENT LOCA- TION RELATED MATERIALS MUST BE PROTECTED TIONS TO FACILITATE RAPID CONSTRUCTION OF FROM BEING TRANSPORTED ROM THE 51TE BY EMERGENCY DEVICES WHEN RAIN 15 IMMINENT. THE FORCES OF WIND OR WATER. 5. EROSION CONTROL DEVICES 5HONN ON THI5 15. FUELS, OILS, 5OLVENT5, AND OTHER TOXIC PLAN MAY BE REMOVED WHEN APPROVED BY MATERIALS MUST BE STORED IN ACCORDANCE THE BUILDING OFFICIAL IF THE GRADING OPERA- WITH THEIR L15TING AND ARE NOT CONTAMINATE TION HAS PROGRE55ED TO THE POINT WHERE THE SOILS AND SURFACE NATER5. ALL APPROVED THEY ARE NO LONGER REQUIRED. STORAGE CONTAINERS ARE TO BE PROTECTED 4. GRADED AREAS ADJACENT TO FILL SLOPES FROM THE WEATHER. SPILLS MUST BE GLEANED LOCATED AT THE 51TE PERIMETER MUST DRAIN UP IMMEDIATELY AND DISPOSED OF IN A PROPER AWAY FROM THE TOP OF SLOPE AT THE CONCLU- MANNER. SPILLS MAY NOT BE AA5HED INTO THE 51ON OF EACH WORKING DAY. ALL L005E SOILS DRAINAGE SYSTEM. AND DEBRIS THAT MAY CREATE A POTENTIAL 14. EXCE55 OR NA5TE CONCRETE MAY NOT BE HAZARD TO OFF-51TE PROPERTY SHALL BE WASHED INTO THE PUBLIC NAY OR ANY OTHER STABILIZED OR REMOVED FROM THE SITE ON A DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE DAILY BASIS. TO RETAIN CONCRETE AA5TE5 ON-51TE UNTIL THEY 5, ALL SILT AND DEBRIS SHALL BE REMOVED FROM CAN BE DISPOSED OF A5 50LID AA5TE. ALL DEVIGE5 NITHIN 24 HOURS AFTER EACH 15. DEVELOPER5/CONTRAGTOR5 ARE RESPONSIBLE RAINSTORM AND BE DISPOSED OF PROPERLY. TO INSPECT ALL ER05ION CONTROL DEVICES AND 6. A GUARD SHALL BE P05TED ON THE 51TE WHEN- BMP'S ARE INSTALLED AND FUNCTIONING PROPER - EVER THE DEPTH OF WATER IN ANY DEVICE LY IF THERE 15 A 40% CHANGE OF QUARTER INCH EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR MORE OF PREDICTED PRECIPITATION, AND OR PUMPED DRY AITHIN 24 HOURS AFTER EACH AFTER ACTUAL PRECIPITATION. A CONSTRUCTION RAINSTORM. PUMPING AND DRAINING OF ALL SITE INSPECTION CHECKL15T AND INSPECTION LOG BASINS AND DRAINAGE DEVICES MUST COMPLY SHALL BE MAINTAINED AT THE PROJECT SITE AT WITH THE APPROPRIATE BMP FOR DEWATERING ALL TIMES AND AVAILABLE FOR REVIEW BY THE OPERATIONS. BUILDING OFFICIAL (COPIES OF THE 5ELF-IN5PEC- TION CHECKL15T AND INSPECTION LOC75 ARE i. THE PLACEMENT OF ADDITIONAL DEVICES TO AVAILABLE UPON REQUE5T). REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE LEFT TO THE 16. TRASH AND CONSTRUCTION RELATED SOLID THE FIELD ENGOINEE DISCRETION ENGINEER ADDITIONAL AA5TE5 MUST BE DEP051TED INTO A COVERED DEVICES AS NEEDED SHALL BE INSTALLED TO NE RECEPTACLE TO PREVENT CONTAMINATION OF RETAIN 5EDIMENT5 AND OTHER POLLUTANTS ON RAINWATER AND DISPERSAL BY WIND. SITE. 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE 8. DE5ILTING BASINS MAY NOT BE REMOVED OR TRACKED FROM THE 51TE BY VEHICLE TRAFFIC. MADE INOPERABLE BETWEEN NOVEMBER 1 AND THE CONSTRUCTION ENTRANCE ROADAAY5 MUST APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE BE STABILIZED 50 AS TO INHIBIT SEDIMENTS APPROVAL OF THE BUILDING OFFICIAL. FROM BEING DEP051TED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE 5NEPT UP 9. STORM NATER POLLUTION AND EROSION IMMEDIATELY AND MAY NOT BE WASHED DOWN CONTROL DEVICES ARE TO BE MODIFIED, AS BY RAIN OR OTHER MEANS. NEEDED, A5 THE PROJECT PR06RE55E5. THE OE516N AND PLACEMENT OF THESE DEVICES 15 15. ANY SLOPES WITH 015TURBED SOILS OR DENUDED THE RESPONSIBILITY OF THE FIELD ENGINEER. OF VEGETATION MUST BE STABILIZED 50 AS TO PLANS REPRESENTING CHANGE5 MUST BE INHIBIT ER05ION BY NIND AND NATER. SUBMITTED FOR APPROVAL IF REQUE57ED BY 19. HOME OWNER TO ROUTINELY GLEAN ALL CATCH THE BUILDING OFFICIAL. BASINS AND DRAIN LINES OF DEBRIS. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE 20. ADDITIONAL BMP'5 WILL BE IMPLEMENTED A5 THE D150HAR6E OF NON -STORM WATER FROM DEEMED NECE55ARY BY CITY INSPECTORS. THE PROJECT 51TE AT ALL TIMES. CRY OF NEWPORT BEACH CONSTRUCTION POLLUTION PREVENTION PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET 0 N 0 N N 7rn 0 OF 7 12-1099 49, Ir I ' r •YS r T, r 7 r i I - IF r- r �+k. I `� .•! '" y4' y - ' i f.e. , � �1 Yo-` �y.\•... i • < ;" it � }+r �. ''' LL R; .�„ . 3 , 1 TT•SS 5} k�- f', rrY'll5 'M I"r q w ' a I, s Ir _ I•. f .kz.fEr 4 ,.MMMW AMPUS Int f -.r AMF— I •�; r•.. 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JR 16 IL i • 1 1 r '# ► I d J9.2C 111�i'JJ LEVEL 2 COURTYARD • see sheet L-4 LLVLL J Kuur i ur • see sheet L-4 GROUND LEVEL • see sheet L-3 S F)/AkC: E TNI INVESTMENT PARTNERS _w l EXISTING COMMERCIAL PRESCHOOL 2510 W. COAST HWY LLC LANDSCAPE SCHEMATIC PLAN L_2 ° -6 30 264'� I 07.09.20 MIXED-USE DEVELOPMENT Ro L A N D SC A PE ARCH ITEj�ly roj COAST HIGHWAY STREETSCAPE per mariners mile revitalization . SHI master plan • (2) existing palms in tree grates • • (1) proposed washingtonia filibusta palm in tree grate • background hedge' , J Q ENTRY DRIVE • linear concrete pavers • enhance landscaping a PL • matching height palms '�s y Fie lti I` Itiy'i l S F)/AkC: ETNI 2510 W. COAST HWY LLC iNvEsiMENT PAuiNEws MIXED-USE DEVELOPMENT t , EXISTING COMMERCIAL PRESCHOOL WEST EDGE • green screen with evergreen vine GROUND LEVEL LANDSCAPE PLAN EAST EDGE • green screen with evergreen vine 0 ' 1 w RES.LOBBY A.d ENTRY DRIVE ��—� • linear concrete pavers • loading areas r� T L-3 I 0' 16' 32' 64' 0 0 07.09.20 RO L A N D SC A PE ARCH ITEJ�ly 02 EXISTING COMMERCIAL PRESCHOOL WEST EDGE • green screen with evergreen vine GROUND LEVEL LANDSCAPE PLAN EAST EDGE • green screen with evergreen vine 0 ' 1 w RES.LOBBY A.d ENTRY DRIVE ��—� • linear concrete pavers • loading areas r� T L-3 I 0' 16' 32' 64' 0 0 07.09.20 RO L A N D SC A PE ARCH ITEJ�ly 02 r — — — — SEE ENLARGEMENT L-5 I I r — — — — — — — . — — — — — — — — — — — I yl11y� -�,� by —f ' '�1"l � + ■ \ ,� ■_ 4 ,l T 1A, i y � 'E�► �.. •� � rte^ - f SEEN, SEEN SEEN SEEN INNE SEEN SEEN SEEN SEEN SEEN SEEN SEEN SEEN m MEN SEEN SEEN SEEN SEEN SEEN SEEN SEEN SEEN INNE SEEN INNE ----- ----- 1 I y k BOUTIQUE AUTO 1 1 1 SHOWROOM BELOW y I I y I y i 1 y 1 1 I 4 y I, v' .. .... ...: .. .. ;,.... TNI INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 2 AND 3 LANDSCAPE PLAN I I r I I I I I I I I I I 1 I I I I 1 I I I i i LEVEL 3 � LEVEL 2 I Ll x 1 0' 8' 16' 32' L-4 COURTYARD • enlarged private patios • wood screens and gates • lush landscaping LEVEL 2 COURTYARD I 07.09.20 I L A N D S C A P E ARCH IT Ej�ly 3 FIRESIDE LOUNGE • firepit • lounge furniture • pottery SF)/AkC:E TNI INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT DINNER PARTY • bbq counter • shade trells • communal dining table • festival lights • pottery LEVEL 3 ENLARGEMENT LOUNGE LAWN • synthetic turf lawn • daybeds • ping pong • lounge seating with umbrellas ENTRY • pedestal paver walk • green roof field • hedge screening for roof mounted equipment and adjacent roofs • lounge furniture 0' 4' 8' 16' L-5 1 W 0 07.09.20 RO L A N D SC A PE ARCH ITEJ�ly 04 SF)/AkC:E TM INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LANDSCAPE MAINTENANCE NOTE: ALL LANDSCAPING TO BE MAINTAINED BY PROPERTY MANAGEMENT COMPANY. LIMITED USE AREA (Line of Sight) NOTE: ALL TREE BRANCHES TO BE TRIMMED TO 8' HIGH ABOVE FINISH GRADE. ALL SHRUBS WITHIN LIMITED USE AREA TO BE MAINTAINED AT 24" HIGH MAXIMUM. LANDSCAPE DOCUMENTATION NOTE: • A LANDSCAPE DOCUMENTATION PACKAGE BY THE PROJECT APPLICANT IS REQUIRED TO BE SUBMITTED TO THE CITY OF NEWPORT BEACH PURSUANT TO SECTION 2.1 OF THE WATER EFFICIENCY ORDINANCE STANDARDS. • LANDSCAPE AREA EXCEEDS 2,500 SF AND IS SUBJECT TO N.B.M.C. 14.17 "WATER EFFICIENT LANDSCAPE ORDINANCE • LANDSCAPE PLANS AND WATER USE CALCULATIONS PREPARED BY A PROFESSIONAL LICENSED LANDSCAPE ARCHITECT IN THE STATE OF CALIFORNIA. LANDSCAPE NOTES AND PLANT L-6 PALETTE WATER EFFICIENT LANDSCAPING NOTE: THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER: 1. THE IRRIGATION SYSTEM SHALL MEET THE REQUIREMENTS OF THE CITY OF NEWPORT BEACH LANDSCAPE GUIDELINES FOR WATER EFFICIENT LANDSCAPES. 2. THE ESTIMATED APPLIED WATER USE ALLOWED FOR THE LANDSCAPE AREA SHALL NOT EXCEED THE MAWA CALCULATION. CITY of NEWPORT BEACH NOTES: 1. ROOF GARDENS AND LANDSCAPED ROOFS SHALL COMPLY WITH THE REQUIREMENTS OF THE CALIFORNIA BUILDING CODE (CBC) AND THE CFC. 2. STREETSCAPE PER THE MARINERS' MILE REVITALIZATION MASTER PLAN PROPOSED PLANT PALETTE: ALL PLANTS ARE CAL -IPC NON-INVASIVE and WUCOLS MEDIUM/LOW WATER CONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED GROWING CONDITIONS. THESE PLANTS ARE WATER CONSERVING and USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL and MINIMIZES EROSION IMPACTS. BOTANICAL NAME COMMON NAME SIZE WUCOLS TREES: ARBUTUS x MARINA HYBRID STRAWBERRY 24" BOX MEDIUM Multi -Trunk ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM 36" BOX MEDIUM ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM Multi -Trunk 24" BOX MEDIUM O MAGNOLIA G. 'LITTLE GEM' MAGNOLIA 24" BOX MEDIUM Low Branch OLEA'SWAN HILL' FRUITLESS OLIVE Multi -Trunk 36" BOX MEDIUM DRACAENA DRACO DRAGON TREE 36" BOX LOW EXISTING TREES to be protected -in-place (West Coast Highway): WASHINGTONIA FILIBUSTA WASHINGTONIA HYBRID STREET TREES at West Coast Highway: WASHINGTONIA FILIBUSTA WASHINGTONIA HYBRID BOTANICAL NAME COMMON NAME SIZE WUCOLS SHRUBS: IRRIGATION HYDROZONE 1: LOW WATER CONSERVING PLANTING AREA: HENS & CHICKS 1 GAL LOW ECHEVERIA GLAUCA ECHEVERIA PEACOCKII PEACOCK ECHEVERIA 5 GAL LOW AEONIUM ARBOREUM'SCHWARZKOPF' AEONIUM 5 GAL LOW AGAVE AMERICANA CENTURY PLANT 15 GAL LOW ALOE STRIATA CORAL ALOE 5 GAL LOW DASYLIRION WHEELERI DESERT SPOON 15 GAL LOW HESPERALOE PARVIFLORA RED YUCCA 5 GAL VERY LOW HETEROMELES ARBUTIFOLIA TOYON 15 GAL LOW KALANCHOE BEHARENSIS FELT PLANT 15 GAL LOW MUHLENBURGIA CAPILLARIS PINK MUHLY 5 GAL LOW SENECIO MANDRALISCAE SENECIO 1 GAL LOW WESTRINGIA FLORIBUNDA COAST ROSEMARY 5 GAL LOW IRRIGATION HYDROZONE 2: MEDIUM / LOW TRANSITION PLANTING AREAS: AEONIUM'URBICUM' 'SALAD BOWL' AEONIUM 5 GAL LOW ALOE BAINSII TREE ALOE 24" BOX LOW ALOE STRIATA CORAL ALOE 5 GAL LOW ARBUTUS'COMPACTA' DWARF STRAWBERRY 5 GAL LOW BOUGAINVILLEA ROSENKA SHRUB BOUGAINVILLE 5 GAL. LOW CALLISTEMON'LITTLE JOHN' DWARF CALLISTEMON 5 GAL LOW CAREX DIVULSA BERKELEY SEDGE 5 GAL. MEDIUM CHONDROPETALUYM 'ELEPHANTINUM' LARGE CAPE RUSH 5 GAL. LOW DIANELLA REVOLUTA LITTLE REV 5 GAL LOW DRACAENA DRACO DRAGON TREE 24" BOX LOW FESTUCA MAIREI ATLAS FESCUE 1 GAL LOW FESTUCA OVINA GLAUCA BLUE FESCUE 5 GAL LOW LOMANDRA LONGIFOLIA'BREEZE' SPINY -HEADED 5 GAL. MEDIUM MAT RUSH ROSMARINUS PROSTRATUS DWARF ROSEMARY 5 GAL. LOW SALVIA CLEVELANDII CA BLUE SAGE 5 GAL LOW TEUCRIUM CHAMAEDRYS GERMANDER 5 GAL LOW IRRIGATION HYDROZONE 3: MEDIUM / LOW ENHANCED SHRUBS: FOXTAIL AGAVE 15 GAL LOW AGAVE ATTENUATA'NOVA' ALYOGYNE HUEGELII BLUE HIBISCUS 15 GAL LOW ASPARAGUS DENSIPLORUS 'MYERSII' MYER ASPARAGUS 5 GAL. LOW BOUGAINVILLEA'LA JOLLA' BOUGAINVILLEA 5 GAL. MEDIUM CARISSA M. 'HORIZONTALIS' NATAL PLUM 5 GAL. MEDIUM CRASSULA OVATA JADE PLANT 15 GAL. LOW FURCRACEA FOETIDA'MEDIOPICTA' MAURITIUS HEMP 15 GAL. LOW PHORMIUM HYBRIDS NEW ZEALAND FLAX 5 GAL. LOW PITTOSPORUM C.'COMPACTUM' PITTOSPORUM 5 GAL. MEDIUM PITTOSPORUM T. 'GOLF BALL' 'GOLF BALL' KOHUHU 5 GAL. MEDIUM PRUNUS ILICIFOLIA SPP. LYONII CATALINA CHERRY 24" BOX VERY LOW 07.09.20 RO L A N DS C A PE ARCH IT EJ�Uy�05 Attachment C February 18, 2021, Planning Commission Minutes 12-1106 NEWPORT BEACH PLANNING COMMISSION MINUTES CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE THURSDAY, FEBRUARY 18, 2021 REGULAR MEETING — 6:30 P.M. CALL TO ORDER — The meeting was called to order at 6:32 p.m. PLEDGE OF ALLEGIANCE — Commissioner Klaustermeier III. ROLL CALL PRESENT: Chair Erik Weigand, Vice Chair Lee Lowrey, Commissioner Curtis Ellmore, Commissioner Sarah Klaustermeier, Commissioner Peter Koetting, Commissioner Mark Rosene ABSENT: Secretary Lauren Kleiman Staff Present: Community Development Director Seimone Jurjis, Deputy Community Development Director Jim Campbell, Assistant City Attorney Yolanda Summerhill, City Traffic Engineer Tony Brine, Principal Planner Matt Schneider, Assistant Planner Patrick Achis, Administrative Support Specialist Clarivel Rodriguez IV. PUBLIC COMMENTS None V. REQUEST FOR CONTINUANCES Deputy Community Development Director Jim Campbell reported Item 4, Benihana Dining Room Expansion, has been removed from the calendar. Staff requests Item 6, Superior Avenue Pedestrian Bridge, be continued to March 4, 2021. VI. CONSENT ITEMS ITEM NO. 1 MINUTES OF JANUARY 21, 2021 Recommended Action: Approve and file Chair Weigand noted Jim Mosher's proposed edits to the minutes. Motion made by Commissioner Klaustermeier and seconded by Commissioner Koetting to approve the minutes of the January 21, 2021, meeting with Jim Mosher's revisions. AYES: Ellmore, Klaustermeier, Koetting, Rosene, Lowrey, and Weigand NOES: ABSTAIN: ABSENT: Kleiman VII. DISCUSSION ITEMS ITEM NO.2 CIRCULATION ELEMENT UPDATE STATUS REPORT Summary: A brief status report on the update of the General Plan Circulation Element Recommendation: Receive and file Deputy Community Development Director Campbell advised that approximately 20 people attended a workshop on February 10, 2021. A recording and a detailed summary of the workshop are available on newporttogether.com. The traffic engineer and the City's consultant are using the existing Circulation Element to prepare a draft update, 1 of 10 12-1107 Planning Commission Minutes February 18, 2021 and the draft will be presented to the Planning Commission on March 18, 2021, in a study session. It will be presented to community members at a virtual workshop in early April for their feedback. Commissioner Koetting noted the workshop discussion encompassed Complete Streets, climate change, electric vehicle (EV) charging stations, bikes and electric bikes, the Santa Ana River Trail, construction management plan policies, and truck access to Newport Beach and Corona del Mar. Chair Weigand encouraged staff to work with the Public Information Officer to increase attendance at public meetings. Deputy Community Development Director Campbell indicated Mr. Pope has been posting information to social media and running ads about the workshops. Chair Weigand announced Item 5 will be heard out of order and before Item No. 3. VIII. PUBLIC HEARING ITEMS ITEM NO. 3 2510 WEST COAST HIGHWAY MIXED-USE PROJECT (PA2019-249) Site Location: 2510 & 2530 West Coast Highway Summary: The proposed project will replace an existing marine sales facility with a mixed-use development consisting of 35 residential dwelling units, and an 11,266 -square -foot boutique auto showroom. The residential component will consist of 10 studio units, 16 one -bedroom units and 9 two-bedroom units. Three of the units will be set aside for workforce housing and made affordable to low income households. The commercial component of the project will consist of an 8,741 -square -foot auto showroom, with a 1,484 -square -foot mezzanine and a 750 -square -foot office space. Recommended Action: 1. Conduct a public hearing; 2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -fill Development Projects) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3. Adopt Resolution No. PC2021-001 approving Coastal Development Permit No.CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and County Tentative Parcel Map No NP2020-013. Principal Planner Matt Schneider reported the project consists of 35 residential units, three of which are designated as affordable units, and an 11,266 -square -foot boutique automobile showroom. The parcel fronts both West Coast Highway and Avon Street. The General Plan designates the site as Mixed Use Horizontal 1 (MU -1-11), and the zoning is Mixed -Use Mariners' Mile (MU -MM). Surrounding uses are childcare, vehicle sales, and retail. The MU -H1 designation requires Coast Highway frontages to be developed for marine -related and highway -oriented general commercial uses and allows portions of properties to the rear of the commercial frontage to be developed for free- standing, neighborhood -serving retail, multifamily residential units, or mixed-use buildings integrating residential with retail uses on the ground floor. MU -MM zoning allows properties fronting on Coast Highway to be developed for nonresidential uses only and properties to the rear of the commercial frontage to be developed for freestanding nonresidential uses, multiunit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. In the MU -MM Zoning Districts, vehicle sales are allowed with a use permit. Principal Planner Schneider went on to report that the existing marine sales use was established on the site in 1960 and expanded into the adjacent property at 2530 West Coast Highway in 2001. The site is currently developed with two office buildings, small sheds, and a paved lot for boat and automobile storage. The site has been vacant since the first of 2021. The applicant proposes a 45,372 -square -foot mixed-use project composed of a one-story commercial building and a three-story residential building that provides 58 parking spaces on the ground floor, 18 units on the second floor, and 17 units on the third floor. Two-way driveways provide access from West Coast Highway and Avon Street. The commercial building accommodates an 8,741 -square -foot auto showroom, a 750 - square -foot office, a 11,266 -square -foot mezzanine and a roof deck that connects to the residential building. The 2of10 12-1108 Planning Commission Minutes February 18, 2021 residential building features a central courtyard and lobbies on the second and third floors that provide access to the parking level and Avon Street. Principal Planner Schneider continued and indicated the State Density Bonus Law requires one parking space for each studio and one -bedroom unit and two parking spaces for each two-bedroom unit. The City does not require a specific parking rate for boutique or appointment -only auto showrooms. Therefore, the applicant has requested a parking reduction waiver through the conditional use permit process. The standard vehicle sales parking rate is based on the overall size of the lot. The applicant's parking demand analysis was conducted pre-COVID-19, includes three similar, appointment -only auto showrooms, and established parking rates that equaled 13 required parking spaces. Principal Planner Schneider further reported that the style of the commercial building is described as California Coastal Modern. The landscape plan reflects landscaping in the central courtyard, palm trees along Coast Highway and the driveways, and a grass and paver approach as part of the Avon driveway. The project qualifies for a density bonus and is eligible for 26 base units and 9 density bonus units. The applicant requests incentives for the unit mix and height limit. The project is located in the Coastal Zone but outside the appeals jurisdiction. The Local Coastal Plan designates the project site as MU -H. The project will not impact any existing public accessways. The closest public view point is John Wayne Park. A conditional use permit is required for a vehicle sales use and a parking reduction. In reply to Commissioner Rosene's queries, Deputy Community Development Director Campbell advised that the Mariners' Mile Strategic Vision and Design Framework provides guidelines and a few development standards. Realistic unit capacity is taken from the Housing Element and is based on development potential. Realistic unit capacity is not a limit on development. The project exceeds expectations for development on the site. Principal Planner Schneider indicated the project cannot be appealed to the Coastal Commission. The project qualifies for the State Density Bonus Law and is subject to the residential parking requirements of the State Density Bonus Law rather than the local jurisdiction. In answer to Commissioner Koetting's questions, Deputy Community Development Director Campbell clarified that a few years ago staff attempted to develop a revitalization plan for Mariners' Mile, but there was not community consensus on moving a plan forward. The 2000 Mariners' Mile framework provides a more generic set of guidelines. According to the General Plan, the entire area is designated for mixed-use development. The 2006 General Plan designation allows residential development up to 26.7 dwelling units per acre, and the project is taking advantage of that designation. For the project site, Avon is the inland boundary of Mariners' Mile. From a planning perspective, Mariners' Mile is the commercial frontage down to Dover. A 12 -foot strip has been designated for the expansion of Coast Highway. If the City relinquished the strip through the approved process, it would return to the property owner. Assistant City Attorney Yolanda Summerhill summarized the Housing Accountability Act and its effects on the review of development projects. Principal Planner Schneider explained that the total square footage for the commercial building includes 291 square feet for an egress stairway. In response to Commissioner Ellmore's inquiries, Principal Planner Schneider indicated parking spaces have not been designated. The applicant will be required to sign at least 13 spaces exclusively for the auto showroom during business hours. The spaces will be located in the ground -floor parking in the residential building. In reply to Chair Weigand's queries, Principal Planner Schneider agreed that the view simulation from John Wayne Park does not show the full extent of the project. A large tree blocks a portion of the view. The simulation reflects the greatest impact to water views. Staff selected the view on a field visit and believes the simulation reflects the project's greatest impact on views. Deputy Community Development Director Campbell clarified that the simulation provides the worst-case scenario for the project's impact on views. At a higher elevation, the impact is not as great. The project's impact on views from John Wayne Park depends upon the vantage point. Staff did not believe someone would pause at the top of the stairs to take in the view and, thus, did not use that view point. The photo in the simulation was taken from a standing position; the view would be slightly different from a seated position. The red line that delineates the project reflects the most recent changes to the plans. Principal Planner Schneider related that standalone housing is not permitted on the project site. The commercial space would need to be occupied by a commercial tenant. Whether or not the five parcels are combined, a commercial use is required on the Coast Highway frontage and a residential use on the Avon frontage. The proposed driveway from Coast Highway is probably similar but not identical to the existing access. Staff received a request for a public meeting and responded 3of10 12-1109 Planning Commission Minutes February 18, 2021 that the number of public hearings for a project that is subject to the Housing Accountability Act is limited. Assistant City Attorney Summerhill clarified that the Housing Accountability Act limits the number of meetings to five when a project is consistent with all existing requirements and meetings are conducted by the City. Meetings that address a larger area and potential General Plan and Zoning Code amendments likely will not be subject to the Housing Accountability Act and its limit of five meetings. Community Development Director Seimone Jurjis indicated staff can schedule a study session regarding Mariners' Mile and land use planning, if the Commission wishes. Commissioner Rosene disclosed a virtual meeting with the applicant. Chair Weigand disclosed communications with the applicant's attorney, residents, and community activists and a meeting with residents and business owners. Commissioners Klaustermeier and Ellmore and Vice Chair Lowrey disclosed no ex parte communications. Commissioner Koetting disclosed no communications, but asked who the owners of the applicant entity, Coast Highway Eat LLC, are. Chair Weigand opened the public hearing. Sean Matsler, applicant's counsel, reported 2510 Coast Highway and Coast Highway Eat LLC are owned by Mark Moshayedi. The project is a redevelopment of a former marine sales facility. The commercial component of the project will operate by appointment only, will not offer car repair services, and will not store vehicles on the exterior of the building. Mr. Moshayedi, who is a car collector, will likely use the commercial building for his personal business. In January 2021, the applicant modified the plans to reduce the height of the building to 35 feet, incorporate a wave design on the western side elevation, reduce the height of vegetation along Coast Highway, and add a green wall and permeable pavers to the Avon frontage. Revisions made on February 17, 2021 included a 5 -foot reduction in the height of the commercial building's front fagade and a flattening of the top edge of the commercial building's front fagade roof. The style is an updated version of California Coastal Modern architecture and is similar to that of the nearby Quay Work development. The project consists of three very -low-income units, two of which are studios and one is a one -bedroom, that will be rent -restricted for 55 years. A single person earning approximately $44,000 annually would qualify for one of the units. Net rent would be $782 per month for a studio unit and $898 per month for a one -bedroom unit. The project is consistent with the General Plan and the Zoning Code. The project is exempt from the California Environmental Quality Act (CEQA). Notice of the project was published in the Daily Pilot, mailed to owners of properties located within 300 feet of the project, posted onsite, and hand -delivered to neighbors located in the notification area. The applicant hosted a Zoom meeting on February 2, 2021, and approximately 70 community members attended the meeting. The applicant's team responded to questions and comments from the community. Staff selected the view points. The view from John Wayne Park is conservative and is not taken from an area where people are likely to congregate. People are more likely to congregate in the grassy area, which is a higher vantage point. The project will have less impact on the view from the grassy area. Mr. Matsler responded to information and questions provided by community members. The applicant has read and concurs with the proposed conditions of approval. In answer to questions from Commissioners, Mr. Matsler indicated the parking area is not gated. The conditions of approval may include hours that the roof deck may be open. The applicant is aware that the only allowed use on the site is a boutique auto showroom. There are constraints on constructing underground parking, and the site can provide a limited number of surface parking spaces. The site could accommodate a few other uses, but not a restaurant or cafe. The area is popular with boutique auto showrooms. Customers will be seen by appointment only, and the applicant has agreed to a condition of approval requiring appointments. Dan Delle advised that the roof deck has a synthetic turf area, but it is not intended to be a dog park. There are no onsite areas suitable for dog walking, even though residential tenants may have pets. Kenneth Ong advised that the existing curb cut and access from Coast Highway is centered on the overall width of the property. The entry point will be moved approximately 40 feet east, away from the intersection of Coast Highway and Tustin Avenue, which will increase traffic safety. City Traffic Engineer Tony Brine related that the speed limit on Coast Highway is 45 mph in the eastbound direction and 40 mph in the westbound direction. The eastbound direction has two lanes, and the westbound direction has three lanes. Moving the driveway will either not affect or increase safety, depending on the movement. Staff reviewed auto accidents that occurred in the last five years within 400 feet of Tustin and found 4 of 35 accidents were related to turning movements into driveways to adjacent properties. Thirty-five accidents in five years on Coast Highway is not unusual or uncommon. Deputy Community Development Director Campbell stated the applicant is required to prepare a construction management plan for staff review before the City can issue a building permit. Larger construction vehicles will likely access the site from Avon. The condition of approval can require Planning Commission review of the construction management plan, but staff did not feel Planning Commission review was 4of10 12-1110 Planning Commission Minutes February 18, 2021 necessary for this project. Mr. Ong explained that his firm produced view simulations based on photographs, precise site surveys, and field measurements of adjacent buildings. The building information model was engineered to work with proposed grades. The use of an existing photograph for a view simulation requires some interpolation of the proposed changes to the existing condition. . Mr. Matsler reported the applicant produced a new visual simulation from Cliff Drive Park as requested during the prior Planning Commission meeting. He has not received requests for view simulations from different locations from either staff or the community. The applicant provided numerous location options for view simulations and asked staff to pick one. Mr. Ong indicated a delivery vehicle could park in a designated area adjacent to the drive aisle from Avon. The area is large enough for the vehicle to maneuver and exit the property onto Avon. A striped no -parking area provides space for a vehicle to reverse and exit the property. Deborah Rosenthal, Coalition to Protect Mariners' Mile attorney, summarized legal concerns regarding safety, traffic, parking, compatibility with view and design standards, and use of the CEQA infill exemption. David Tanner, Coalition to Protect Mariners' Mile representative, commented on the lack of time to properly review the staff report and attachments, staffs bias, view simulations, and compliance with the General Plan, Municipal Code, and Local Coastal Program. The project as proposed is out of character with Mariners' Mile and will set a precedent for subsequent development. The project will obscure views of the bluffs and the water. Avon Street is narrow, and the project will degrade safety. Residents of the neighborhood have indicated the number of accidents is greater than 37, and two of them have been serious. Staff should have conducted a traffic study. The project does not provide 20 percent affordability. A decision on this application is appealable to the Coastal Commission. Jim Mosher stated the proposed resolution addresses consistency with the Coastal Act in a cursory fashion. The project does not encourage the continuation of coastal -related uses. Notice of the hearing was defective. The hearing should be rescheduled and noticed properly. Charles Klobe, Newport Heights Association, asked members of the audience who support Mr. Tanner's comments to stand, and at least 13 people did so. Jim Carlson, Coalition to Protect Mariners' Mile, believed a notification radius of 300 feet was not sufficient for this project. A full traffic study was needed. The applicant has not given staff sufficient information. Sue Leal advised that Tustin Avenue is narrow such that two vehicles cannot pass one another and is heavily used by walkers, joggers, dog walkers, and children. On -street parking for this project is not available on Tustin Avenue. Sandra Ayres remarked that residents believe laws and regulations are being ignored. In an application for a different property, Mr. Moshayedi advised that he intended to store his car collection on that site. The project does not comply with the General Plan. The public wants a master plan for Mariners' Mile to prevent this type of conflict. Peggy Palmer indicated Caltrans has jurisdiction of the area known as Mariners' Mile. Lori Trottier inquired about a guarantee that the commercial building will not be converted to a different use. The conditions of approval do not limit the future use of the commercial building. Jim Moloney encouraged Mr. Moshayedi to be a good neighbor. The project has not been thought through. Variances and waivers for the project should not be granted. Mr. Matsler clarified that the tenant of Mr. Moshayedi's other property on Coast Highway painted the building blue without permission. The Coastal Land Use Plan policy states that in this area of Mariners' Mile, Coast Highway frontages shall be developed for marine -related and highway -oriented general commercial uses. Contrary to statements, staff does not favor developers, and developing a commercial project in Newport Beach is difficult. Deputy Community Development Director Campbell advised of staffs opinion that the Planning Commission may proceed with the hearing. Assistant City Attorney Summerhill explained that staff believes the notice substantially complied with requirements. She referred to Government Code Sections 11130.3 and 65010(b) and North Pacifica v. California Coastal Commission. Deputy Community Development Director Campbell indicated that the Coastal Commission recognized the City's need to allow a broad list of uses in the zone. The project fits the permitted uses of the zoning designation. In evaluating the project for consistency with the General Plan, Zoning Code, and Local 5of10 12-1111 Planning Commission Minutes February 18, 2021 Coastal Program, staff reviewed all applicable policies and found no material discrepancies. Analysis of view protection is subjective. The project will diminish a small portion of the Harbor view but preserves the overall quality of a panoramic view. From Avon, the project does not affect views of the bluff. The project does not meet the screening criteria for a full traffic study. City Traffic Engineer Brine evaluated the traffic safety issues and determined that the project does not create any undue hazard. Staff believes Coast Highway will be the primary access point for the property. The Class 32 exemption is intended to apply to projects that comply with the General Plan. If the property owner wants to change the commercial use, the applicant will have to provide the required parking for the proposed use. Principal Planner Schneider added that under the Housing Accountability Act, 20 -percent affordable housing triggers a different set of criterion findings to deny or condition the project. In response to Commissioner Koetting's inquiries, Deputy Community Development Director Campbell did not believe Mr. Tanner's attacks on staff were merited. He disagreed with Mr. Tanner's statement that there was a lack of analysis of the Local Coastal Program. Mr. Tanner's photo showing air conditioning units on the roof is not accurate. Avon Street is technically a driveway on City -owned land. The applicant has an easement for access to Tustin via Avon. The appeal jurisdiction is measured from the mean high -tide line, which is the bulkhead on the bayward side of Coast Highway. Based on staffs review of the appeal jurisdiction map, the appeal jurisdiction ends at the front property line. Therefore, the property is not in the appeal jurisdiction. Mr. Ong advised that elevations on the east and west sides will be treated with materials and colors consistent with the elevations facing Coast Highway and Avon. On page 123, the elevations are not in color but they are keyed to a materials board that is in color. Mr. Matsler clarified that the east and west facades will have the wave design. The materials board provides the colors and materials for the facades. Chair Weigand closed the public hearing. In reply to Commissioner Rosene's queries, Principal Planner Schneider indicated the air conditioning units will be located in the corner of the parking area. Community Development Director Jurjis related that the project will have to comply with current standards for solar. Commissioner Klaustermeier understood the building will have to be solar ready to comply with 2019 requirements. In answer to Chair Weigand's questions, Commissioner Klaustermeier stated solar ready means infrastructure will be provided in the building such that solar panels could be added at a future time. Community Development Director Jurjis added that the property owner would have to apply for a permit to install solar panels. Discretionary review of an application for solar panels is not permitted. Deputy Community Development Director Campbell related that the Council would have to amend the 300 -foot notice radius if they wanted to increase it. City Traffic Engineer Brine reported staff can petition Caltrans for changes to Coast Highway. The 70 percent of traffic accessing Coast Highway is based on vehicles leaving the project site and accessing Coast Highway to reach their destinations. The project may add about 80 cars to the 2,000 vehicles already using Tustin each day. Any changes to Tustin will require outreach with the community. Staff can review traffic in the area outside of this project and make operational changes if warranted. Caltrans and staff would work collaboratively on potential changes to Coast Highway. Community Development Director Jurjis clarified that signal requirements would be considered in a traffic analysis. A traffic analysis was not required for the project. In response to Commissioner Koetting's inquiry, Deputy Community Development Director Campbell indicated the current use could be converted to another use that has a similar parking demand. That use might be a boutique boat dealership. Commissioner Klaustermeier noted the City cannot address parking and building height for this project because of the State Density Bonus Law. The project complies with the General Plan and Zoning Code. Staff and the applicant thoroughly analyzed the CEQA exemption. The applicant has addressed citizens' concerns. Based on the staff report, she supported approval of the project as drafted. Vice Chair Lowrey could not find any evidence that contradicted staffs findings in support of the project. The project complies with zoning and requirements. Mariners' Mile would benefit from an updated plan for development. Comments about staff and their work were inappropriate. 6of10 12-1112 Planning Commission Minutes February 18, 2021 Commissioner Ellmore noted the Planning Commission makes decisions based on requirements of codes. Public comments about staff were disappointing. The Commission may want to add a condition of approval prohibiting tenants from having dogs or requiring the applicant to provide an area for pets. Deputy Community Development Director Campbell indicated the Planning Commission may add a condition of approval requiring the applicant to provide a pet area. Chair Weigand reopened the public hearing. Mr. Matsler reported the applicant agrees to provide an onsite area for pets. Perhaps the condition could require the applicant to prohibit pets if an onsite pet area cannot be accommodated. Chair Weigand closed the public hearing. Commissioner Koetting concurred with Commissioners' comments. The public's comments and concerns about the project are not valid arguments for denying the project. Commissioner Rosene reiterated the professionalism and thoroughness of staff. The project complies with code requirements. Chair Weigand wanted additional view simulations because he believes the project may impact views. He preferred to continue the hearing so that the applicant could provide additional simulations. He recommended staff schedule a study session regarding Mariners' Mile. Motion made by Commissioner Ellmore and seconded by Commissioner Rosene to approve the staff recommendation and to add a condition of approval regarding an onsite pet area or prohibiting pets. AYES: Ellmore, Klaustermeier, Koetting, Rosene, Lowrey NOES: Weigand RECUSED: ABSENT: Kleiman ITEM NO. 4 BENIHANA DINING ROOM EXPANSION (PA2019-258) Site Location: 4250 Birch Street Summary: An expansion of an existing 8,260 -square -foot restaurant to include an additional 615 -square -foot dining room. This expansion requests the modification of the required parking rate on site, from one space per 40 square feet of net public area to one space per 50 square feet of net public area. The restaurant proposes to continue an existing Type 47 (On -Sale General Eating Place) Alcoholic Beverage Control (ABC) License. No late hours or live entertainment are proposed. Recommended Action: Removed from calendar Chair Weigand announced the item has been removed from the calendar. ITEM NO. 5 AT&T CAMELBACK TELECOM UPGRADE (PA2020-152) Site Location: 1111 Camelback Street Summary: The Applicant proposes a conditional use permit to modify and upgrade an existing wireless facility with improvements that are over the maximum height limit. The existing wireless facility is unscreened and located on top of the mini -storage building. Upgraded antennas would be installed at a lower height and relocated behind a new screen wall that exceeds the maximum height limit by 3 feet, 5 inches. The total height of the project is 35 feet, 5 inches, including the building and the top of the new screening. 7of10 12-1113 Planning Commission Minutes February 18, 2021 Recommended Action: 1. Conduct a public hearing; 2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment and the exceptions to this exception do not apply; and 3. Adopt Resolution No. PC2021-004 approving Conditional Use Permit no. UP2020-132 (Attachment No. PC1). Assistant Planner Patrick Achis reported uses surrounding the site are industrial in nature and include and interior design school, the U.S. Post Office, and multifamily residences, which are buffered by landscaping and a wide right- of-way. A mini storage facility is located on the site, and the telecom facility is located on the building that fronts Camelback Street. The applicant proposes to modify and upgrade the existing telecom facility and to exceed the height limit by 3 feet 5 inches. A screen wall will be constructed along the middle third of the rooftop, measure 66 feet in length and 8 feet in height, and match the existing building in color and texture. This type of project is normally subject to an administrative review process, but a conditional use permit is required for the screen wall to exceed the height limit. A coverage study found that the project will increase coverage. Staff proposes an additional condition of approval to require the applicant to provide a materials board for the screen wall prior to plan check approval. In response to Commissioner Koetting's inquiry, Community Development Director Jurjis indicated the screen wall will probably not be made of masonry but may look like masonry. Commissioner Rosene disclosed a visit to the site. Commissioners Klaustermeier, Koetting, and Ellmore, Vice Chair Lowrey and Chair Weigand disclosed no ex parte communications. Chair Weigand opened the public hearing. Stella Shih, of Reliant Land Services on behalf of AT&T (Applicant), related that the screen wall will be made of fiberglass that matches the color and texture of the existing building. The applicant accepts the proposed conditions of approval and will provide a materials board. Jim Mosher commented that the General Plan designates the subject site as industrial (IG), but the site is not zoned industrial because it is located in a Planned Community (PC). He believed there was another telecom facility that resembled a tree near the subject site and inquired whether the subject facility could be collocated on the tree facility. Assistant Planner Achis indicated the applicant's report stated collocation is not possible because no nearby opportunities exist and telecom facilities are prohibited in residential zones. Chair Weigand closed the public hearing. Motion made by Commissioner Ellmore and seconded by Commissioner Rosene to approve the staff recommendation. AYES: Ellmore, Klaustermeier, Koetting, Rosene, Lowrey, Weigand NOES: ABSTAINING: ABSENT: Kleiman 8of10 12-1114 Planning Commission Minutes February 18, 2021 ITEM NO. 6 SUPERIOR AVENUE PEDESTRIAN AND BICYCLE BRIDGE, PARKING LOT AND RECREATION AREA PROJECT APPEAL (PA2019-014) Site Location: Bridge to span Superior Avenue north of West Coast Highway Intersection — Parking lot and recreation area at northeast corner of intersection and bounded by West Coast Highway, Superior Avenue, Hoag Lower Campus and Sunset View Park Summary: An appeal of the Zoning Administrator's decision on December 10, 2020, to approve a coastal development permit and mitigated negative declaration allowing the demolition of the existing surface parking lot and the construction of a new 128 -space surface parking lot, with pedestrian/bicycle concrete bridge over Superior Avenue. The proposed bridge includes a staircase from the bridge down to the corner of Superior Avenue and West Coast Highway, and open space improvements to upper Sunset View Park. The project would include earthwork, grading, retaining walls, and landscaping improvements. The project includes retaining walls that exceed the 8 -foot maximum height permitted by Newport Beach Municipal Code Title 21 (Local Coastal Program Implementation Plan). As such, the project includes a request for relief from this Newport Beach Municipal Code Title 21 development standard, pursuant to Section 21.52.030. The project complies with all other applicable development standards. Recommended Action: Continue to the March 4, 2021, regular Planning Commission meeting. Deputy Community Development Director Campbell requested a continuance of the item in order to prepare additional information. Chair Weigand opened the public hearing. Motion made by Commissioner Ellmore and seconded by Commissioner Rosene to continue the hearing to March 4, 2021. AYES: Ellmore, Klaustermeier, Koetting, Rosene, Lowrey, Weigand NOES: ABSTAINING: ABSENT: Kleiman IX. STAFF AND COMMISSIONER ITEMS ITEM NO. 7 MOTION FOR RECONSIDERATION None ITEM NO. 8 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA. Deputy Community Development Director Campbell reported on February 9, 2021, the Council approved the Residences at 4400 Von Karman project and denied the Shell carwash project. The Council also accepted suggested modifications to the Balboa Village parking management overlay and introduced an ordinance approving the overlay. Four items are on the Commission's agenda for March 4, 2021. In reply to Commissioner Koetting's question, Deputy Community Development Director Campbell advised that the site with the Japanese restaurant has been sold, and the new owner will implement the senior housing project. ITEM NO. 9 REQUESTS FOR EXCUSED ABSENCES Commissioner Klaustermeier indicated she would not be present at the March 4, 2021 meeting. IX. ADJOURNMENT — 9:59 p.m. 9of10 12-1115 Planning Commission Minutes February 18, 2021 The agenda for the February 18, 2021, Planning Commission meeting was posted on Friday, February 12, 2021, at 4:40 p.m. in the Chambers binder, on the digital display board located inside the vestibule of the Council Chambers at 100 Civic Center Drive, and on the City's website on Friday, February 12, 2021, at 4:42 p.m. Erik Weigand, Chair an Seimone Jurjisp -officio Secretary 10 of 10 12-1116 Attachment D February 22, 2012, Call for Review Application 12-1117 Call for Review City Clerk's Office 100 Civic Center Drive Newport Beach, CA 92660 949-644-3005 cityclerk(d-)newportbeachca. gov www.newportbeachca.gov Application to Call for Review the Decision of the: For Office Use Only Date Filed: (1, aa.a1 Reei ed by: ❑ Community Development Director ❑ Hearing Officer Planning Commission Zoning Administrator ❑ Other: City Council or Planning Commission Member: Name: i<�, rz, eQ Application Called for Review: Name of Applicant: Zit W • C "+1-1- 14 Project No. (PA) Site Address: Zs'/a - 7-93o ZLC•Date of Decision: zlrglzozI Activity No..- Project o.: Project Description: (attach separate sheet if necessary) I wish to initiate a "call for review" of the Planning Commission's February 18, 2021, approval of the mixed-use project located at 2510-2530 West Coast Highway (PA2019-249). A number of community members have expressed concerns and submitted commits related to potential impacts from the proposed development including traffic, public view impacts and neighborhood compatibility. Based on the concerns raised I believe a review of the Planning Commission's action is warranted. Signature of City Council or Planning Commission Member: Signature l Date: NBMC Section 20.64.030.B.2. - A call for review is exempt from the payment of a filing fee under NBMC Section 3.36.030 or any successor provision. 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J 4 r 1 � I r f., , µr r Y P .. v r�� $i rL c +6,i Af *A4je Als rr _ tr / V _ Y 'r Pte,: Ali M a y �-- - Ir Attachment F Westgroup Designs Memorandum, April 9,2021 12-1124 )�DWESTGROUP D= S I G N S architecture I planning I interior design I branding April 9, 2021 To: Matt Schneider, City of Newport Beach Principal Planner RE: 2510 Coast Highway - PA2019-249 Westgroup Designs (WD) is the architect of record on the above -referenced project. After the Planning Commission's approval of the project on February 18, 2021, WD was asked by City staff to evaluate potential design modifications that would eliminate all project -related view impingements from John Wayne Park. The first step in this evaluation was to retain Visual Impact Group to model views toward the bay and ocean from three locations at John Wayne Park over the project. Of the three modeled locations, only the lowest viewpoint shows any view impingement. Visual Impact Group determined that elimination of this impingement would require a minimum 5 -foot reduction in building height. WD analyzed the following methods for reducing the building height from 35 feet, as proposed, to 30 feet in order to eliminate the view impingement. 1. Submerging the building further into the site The building is already submerged 4'-3" below grade at Avon, which is the greatest submersion possible without incurring the following detrimental effects to the site and building: There is a high-water table at the site, with ground water located at 10'-0" - 12'-0" below existing grade. With the current submerged depth of the building, depth of footings (estimated at 24"), and over -excavation requirements of five feet, we are just at the expected ground water level. Submerging the building deeper into the site would impact the ground water level, creating a permanent dewatering obligation and increased potential for liquefaction. This negatively impacts the financial feasibility of the project. As currently designed, the accessible entrance to the residential building is located at Avon. The path of travel varies between 2% and 5% slope, meeting the requirements of the California Building Code and ADA. By submerging the building deeper into the site, the accessible path of travel from Avon would become too steep to meet code requirements with a standard sloped sidewalk. Ramps with handrails and vertical mechanical lifts would need to be added to transverse the additional 5 feet of depth. This negatively impacts pedestrian design and circulation. • Submerging the building would channel all drainage back onto the site for storm water and sanitary sewer systems. Storm water and sewer systems would need to be designed to have holding tanks on-site that would then need to be pumped from the lowered elevation up to Coast Highway. Again, this negatively impacts the financial feasibility of the project. We Design. We Deliver. We Drive Change. 19520 Jamboree Rd I Suite 100 1 Irvine, CA 92612 1 p 949.250.0880 1 f 949.250.0882 1 web westgroupdesigns.com 12-1125 2510 PCH — CITY COUNCIL HEARING Page 2 of 3 Submerging the building further into the site would increase the vehicular driveway slope that provides access and egress into the parking garage, and emergency vehicle parking. The current vehicular ramp is designed to allow access and parking in certain locations for fire trucks, garbage trucks, service vehicles, and moving trucks, with a slope at approximately 5%. Increasing the vertical run of the ramp, but not the length, will create a ramp slope between 10% - 15%. Newport Beach allows up to 15% slope for vehicular ramps, but slopes between 10% and 15% are hazardous for vehicles parking and trying to back up. Ramp slopes of up to 15% are intended for continuous vehicular traffic, not parking, stopping, or backing up. 2. Reducing the floor -to -floor height of the buildina The building is currently designed with 11'-0" floor to floor heights at level 1, level 2, and level 3, with 1'-10" parapet at the roof level, for a total building height of 34'-10" (35-0" above established grade). • To reduce the total height of the building by 5 feet, we would need to reduce the floor -to - floor height for all three floors by 1'-8" each. This would create the following issues: Assuming a 16" concrete floor deck above required for structural support of the upper floors, and maintaining an open parking space at grade, Level 1 serving the parking garage, would have an effective head -height clearance of 8'-0". This is less than the 8'-2" that is required for accessible parking as dictated by the California Building Code. We could reduce the thickness of the concrete floor deck by the required 2", but we would need additional columns, reducing the parking count. We will also have fire sprinkler pipes, sewer pipes, plumbing pipes, and other mechanical lines under the concrete floor deck, reducing the head -height clearance further. The construction assembly for the floor framing members is assumed to be 14"- 16" consisting of wood floor trusses, two layers of drywall at the underside of the floor trusses (as required for fire protection), and light -weight concrete topping slab at the top of the trusses, for a total floor thickness of 18"-20". This would allow 7-8" to 7'-10" of clear space between the floor and ceiling structure above. Finished ceiling heights of 7-10" are substandard for the market and would make the project financially infeasible. Further, California Building Code requirements for ceiling heights at occupied spaces are 7-6" minimum, with 8'-0" or more being standard at bathrooms and kitchens (areas not occupied often) and 8'-6" or higher in bedrooms and living spaces. iii. The proposed parapet height cannot be reduced, as this is the minimum required for flashing over the parapet (8"), insulation (4"), and slope for drainage (varies 0"- 10" based on distance to drain). The parapet can also not be eliminated. California Building Code requires a fire-resistant parapet at the exterior walls of a building with a flat roof to prevent potential fire at the subject property from spreading to adjacent properties. We Design. We Deliver. We Drive Change. 19520 Jamboree Rd I Suite 100 1 Irvine, CA 92612 1 p 949.250.0880 1 f 949.250.0882 1 web westgroupdesigns.com 12-1126 2510 PCH — CITY COUNCIL HEARING Page 3 of 3 In conclusion, the proposed building has been designed to reduce view impingements from John Wayne Park to the maximum extent feasible. Where we have been able to reduce the height at the commercial building, we have done so willingly. If you have any questions or concerns, please contact me to discuss. Westgroup Designs for Associate We Design. We Deliver. We Drive Change. 19520 Jamboree Rd I Suite 100 1 Irvine, CA 92612 1 p 949.250.0880 1 f 949.250.0882 1 web westgroupdesigns.com 12-1127 Attachment G Correspondence to Planning Commission 12-1128 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Bob Richev To: Planning Commissioners Subject: 2510 PCH project Date: Thursday, February 11, 2021 1:22:31 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Planning Commission, The project will result in significant traffic and safety impacts The project view will impact from West Coast Highway, John Wayne Park and Newport Bay The project does not blend with the community The project will negatively impact the marine industry The project should undergo environmental review The community needs time to understand the effect this and other planned projects will have on the Mariner's Mile Property Owner concerns 12-1129 Bob Richey RCR Enterprises, LP 17450 Mt. Herrmann Street, Suite D Fountain Valley, Ca. 92708 Bob.richey(@ rcrcompanies.com Cell # 951 288 8555 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) 12-1130 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Portia Weiss To: Planning Commissioners; Dept - City Council Subject: Proposed Projects: 2510 and 2530 PCH Date: Thursday, February 11, 2021 1:10:22 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please delay your approval of the proposed redevelopment of 2510 and 2530 Pacific Coast Highway. These projects will have a tremendous impact upon the surrounding residents and community forums must be held to address residents' concerns prior to the projects' approval. We deserve the assurance that our residential quality of life is respected and protected by our city. What is the hurry? We will be living with the consequences of any expedited approvals forever, long after the developers have moved on. Please assure us that you care about our community's future as much as we do and take the time needed to address the critical concerns we have. Appreciatively, Portia Weiss 421 San Bernardino Avenue Newport Beach, CA 92663 portiaweissna gmail.com 12-1131 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Kathy Shaw To: Planning Commissioners; Dept - City Council Subject: Proposed project at 2510 W. PCH Date: Thursday, February 11, 2021 12:02:34 PM Attachments: image.png [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. February 11, 2021 Chairman Weigand and Honorable Planning Commissioners, This letter is in regard to the development being referred to as the 2510 PCH project, which will incorporate 35 apartment rentals and a luxury car dealership, that will back- up into Avon Alley. The project in its current state has not taken into consideration a traffic analysis, nor examined the safety impacts on Tustin, Ocean View, as it applies to this section of Avon, which at this intersection is an alleyway and not an actual street. Not to mention that this street enters Tustin and Ocean View which has a total of FIVE stop signs at this one intersection which creates much confusion already. There is no doubt that the people living in this complex would be taking Tustin and Riverside to do their shopping and errands on 17th street or taking their kids to school in the heights. My husband and I had an opportunity to meet with Chairman Weigand on site; yet, no other Planning Commissioners nor City Staff has ever reached out to us to discuss the many concerns and impacts of this project. The City never noticed my neighbor, (Sue and Dave Leal), who are also within the 300 -foot radius. It is troubling to think that six out of the seven Planning Commissioners have not met with the residents regarding this project. I am curious to know if they have walked this area to see the potential issues that will come if this were to pass. As you can see from the attached photo, the particular section of the Avon alley directly below John Wayne Park is "off -set" from the Avon Street. The width and depth of the alley is much smaller than the actual street portion, which would make the ingress and egress dangerous and tedious. The service and emergency vehicles would make it almost impossible and extremely dangerous to enter, as the Avon alley currently only allows for one vehicle at a time, as does Tustin Avenue; thus, a traffic study is critical for this project. Not to mention the issues that we have with limited parking in this area! Also, please note that John Wayne Park's line of delineation is from the bluff top to the bottom of the Avon alley. This public scenic -park and corridor provides one of the 12-1132 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) true treasures for families and guests to enjoy the afternoon and to watch the boats in the harbor and the beautiful sunset during the year. People from all over the world come to this park to watch Newport's annual Christmas parade; this project will no longer provide that enjoyment. We believe that this is your responsibility, as planning commissioners, to protect this precious piece of land, now and for future generations to come. We are respectfully requesting that the 2510 PCH project be postponed until we, the residents, have an opportunity to further work with the applicant and study the cumulative impacts of the 2510 PCH project. Thank you, Kathy and Tony Shaw -Als 12-1133 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) From: ttaw50(&aol.com To: Plannina Commissioners Subject: 2510 WEST COAST HWY MIXED USE PROJECT (PA2019-249 Date: Thursday, February 11, 2021 11:03:09 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Mr. Chairman, Members of the Commission, I want to express several concerns I have regarding the height variance being requested by the developer underneath John Wayne Park. This project will result in significant traffic and safety impacts: The project view will impact from West Coast Hwy, John Wayne Park and Newport Bay . The project does not blend with the community The project will negatively impact the marine industry The project should undergo environmental review!! The community needs time to understand the effect this and 'other' planned projects will have on the Mariner's Mile. Sincerely, Teri Watson Newport Beach Resident 12-1134 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Sue Leal To: Planning Commissioners; Deot - City Council Subject: 2510 PCH project Date: Thursday, February 11, 2021 10:17:48 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. The 2510 PCH project is designed for 35 apartments, (three of which will be designated for low-income at approximately $700.00 per month), at a height of 35' feet, which goes against the current height maximum allowed. According to the applicant, three low-income apartments will fabricate a reason to permanently obstruct public views from both John Wayne and Cliff Drive Parks. These public views will be lost forever, as well as, have the potential to increase crime in Newport Heights. On the City of Newport Beach website, they have what is referred to as a "heat -map". This map illustrates the "total calls" for service by the Newport Beach Police Department. The average call for service within a seven-day period is more than 1,000 calls. The "heat -map" area is highly concentrated on the peninsula and along Mariner's Mile along PCH. The City Staff report did not consider that apartments, (and other high-density types), require more police services because they statistically have higher call volumes and crime rates; eventually increasing the need for more officers at the tax -payer's expense. The applicant is "building -out" more apartments than what is currently zoned for along Mariner's Mile. In my opinion, the applicant and the City are clearly manipulating the system to allow for low-income units and obtaining a "density -bonus", while exceeding the current height limits. If the 2510 PCH project is the precursor to Newport Village Project, the residents of Newport Beach must take action, because Mariner's Mile will soon turn into "Miami Mile" without the "walkability" factor or any amenities to service the actual project or the community. To further complicate this already disjointed project, no traffic study has ever been conducted, nor its impacts to the abutting communities. In fact, the proposed one- way entry and exit proposed for these apartments are via Avon Alley, making it extremely dangerous should an emergency occur there. In addition, Tustin and Ocean View streets are the only direct sources to get to that Avon Alley area, and they are virtually one-way streets as well. If a car is going down either street, another car going up the street has to pull over to give access to continue that vehicles drive down the street; and vice versa. Does that sound safe to you? In addition, any traffic coming out of the apartment complex will most likely make a right on Tustin Avenue to drive children to school, increasing the already high traffic on Tustin Avenue. In addition, the proposed limited parking in the apartment complex does NOT provide any guest parking. Thus, the only (free) guest parking available would be on Tustin or Ocean View, and all the closest parking is designated 2 hour parking. Designated 8 hour parking on Tustin Avenue and Ocean View are already overrun with PCH restaurant employees. The health, safety, welfare and livability of the community are of primary importance to the residents of Newport Beach. This focus offers the potential to have a powerful and positive 12-1135 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) impact. In addition, the City and residents of Newport Beach have stressed the importance of sustainability and "Living Within Our Resources." The guiding principle must be to Enhance Our Community's Quality of Life and Do No Harm. The 2510 PCH Project is detrimental to our surrounding neighbors and children of Bayshores, Lido Isle, Newport Heights and Cliff Haven. The 2510 PCH project hearing will be on February 18, 2021. Now is the time to let your voices be heard. Please protect our Community! Sincerely, Sue Leal Newport Beach Resident 219 Tustin Avenue Newport Beach, CA 92663 12-1136 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Bob Richev To: Plannina Commissioners Subject: FW: 2510 PCH project Date: Thursday, February 04, 2021 11:31:18 AM Attachments: imacie001.ma 02032101.PDF [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. From a concerned citizen. See below and the attachment. Bob Richey RCR Enterprises, LP 17450 Mt. Herrmann Street, Suite D Fountain Valley, Ca. 92708 Bob.richev(@rcrcombanies.com Cell # 951 288 8555 From: Bob Richey <bob.richey@rcrcompanies.com> Sent: Wednesday, February 3, 2021 1:19 PM To: Bob Richey <bob.richey@rcrcompanies.com> Subject: FW: 2510 PCH project Bob Richey RCR Enterprises, LP 17450 Mt. Herrmann Street, Suite D Fountain Valley, Ca. 92708 Bob.richev(@rcrcombanies.com Cell # 951 288 8555 12-1137 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Bob Richey Sent: Wednesday, February 3, 20211:17 PM To: Nancy Barfield<NBarfield (@VillaRea IEstate.com>; Denys Oberman <dhoCcDobermanassociates.com>; SANDRA L AYRES <ssayres(@mac.com> Cc: Matsler, Sean <SMatsler(@coxcastle.com>; cmacduff(@mac.com; Isueheller(@gmail.com; IaureneharveylCcDgmail.com; DorothyJKra us(@gmail.com; cook_russ(@msn.com; Iindahelfrich3(@)�ahoo.com; ton)z(@seasiderealtyandinvestments.com; sharonray.rayC@gmail.com; ned2455C@hotmail.com; acoustican(@aol.com; dennis(@ieei.com; aspasia_zouras(@hotmail.com, dudjan(@pacbell.net; amiller(@vibrantsoftware.com; murphy.charlene@gmail.com, danabelinda(@gmail.com; brian.alters(@sbcglobal.net; norm.beres(@gmaiI.com; sbaprop(@aol.com; browsbyjulie(@gmail.com; nananewb) C(@gmail.com; pvpalmer(@icloud.com; claudyb(@sbcglobal.net; denisekeefen(@gmail.com; starboxincPyahoo.com; bbrooks1000C@yahoo.com; rsymonds(@sbcglobal.net; Ivnn(@lynnswain.com; mchsteel@gmail.com; rhsells(@yahoo.com; iudyweightman(ftahoo.com; newportheightscliffhaven Pgmail.com; janetsstemler(@gmail.com; GCox(@pacificsymphony.org; jeannefobes(@gmail.com; Ivnnierlo(@icloud.com; johnrowe(@usc.edu; barman.liz(@gmail.com; elinhoff555(@gmail.com; shopsugartoes(@gmail.com; elmorej(@elmoretoyota.com; dave(@earsi.com; carol(@thedrufamily.com; Joshua Smith <JoshuaSPwestgroupdesigns.com>; Shazad Ghanbari <shazadg(@westgroupdesigns.com>; Bill Lawson <blawson(@urbanxroads.com>; Matt Jackson <matt(@mjs-la.com>; Mark Schattinger <mark(@mjs-la.com>; Mark Moshayedi <mark(cDspaceip.com>; Campbell, Jim <JCampbell(@newportbeachca.gov>, Schneider, Matthew<MSchneider(@newportbeachca.gov> Subject: RE: 2510 PCH project Additional information attached: Bob Richey RCR Enterprises, LP 17450 Mt. Herrmann Street, Suite D Fountain Valley, Ca. 92708 Bob. richey(@rcrcompanies.com Cell # 951 288 8555 From: Bob Richey Sent: Wednesday, February 3, 20211:02 PM To: Nancy Barfield <NBarfield PVillaRea IEstate.com>; Denys Oberman <dho(@obermanassociates.com>; SANDRA L AYRES <ssa)lres(@mac.com> Cc: Matsler, Sean <SMatsler(@coxcastle.com>; cmacduff(@mac.com; Isueheller(@gmail.com; laureneharveyl(@gmail.com, DorothyJKra us(@gmail.com; cook_russ(@msn.com; lindahelfrich3(@yahoo.com; tony(@seasiderealtyandinvestments.com; sharonray.ray(@gmail.com; ned2455(@hotmail.com; acoustican(@aol.com; dennis(@ieei.com; aspasia_zouras(@hotmail.com; 12-1138 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) dudjanC@pacbell.net; amillerC@vibrantsoftware.com; murphy.charlene(@gmail.com; danabelindaCcDgmail.com; brian.alters(@sbcglobal.net; norm. beresPgmaiLcom; sbaprop Paol.com; browsbyjulieC@gmail.com; nananewby(@gmail.com, pvpalmer(@icloud.com; claudyb(@sbcglobal.net; denisekeefenCcDgmail.com; starboxinc(@yahoo.com; bbrooks1000CcDyahoo.com; rsymonds(@sbcglobal.net; I)1nnPlynnswain.com; mchsteel@gmail.com; rhsellsCftahoo.com; iudyweightmanCaD)jahoo.com; newportheightscliffhaven PgmaiLcom; janetsstemler(@gmail.com; GCox(@pacificsymphony.org; jeannefobes(@gmail.com; Ivnnierlo(@icloud.com; johnrowe(@usc.edu; barman.liz(@gmail.com; elinhoff555(@gmail.com; shopsugartoes6Dgmail.com; elmorejC@elmoretoyota.com; dave(@earsi.com; carol(@thedrufamily.com; Joshua Smith <JoshuaS(@westgroupdesigns.com>; Shazad Ghanbari <shazadg(@westgroupdesigns.com>; Bill Lawson <blawson(@urbanxroads.com>; Matt Jackson <matt(@mjs-la.com>; Mark Schattinger <mark(@mjs-la.com>; Mark Moshayedi <mark(@spaceip.com>; Campbell, Jim <JCampbell(@newportbeachca.gov>, Schneider, Matthew<MSchneider(@newportbeachca.gov> Subject: RE: 2510 PCH project To whom it may concern: As per my conversation on the zoom meeting last night hereby put the developer and the City on notice of an extremely dangerous and unhealthy potential situation: I believe all of the surrounding neighbors could potentially have a class action lawsuit against the developer and the city for endangering our health. We are currently subjected to the Hydrogen sulfide/sewer gas from the existing hotel and other facilities below us along Miracle Mile. There are currently times when the on shore breeze blows sewer gas from the existing buildings below us right into our homes. I have heard local neighbors complain about past and current health issues that are listed within this 12-1139 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) email body. I have personally experienced some of the symptoms listed below. believe that ALL of the proposed development along PCH will subject everyone living within/above this area to a very unhealthy and serious situation. Facts: Hydrogen sulfide is DANGEROUS even at low levels. Prolonged exposure to SEWER GAS can cause irritability, headaches, fatigue, sinus infections, bronchitis, pneumonia, loss of appetite, poor memory and dizziness. It affects people and pets that are exposed to it over a long period of time. Sewer gas contains methane, ammonia and hydrogen sulfide which are ALL TOXIC when inhaled. ...If exposed to very high concentrations of sewer gas, a person can asphyxiate and DIE. More common symptoms of exposure to sewer gas include nausea, eye irritation, and difficulty breathing. In closing I believe the City of Newport Beach needs to reconsider the approval of this project along with other projects along the Miracle Mile based on creating an 12-1140 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) extremely dangerous and unhealthy situation for the surrounding neighbors. Bob Richey RCR Enterprises, LP 17450 Mt. Herrmann Street, Suite D Fountain Valley, Ca. 92708 Bob. richeyPrcrcompanies.com Cell # 951 288 8555 From: Nancy Barfield <NBarfield (@Villa RealEstate.com> Sent: Wednesday, February 3, 20219:48 AM To: Denys Oberman <dho(@obermanassociates.com>; SANDRA L AYRES <ssayrespl-nac.com> Cc: Matsler, Sean <SMatsler(@coxcastle.com>; cmacduff(@mac.com; IsuehellerccD>?mail.com; laureneharveylPgmail.com; DorothyJKra us(@gmail.com; Bob Richey <bob.richey(@rcrcompanies.com>; cook_russ(@msn.com; lindahelfrich3(@)�ahoo.com; tony(@seasiderealtyandinvestments.com; sharonray.rayPgmail.com; ned2455Photmail.com; acoustican(@aol.com; dennis(@ieei.com, aspasia_zouras(@hotmail.com; dudjan(@pacbell.net; amiller(@vibrantsoftware.com; murphy.charlene(@gmail.com; danabelinda(@gmail.com; brian.alters(@sbcglobal.net; norm. beres(@gmail.com; sbapropPaol.com; browsbyjulie(@gmail.com; nananewby(@gmail.com; pvpalmer(@icloud.com; claudyb(@sbcglobal.net; denisekeefen(@gmail.com; starboxinc(aIahoo.com; bbrooks1000(@yahoo.com; rsymonds(@sbcglobal.net; l�tnn(@Iynnswain.com; mchsteel(@gmail.com; rhsells(@yahoo.com; iudyweightmanPyahoo.com; newportheightscliffhaven (@gmail.com; janetsstemler(@gmail.com; GCox(a�acificsymphony.org; ieannefobes(@gmail.com; Ivnnierlo(@icloud.com; johnrowePusc.edu; barman.lizPgmail.com; elinhoff555(@gmail.com; shopsugartoes(@gmail.com; elmorej(@elmoretoyota.com; dave(@earsi.com; carol(@thedrufamily.com; Joshua Smith<JoshuaS(cDwestgroupdesigns.com>; Shazad Ghanbari <shazadg(@westgroupdesigns.com>; Bill Lawson <blawson(@urbanxroads.com>; Matt Jackson <matt(@mis-la.com>; Mark Schattinger <mark(@mis-la.com>; Mark Moshayedi <mark(@spaceip.com>; Campbell, Jim<JCampbell(@newportbeachca.gov>; Schneider, Matthew <MSch neider(@ newportbeachca.gov> Subject: 2510 PCH project Denys, I totally agree with you. Sean responded to my questions but I still didn't receive the answer for the Guest Parking issue for the apartments. I think the neighborhood will be impacted with guest parking unless the Guests are allowed to park in the parking center lot next door on the westside of the project or the public parking lot at the end of Avon. 12-1141 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) With the 3 projects proposed on PCH, the following streets will be impacted Avon, Tustin, Ocean View, and Riverside. Last night, no one brought up the other units projected to be built. I am assuming, each apartment will have 2 cars per unit. Now you have 216 for the large project, 16 for the waterside project, and 70 for the affordable housing project. There will be a total of 302 more cars in the small corridor without counting contractors, housekeepers, and guests visiting the area. I don't think anyone has explained the flow of traffic especially on Tustin Ave between PCH and Cliff Dr. If 2 cars are on Tustin going in opposite directions, one car has to pull over so the other car can pass. Then, if you have parked cars which is all the time, you have to find an open spot just to pull into so the other car can pass. I would like to take Mark Moshetti on a tour of our neighborhood and point out the traffic flow throughout our different streets. I think once Mr. Moshetti gets a feel of the problems, the tour may help him understand why we all are so concerned. During the school year, we have even more traffic from the parents coming up the hill for both Ensign and NHHS for drop off and pick up of their students. Cliff Dr is impacted enough with traffic. The drivers use Riverside Ave, Tustin Ave, Irvine Ave and Cliff Dr as short cuts to 17th street and the schools. Cliff Dr is used when PCh is bogged down and everyone avoids PCH and drives down or up Cliff Dr during the morning and evenings during work hours. Let's find a solution so everyone is satisfied. Thank you. NANCY BARFIELD REALTOR I L L 7 C. 714 2710789 From: Denys Oberman <dhoPobermanassociates.com> Date: Wednesday, February 3, 2021 at 8:51 AM To: Nancy Barfield<NBarfield (@VillaRealEstate.com>, SANDRA L AYRES <ssayres(@mac.com> Cc: "Matsler, Sean" <SMatsler(@coxcastle.com>, "cmacduff(@mac.com" <cmacduff(@mac.com>, "Isueheller(@gmail.com" <Isueheller(@gmail.com>, "laureneharveyl(@gmail.com" <laureneharveyl(@gmail.com>, "DorothyJKra us(@gmail.com" <DorothyJKraus(@gmail.com>, "bob.richey(@rcrcompanies.com" <bob.richey(@rcrcompanies.com>, "cook _russ(@msn.com" <cook_russ(�msn.com>, "lindahelfrich3 ftahoo.com" <lindahelfrich3(@)zahoo.com>, "tong(@seasiderealtyandinvestments.com" <tong(@seasiderealtyandinvestments.com>, "sharonray.ray(aDgmail.com" <sharonray.ray(@gmail.com>, "ned2455(@hotmail.com" <ned2455(@hotmail.com>, "acoustican(@aol.com" <acoustican(@aol.com>, "dennis(@ieei.com" <dennis(@ieei.com>, "aspasia_zouras(@hotmail.com" <aspasia_zouras(@hotmail.com>, 12-1142 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) "dudian(fpacbell.net" <dudian(@pacbell.net>, "amiller(@vibrantsoftware.com" <amiller(@vibrantsoftware.com>, "murphy.charlene(@gmail.com" <murphy.charlene(@gmail.com>, "danabelinda(@gmail.com" <danabelinda(@gmail.com>, "brian.alters(@sbcglobal.net" <brian.alters(@sbcgloba1.net>, "norm.beres(@gmail.com" <norm.beres(@gmail.com>, "sbaprop(@aol.com" <sbaprop (@aol.com>, "browsbyiulie(@gmail.com" <browsbyiulie(@gmail.com>, "nananewby(@gmail.com" <nananewbyjPgmail.com>, "pvpalmer(@icloud.com" <pvpalmerrCDicloud.com>, "claud&@sbcgloba1.net" <claudyb(@sbcglobal.net>, "denisekeefen(@gmail.com" <denisekeefen(@gmail.com>, "starboxinc(fvahoo.com" <starboxinc(@)Jahoo.com>, "bbrooks1000(fftahoo.com" <bbrooks1000(@)1ahoo.com>, "rsymonds(@sbcgloba1.net" <rsymonds(@sbcgloba1.net>, Lynn Swain <Ivnn(@Iynnswain.com>, "mchsteel(@gmail.com" <mchsteel(@gmail.com>, "rhsells(ftahoo.com" <rhsells(ftahoo.com>, Judy Weightman <iud)1weightman(@yahoo.com>, "newportheightscliffhaven (@gmail.com" <newportheightscliffhaven (@gmail.com>, "ianetsstemler(@gmail.com" <ianetsstemler(@gmail.com>, "GCox(a2acificsymphony.org" <GCox(a2acificsymphony.org>, "ieannefobesPgmail.com" <ieannefobes(@gmail.com>, "Ivnnierlo(@icloud.com" <Iynnierlo(@icloud.com>, "iohnrowe(@usc.edu" <johnrowe(@usc.edu>, "barman.liz(@gmail.com" <barman.liz(@gmail.com>, "elinhoff555(@gmail.com" <elinhoff555(@gmail.com>, "shopsugartoes(@gmail.com" <shopsugartoes(@gmail.com>, "elmorei(@elmoretoyota.com" <elmorei(@elmoretoyota.com>, "davePearsi.com" <dave(@earsi.com>, "carol(@thedrufamily.com" <carol(@thedrufamily.com>, Joshua Smith <JoshuaS(@westgroupdesigns.com>, Shazad Ghanbari<shazadg(@westgroupdesigns.com>, Bill Lawson <blawson(@urbanxroads.com>, Matt Jackson <matt(@mis-Ia.com>, Mark Schattinger <mark(@mis-Ia.com>, Mark Moshayedi <mark(@spaceip.com>, "Campbell, Jim" <JCampbell(@newportbeachca.gov>, "Schneider, Matthew" <MSchneider(@newportbeachca.gov> Subject: RE: Community Zoom Meeting - 2510 W. Coast Hwy (PA2019-249) Nancy, Thank you for your comments. It is both the Developer and the City's responsibility to look at the impact that projects, individually and collectively, have on an area. I was tied up on a conference call, and unable to participate iin the Zoom meeting, which Sean was responsive to coordinate— Appreciation to Sean for doing this. The City never followed through with a process and result for a Specific Plan for this area, even though we had a number of residents pressing for this analysis and lookahead for a number of years. The parking, but even more significant is the ingress/egress issue. This stretch of Mariners Mile is already hazardous, and a meaningful look at traffic management needs to occur as part of any 12-1143 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) project. The City's approach to,Just Build More Development and maybe another Lane is unrealistic. We need some skilled traffic planning from both Developers , and the City. Use of one-way accesses and exits is key. Best to All Denys Regards, Denys H. Oberman, CEO NOBERMAN OBERMAN Strategy and Financial Advisors 2600 Michelson Drive, Suite 1700 Irvine, CA 92612 Tel (949) 476-0790 Cell (949) 230-5868 Fax (949) 752-8935 Email: dho(2obermanassociates. corn CONFIDENTIALITY NOTICE: The documents accompanying this transmission contain confidential information belonging to the sender which is legally privileged. The information is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution or the taking of any action in reliance on the contents of this telecopied information is strictly prohibited. If you have received this transmission in error, please notify us immediately at 949/476-0790 or the electronic address above, to arrange for the return of the document(s) to us. From: Nancy Barfield <NBarfield (@Villa RealEstate.com> Sent: Tuesday, February 2, 20216:52 PM To: SANDRA L AYRES <ssayres(@mac.com> Cc: Matsler, Sean <SMatsler(@coxcastle.com>; cmacduff(@mac.com; Isueheller(@gmail.com; Iaureneharveyl(@gmail.com, DorothyJKra us(@gmail.com; bob. riche)ll@rcrcompanies.com; cook_russ(@msn.com, lindahelfrich3(@yahoo.com; tony(@seasiderealtyandinvestments.com; sharonray.ray(@gmail.com; ned24551@hotmail.com; acoustican(@aol.com; dennis(@ieei.com; aspasia_zouras(@hotmail.com; dudian(@pacbell.net; amiller(@vibrantsoftware.com; murphy.charlene(@gmail.com; danabelinda(@gmail.com; brian.alters(@sbcglobal.net; norm. beres��mail.com; sbaprop(@aol.com; browsbyjulie(@gmail.com; nananewby(@gmail.com; pvpalmer(@icloud.com; claudyb(@sbcglobal.net; den isekeefen(@gmail.com; starboxinc(@yahoo.com; dho(@obermanassociates.com; bbrooks1000Pyahoo.com; rsymondsPsbcgloba1.net; Ivnni Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) <shazadg(@westgroupdesigns.com>; Bill Lawson <blawson(@urbanxroads.com>; Matt Jackson <matt(@mjs-la.com>; Mark Schattinger <mark(@mis-la.com>; Mark Moshayedi <mark(@spaceip.com>; Campbell, Jim<JCampbell(@newportbeachca.gov>; Schneider, Matthew <MSch neider(@ newportbeachca.gov> Subject: Re: Community Zoom Meeting - 2510 W. Coast Hwy (PA2019-249) There were 2 more questions I wanted to ask. Where are the visitors going to park? On Tustin, Avon, or Ocean View? What is going to happen with traffic when they build the next large project slated for Mariners Mile at the end of Avon with the entrance and exit at both PCH and Avon? Then when the south side of PCH is built out, we can have quite the traffic congestion. Nancy Barfield Mobile 714.271.0789 On Jan 22, 2021, at 4:33 PM, SANDRA L AYRES <ssayresPmac.com> wrote: Hello Sean Thank you for scheduling the community outreach Zoom meeting. Look forward to working together on the continued efforts at implementing the future Mariners Mile vision. Is this meeting open to all from community who might want to participate? I am guessing from list you sent initial invitation to the citizens that sent replies to PC. But I believe there may be a few others who would appreciate tuning in. Is it ok to pass along the Zoom link? Thank you, Sandra Ayres > On Jan 22, 2021, at 3:04 PM, Matsler, Sean <SMatsler(@coxcastle.com> wrote: > Sean Matsler is inviting you to a scheduled Zoom meeting. > Join Zoom Meeting > https://us02web.zoom.us/j/83262163497?pwd=SVFXbIVCMitla2haWkJOR3BkM2hwdz09 > Meeting ID: 832 6216 3497 > Passcode: 159285 > One tap mobile >+16699006833,,83262163497# .... *159285# US (San Jose) >+13462487799„83262163497#,,,,*159285# US (Houston) 12-1145 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) > Dial by your location > +1669 900 6833 US (San Jose) > +1346 248 7799 US (Houston) > +1253 215 8782 US (Tacoma) > +1 301 715 8592 US (Washington D.C) > +1312 626 6799 US (Chicago) > +1929 205 6099 US (New York) > Meeting ID: 832 6216 3497 > Passcode: 159285 > Find your local number: https://us02web.zoom.us/u/kb321MDC1u > <mime-attachment.ics> 12-1146 7 1 1 §�_ I --l—ma &rl Planning Commission - F bruary 18-2021 Item No. 3a Additional Materials ReceTAg 2510 West Coast Highway Mixed Use?rior Dust & Odor Cont TECH NOTE: SEWER GAS Components Sewer gas is a generic name for the collection of gases and airborne agents that often accompany sewage and the natural processes and reactions associated with sewage processing and the decomposition of organic mate- rials. The major components of sewer gas can include: hydrogen sulfide (1-12S), carbon dioxide (CO2), methane (CH4), ammonia (NH3), biological organisms, water vapor, and other chemicals. The presence and concentra- tion of any of these components can vary with time, composition of the sewage, temperature and pH. • Hydrogen sulfide's concentration in the gas phase is dependent upon its concentration in the liquid phase and ambient equilibrium conditions. At non-toxic levels, H2S has the,familiar odor of rotten eggs. At acutely toxic levels, 1-12S quickly paralyzes an individual's ability to detect its odor, and will rapidly render a victim unconscious. (See Table 1 on page 2) • Carbon dioxide and methane have little or no odor characteristics and have a saturated gas density approximately 1.5 and 0.6 times that of air, respectively. (See Table 2 on page 2) • Methane is extremely flammable, has a wide explosive range, and a low flash point. These characteristics result in a substantial fire and explosion hazard. (See Table 3 on page 2) • Ammonia has a distinct, strong odor with good warning characteristics which are present well before attaining toxic levels. (See URL: http://www.atsdr.cdc.qov/toxprofiles/tp1Z6-c3.pdf) *All of the above gases are colorless at the concentrations commonly encountered in sewage systems. ** see note at end of page 2 Health Effects and Hazards The major adverse health effects and hazards from exposure to sewer gases are: • Poisoning from H2S, Asphyxiation from displaced or consumed oxygen • Decreased vigilance or fatigue due to reduced oxygen levels (from CO2 and CH4) • Biological contamination • Fires and explosions from methane gas, H2S or other flammable gases • Selected Wastewater Related Diseases and Viruses (inhalation hazard). Common bio- logical agents found in sewer systems may be bacteria, viruses, or parasites. (Tuberculosis, Poliomyelitis, Common cold, Histoplasmosis, Adenovirus, Echovirus, Coxsackie A & B, Bacillary, dysentery, Rotavirus Pathogen, SARS) Hydrogen sulfide has been reported as the leading cause of sudden death in the work place. At concentrations in air of approximately 300 ppm, 1-12S can be imme- diately deadly. It is absorbed primarily through the lungs, but can also be adsorbed to a limited extent through the skin and mucous membranes. Chronic health effects caused by repeated exposures have not been established. Common symptoms to non-acute exposure levels include eye irritation, fatigue, headache, and dizziness. .Carbon dioxide is a simple asphyxiant (displaces oxygen) and a stimulant for the respiratory system. A concentration of 5% may produce headaches and shortness of breath. Background concentrations of carbon dioxide in air range from 300 to 400 ppm. CDC & Sewer Gas Hydrogen Sulfide CAS#: 7783-0604 UN#: 1053 Synonyms include dihy- drogen sulfide, sulfur hydride, sulfurated hy- drogen, hydrosulfuric acid, "sewer gas," "swamp gas," hepatic acid, sour gas, and "stink damp." Medical Management Guidelines (MMGs) for Hydrogen Sulfide (H2S) MMGs Online Link 11ttn•/fwvly atsdr cdc aav/mhmilmmall9.odf Methane is a simple asphyxiant (displaces oxygen), but does not itself cause significant physiological res- ponses. Sources:. 1. Hutter, Gary M. "Reference Data Sheet on Sewer Gas(es)," Meridian Engineering & Technology, November 1993 2. J.B. Barsky et al., "Simultaneous Multi -Instrumental Monitoring of Vapors in Sewer Headspaces by Several Direct -Reading Instruments," Environ- mental Research v. 39 #2 (April 1986): 307-320. 3. "Characteristics of Common Gases Found in Sewers," in Operation of Wastewater Treatment Plants, Manual of Practice No. 11. Alexandria, VA, Wa- ter Pollution Control Federation, 1976, Table 27-1. 4. R.Garrison and M. Erig, "Ventilation to Eliminate Oxygen Deficiency in Confined Space - Part III: Heavier -than -Air Characteristics," Applied Occupa- tional and Environmental Hygiene v. 6 #2 (February 1991): 131-140. 5. "Criteria for a Recommended Standard - Occupational Exposure to Hydrogen Sulfide," DHEWPub, No. 77-158; N7ISP8274-196. Air Filtration Systems, Corp. 6208 Grizzly Gorge Street, Las Vegas, NV. 89130-7208 12-1147 Phone 702-313-2060 - Fax 702-446-5216 - Web www.afslasvegas.com - E -Mail mall0afslasvegas.com Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing Health Risk Evaluation for Sewer GasiUec�i` o ePro;ect(PA2o19-249) Table 1: Human Health Effects at Various **Hydrogen Sulfide Concentrations in Air E)O urs 1�4bge ash, , �`{ �raitm d r � �i-.,rv-����-"'m,...y. nS. llSR) 1:1I1 ax± ...,. m .,., Headaches, dizziness, restlessness, breathlessness, in- _ 0.0005-0,01 (( Odor threshold (ATSDR 1999; McGavran 2001 ( 0.01-0.6 Increased eye symptoms ATSDR 1999 (see appendix B) i. Increases in nausea .:—:.. '_._.... .. ......_.._,. Aerias 2005; IVHHN 2005 Increased headache, mental symptoms, diseases of nervous system and sense organs 2.0 ':, Bronchial constriction in asthmatic individuals WHO 2003; ATSDR 1999 5.0 9... .._:. _ .. i Increased eye complaints WHO 2003 ( Mild respiratory, cardiovascular, musculoskeletal, and metabolic ATSDR 1999 (see Appendix BB) I changes I 3.6-21 I Eye irritation FWHO 2003 20 Fatigue, loss of appetite, headache, irritability, poor memory, diz- WHO 2003 ziness ATSDR 1999 Irritation of mucous membranes 100 (Olfactory paralysis ATSDR 1999 >560 i Re story distress WHO 2003 700 ; Death WHO 2003 Table 2: Human Health Effects at Various PERCENTAGES of **Carbon Dioxide Concentrations in Air 2to3% 5%a 7.5% Table 3: Human Health Effects at Various PERCENTAGES of **Methane Concentrations in Air breathing and pulse rate are increased, with slight muscular incoordination emotional upsets, abnormal fatigue from exertion, disturbed respiration 6-10% ; Headaches, dizziness, restlessness, breathlessness, I increased heart rate and blood pressure, visual dis- tortion <6% Impaired hearing, nausea, vomiting, loss of con- sciousness Canadian Centre for Occupational Health & Safety **Note: information on this Tech Note was gathered for quick reference, for up to date information you will need to follow links or search online. Air Filtration Systems, Corp. 6208 Grizzly Gorge Street, Las Vegas, NV. 89130-7208 12-1148 Phone 702-313-2060 - Fax 702-446-5216 - Web www.afslasvegas.com - E -Mail mailOafslasvegas.com 1 _ ------ --._—._..--- i Shortness of breath, deep breathing Odor threshold Aerias 2005; IVHHN 2005 Breathing becomes heavy, sweating, pulse quickens Aerias 2005; IVHHN 2005 Headaches, dizziness, restlessness, breathlessness, in- _ Aerias 2005; IVHHN 2005 creased rate and blood pressure, visual distortion Im aired hearing, nausea vomiting, 1 p ' g ,vomiting, loss of consciousness Aerias 2005; IVHHN 2005 .�.....,..__:. '..' ... ._.,.....,,_,.,.. _,.___. .. ........ ............ ..... .. ._ ... __-. ( Coma, convulsions, death i .:—:.. '_._.... .. ......_.._,. Aerias 2005; IVHHN 2005 2to3% 5%a 7.5% Table 3: Human Health Effects at Various PERCENTAGES of **Methane Concentrations in Air breathing and pulse rate are increased, with slight muscular incoordination emotional upsets, abnormal fatigue from exertion, disturbed respiration 6-10% ; Headaches, dizziness, restlessness, breathlessness, I increased heart rate and blood pressure, visual dis- tortion <6% Impaired hearing, nausea, vomiting, loss of con- sciousness Canadian Centre for Occupational Health & Safety **Note: information on this Tech Note was gathered for quick reference, for up to date information you will need to follow links or search online. Air Filtration Systems, Corp. 6208 Grizzly Gorge Street, Las Vegas, NV. 89130-7208 12-1148 Phone 702-313-2060 - Fax 702-446-5216 - Web www.afslasvegas.com - E -Mail mailOafslasvegas.com Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Protect Mariner's Mile <protectmarinersmile@gmail.com> Sent: Thursday, February 11, 202110:42 AM To: Rodriguez, Clarivel <CRodriguez@newportbeachca.gov> Subject: Re: John Wayne Park Views [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Clarivel, Please note that these emails are all in reference to the project referred to as the 2510 PCH Project that will be heard on February 18th. Thank you, Protect Mariner's Mile On Thu, Feb 11, 2021 at 9:46 AM Rodriguez, Clarivel <CRodriguezCcDnewportbeachca.gov> wrote: Good morning, Thank you for your emails. We will include them as additional materials. Are all the emails, coming from this email address, related to the 2510 West Coast Highway Mixed Use (PA2019-249) project? Thank you, CLARIVEL RODRIGUEZ Community Development Department Assistant to the Community Development Director crodriguez(@neUortbeachca. goo 949-644-3232 -Newport, ogether. From: Protect Mariner's Mile<protectmarinersmile(@gmail.com> Sent: Thursday, February 11, 20219:33 AM To: Planning Commissioners<PlanningCommissioners(@newportbeachca.gov> Subject: John Wayne Park Views [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I4ary Bard Local Guide .57 ravlews - 64 photos .:, ri 2 months ago FantowUr,7 NIQ..._ Fanlasrk, yep. -41 LOL A tine little haven kx4pted right off the road. le it a f411-Qn "rO NQ ... npt t]y any Wanderd. la it a nye small opot Io stop at with your rQW and your elgniBpant Q&er W enjoy a random lunch? Ure is! Take a wa&. hare. take a drive. it's a kil ler Iiltle spot to Spend some time at. II's not amazing. insane. or anythrkj� eo sPPadacWar -taut aI the same time, that's OUCIty" ifs gr gent. A nice little Ipgl haven, $njoy iti 1dF Like 12-1149 Rudys � Local Guideuide-413 reviews 18,221 photos .. .: -::A* 2yeam ago Really cool place to park send some smalls as are many parka In this area, The memorial Is pretty 0001.1 didn't take the- Ikdown as Itappasrs It leads to John Wayne'a Ys htwhlch I adll haven't round! I take a lot of these roads b steer away from the congestion at times on the PCH. �, "'". Maslow lip 1 IS Jake Be"" e ez Local Guidd e - 160 mviews - 103 photos ***** 7monthsago Love this spot. Never knew it was here anal a friend moved close by. Not a big park but very Goal spot to hang out, layout, have lunch or dinner 8 watch the sunset. Its usually busy during the days with folks laying out, having lunch, hanging Out for a sunset, etc. Theres a parking lot too but also street parking, so IYe never had problems parking here. Amoogst other small parks in this area, this one of the smaller parks, maybe not best for larger groups but great for smaller groups & deriu kely one or the better sunset -pads. l6 Like rdan 8 reviews 8 reviews - 11 phvtvs k*** 5monthsago Great views. Pedeotforsocially distanced picnics. Great parking. Omk Paul N Local Guide • 336 reviews • 5,383 photos iCiCiCi�* a month ago Always enjoyable to have a bite to eat and watch the sunset [Jr Like Carla tar 31 31 reviews a week iar,o Nice place to sit & have lunch 16 %e Lisa Hernandez Low IGuid0-55roviows 4,010 photos A * * * * a month ago Lovely place to sit and relax or have a picnic with Handal [` Like Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) 9 LoocacaIG � Guide • 97 reviews 4 months ago Best view in the city, its calm and usually has about 5 cars. & Like fin klm Loral Guide - 339 revhrvra - 938 photoa ***** 8montnsago It Is tiny park, but has the view. If you are nearby and can't And no table for lunch, go here. You won't regret. li Like AIM Ellzabeth Molds t 51 reviews5 photos ' * * * * * 4 months ago eeaubful little perk with o sweet can view! Nice place to come and experience some peace and quiet. and even a quent aunsat plcknlc...... lir Like 12-1150 0 Tarry Palcm6o 28 reviews - 20 photos *-k*** a year ago Great site for photo opportunity �.� 3Jared Williams 36 reviews -19 photos irir*** 3monthsago Beautiful view and great spot to watch the sunset. ti Like Justin Hills Local Guide • 62 reviews • 40 photos * * ** * 2 months ago Great View. Good stairs to train on. fi Like CELIA GONZALES Local Guide - 92 reviews • 10 photos *k*** ayearago Cool place to relax without the crowds Rlp"7 WV7 Diana Van Stralen �0 Local Guide, 228 reviews • 175 photos a year ago Nice 1111:11a park with a gres t view. Bayle Elriksann 4 reviews • 6 pWos **** * 2 months ago Fresh air this morning in Newport Beach Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) Big D Local Guide - 344 reviews - 139 photos 7 months ago Great park with great viewsl KIM Shmerllnkfu Local G u[de • 76 reviews - 34 photos * * * * * 7 months ago I Cove John Wayne and his parkl CJ 0 Adam L acts 45 reviews - 28 photos ***** 8 months ago Beautiful place --amazing views 12-1151 Ankle Cx Loea1 Ciulde 31 reviews-fi0 phoeos ***** ItY—gp 1 W,$ M h444n "O n NO..W DW.Ar It%4 0,brk44! PCH $ ft COMf. ThW* ird WN* oChdott •l nWL 1ra + y peaoeful and is even more bowArtul it the dafi'r I Tracy Halphide Local Guide - 48 reviews • 48 photos �k�k�k�kr 8 months ago Beautiful view with great parking. Swe Gapin � Local Guide n reviews, 5 photos ***** ayear age Found this hidden gem while trying to find a ligle green space while I waited for my daughter who had an appointment on 1711. Agreat place to take in the view and pause from the hecuc rooming. Cheolk Gout 0 ICirrl A 83 reviews • 18 photos * * * * * 8 months ago Great seelal distancing park, nJ Orr 11 reviews 6 months ago Wonderful view. 40 N11cttA81 ForrlArttl*z t.xal Guide - 28 reviews • 1 t photos **'w ** Gmonthsago Mums view Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) c]henk Local Guide - 6 rOvipvrS - 82 photos *#*** a year ago Great view after walking 90 slairs- Phil Draeltiman 71 reviews * *Kik * * t 0 months ago Great Harbor and Ocean views. AI dash ` Local Guide � 47 reviews ***** ayearago Fun stop to walk dog and view Newport Bay sailboats. 12-1152 14 Loamy Redford Ok Local Guide 29 reviews ****# a year agn The truth sets it all right The Tree Man itOars Salk Local Cufde • 40 reviews • 24 photos ***** eyeara+go 5xcellent place to watch the sun set. Miahaal Fame ndez LOCSI Guide • 26 reviews - 11 photos W- ***** 6 months ago Asome view OkJ Jars Local Guide - 70 reviews - 58 prlotos * * * K a year ago Relax and Inhale the fresh airl David i(ofler 5 reviews - ayear agc Great picnic spot with an amazing view of the back bays, peninsula, and coast! Grant Levy 4r—ewa ',k*** ayear ago There in a beautiful view o1 the inlet here at the park You can see the boats smiling in sand out. Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) 4) Jaden Haworth 16 rovlevwS - 43 photos * `ak `ak `ak * a }ear $go Great view over thn river 41 Padre Oe Peon Local Gulde -111 ravlewa ***** syearago Beautiful view of the sunset... Perfect place to have a season with a Breezy fo sheM ... Great for a plonlc ... Julen Ruiz de Samanlego Local Guide � 237 reviews � 8,643 photos r44 r44 r44 r44 5 months ago Nice park 12-1153 00john Cleveland .3Local Guide -138 reviews ,105 photos : 5 months ago Beautiful IQTROYAiU1.AY Local Guide • 160 reviews • 954 photos * * * * * 8 months ag o Wonderful place Dawe Alvarez Local Guide - 286 reviews - 86 photos **** ayear ago Aloe place to oome too. cyan lucas Local Guide • 42 reviews • 4,097 photos ***** 3yearsago Killer view and great plaoe to fly drone Jeff Moore Local Gulde - 39 raviaws • 28 photo s ***** ayoarago Absolutely gorgeous overlook of the beach sban- 830 m 87O vis" ***** 3years ego SomefimaB In Iiia When you step hack youll see the whole picture. This Wry park has one of the hest views of Newport Beach's Lido Isle, Balboa Peninsula, PCH, and the Pacific Ocean in one shot. Newly renamed on May 26, 2017, John Wayne Parc gives you the perspective you need. Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) 0 Math Lease Local Gulde, 32 revles • 19 photos * * * * * 2yearsago Very peaceful with a beautiful vlew Tanya Lorlmore 18 revI- we • 7 photos * * * * * a year ago aitching a coffee & a vlawl 0 Roberta Purves 6 reviews * * * * * 7 months ago Great Park 12-1154 41 Brad Martin Local Guide - 115 reviews - 243 photos * 2 years ago John Wayne one of my Heroes... Good Citizen Local Guide - 9 reviews - 121 photos ***** 2 years ago Good 4 drones Briyana Herbert Local Gulde, 12 revlews - 6 photos 5 months ago 0Frankie ehavezio Local Guide - 15 reviews - 13 photos ***** 4 weeks ago Mark Ellerslsk 4 reviews * * * * * 2 years ago Amazing view of the harborlll Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) Bob Irish Local Guide • 14 reviews - 87 photos ** 11 months ago Join Barrett 2 reviews **** 2 years ago ,hese Juarez Local Guide - 28 reviews -9 photos 7k7k*** 5 months ago 12-1155 Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) Alex F-lier Jon Par+y 9 reviewsUla Srngfey reviews •0 17 photDs i 0 �_ � * * * * * 3yearsago qW ***** a year ege *** ayear ago ft 0 Christi WebbNay Local 0UIda • 2T reviews • 3 photos h;ttrll WEvsn Q NNW @ Ceray Local {wide • 254 reviews • 143 photos k�k�k�k�k ayearago 'kyiif3k ayear ago ***** 5months ago Jesus fiquaroa Justin Wollmann o 30 photos Bryce f=dmonBson 6 reviews - 3 photos LoCSI Guide - 224 reviows - 113 pholos * � years aga ENO *>+k*** 2 months ago ***** 2 years ago 12-1156 Elizabeth Luiz Local Guide • 63 reviews - 710 photos ***** 2 months ago Atex Barbachkov 16 reviews ***** 2 weeks ago Emill-o Rodriguez Local Gulde - i reviow ***** 11 months ago 0 + Albert Mendibles 5 reviews ***** 5monthsago Lucia Cavalie V11 trocal Guide- 50 reviews - 146 photos ***** a'year ago P— Tammy Oadr3 6 Local Guide - 45 reviews - I photo ***** 2 years ago Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) Craig Oberlin 43 reviews - 55 photos ***** 6 months ago 19 John Boston >ic * * * * 2 years ago Howard Beare 1 review * * * * * 8 Months ago 12-1157 Jairo Bernal Oc#aviano 102 reviews • 5 photos * * * * * a mantel ag o Vince Smith Local Guide -115reviews - 2,18 photos ***** a year ag❑ Ylriplrilla Jaimes 7 review * * * * 7 months ago Kalov palfares Local Guide • 8 reviews • 15 photos * * * * * a year ego 40 Ernesto Hernandez-Novich Local Guide - 44 reviews • 192 photos ***** 2 years ago 0 1r*iad a Davalos 3 reviews - 30 photos ***** 4daysago Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) (9 Ryne Jennings ***** a year ago .adl $A }fiS Local Guide - 10 reviews • 30 photos Mamelo Machado 1 review 7k7k*** a year ago 12-1158 Amber Lynn Johnson to Local Guide - 4 reviews • 8 photos ***** 2 years ago Loretta Cairponter 34 reviews **.* fit * a -year ago Dario Villa 1 review *** 2 years ago Ryan Lucas Local Guide • 16 reviews - 142 photos ***** 2 years ago 4 mi Jayadev Reza r Local G u A a - 34 reviews - 624 photos * * * * * 4 months ago 0 Tramall Davis 1 review ***** agearnnn Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) InJoke "I'll"LMI 0096 • too rol*" • 100 51,01.03 Ak Ak* 7.9nft W Love lhle spot. Never Io1ow A v so hme urdll a friend m0wd sb3e by. Neta blp park wl "*w spot la" wt. wgwi, hm o Iunmt mdlV"r h wotrrhiho aunHl, in ueuoly busy during the darswAh folks toying out having Iwwk henging twtior a wnevt. V4. Thor" a ppklrq of foo but doe aml perW". w I4v newr had prvtrtmna perkkV hen. Aff"stoftr smal pbka In Ihls area. thin ano of the srMIW parks, maybe not boil IV larger Stoups b.t gront fw —11w grwp3 d def ndely ane ohne honor—satparka. Ann lshe Takher Locat tjide - 29 reviews • 56 photos 7 months aga 1w Mary lino I.ocol Oulde -116 rovicws - 3 photos 2 yours ago 12-1159 41 Annie GaLrloht Local Guide - 78 reviews 37 photos ***** 2yearsaga Ahidden gem of Newport Beadd The park aff Cliff Cravedooks PCH & the boats in Newport Bay. It has met to just it and unwind and maybe even catch a sunset! There is plenty of parking as ell if you dont want to get -I of the car. Since the parking spots face the Bay you get the same gorgeous view in your rayl Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249) 12-1160 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Protect Mariner"s Mile To: Planning Commissioners Subject: Beautiful Views Date: Tuesday, February 16, 20218:04:50 AM Attachments: Screen Shot 2021-02-11 at 9.36.34 AM.pna [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. 0 Doug Steckman Local Guide - 207 reviews - 1,386 photos * * * * * 6 months ago Fantastic View from here. Nice vantage point to include in a bike nide (which I am d throug#i the neighborhood, The surrounding houses have many great architectural interested in gathering ideas or simply enjoy the stylings of others. In either case tr worthwhile add to your journey. 16 Like Joel Carlson Local Guide 195 reviews - 25 photos it * * 4 months ago Truly a lovely place just to come and sit and look at the view. ti Lite Shoran Morns 5 reviews a months ago The view is fantastic. Everyone was following social distancing. very enjoyable and relaxing - Viking Day Trip Local Guide - 162 reviews - 99 photos 2 years ago One of the best panoramic views of Newport beach and the harbor! 0Annie Gabricht 10 Local Guide - 76 reviews 37 photos Maurice Samuels Virtual Tours Local Guide 84 reviews 3,028 photos 2 years ago beth huff � Local Guide 42 reviews • 7 photos ***** 8monthsago Beautiful viewl 2 years ago A hidden gem of Newport Beach! The park off Cliff Dr overlooks PCH & the boats in Newport Bay. It has a some benches to just sit and unwind and maybe even catch a sunset! There is plenty of parking as well if you don'twant to get out of the car. Since the parking spots face the Bay you get the same gorgeous view in your car! oscar avatar 2 reviews • 4 photos * * * * * s year ago 12-1161 Memorandum Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) COMMUNITY DEVELOPMENT DEPARTMENT 100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment To: Planning Commission From: Matt Schneider, Principal Planner Date: February 17, 2021 Re: 2510 West Coast Highway Mixed Use Project (PA2019-249) Attached please find an updated page of the draft resolution for 2510 West Coast Highway Mixed Use Project (PA2019-249). The average daily trips referenced in the CEQA Section on handwritten page 19 has been revised to 295 daily trips versus the 294 trips that was cited in the previous draft resolution. The draft resolution page is in redline format to highlight the change. In response to a comment received, staff wishes to clarify that while the project is located in the Coastal Zone, final action on the Coastal Development Permit is not subject to appeal to the California Coastal Commission due to the site location. Action taken by the Planning Commission will become final and effective fourteen (14) days following a final action on the application unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code. A fee is required to appeal any final action on a Coastal Development Permit to the City Council. Finally, please find attached updated landscape plans that have been provided by the applicant to reflect additional landscape improvements (grass and paver style driveway, green wall, etc.) that have been incorporated into the project since the prior January 21, 2021, hearing. 12-1162 Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) 12-1163 Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission Resolution No. PC2021-001 Page 11 of 42 spaces. However, the City's vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City's vehicle sales overstate the actual parking demands. Similarly, the City's Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate. A comparison of the three reference parking demand rates suggests an average parking rate of one (1) space per every 1,656 square feet, with a peak parking rate of one (1) space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of thirteen (13) spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a 30 -space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, and comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. Chapter 15.40 (Traffic Phasing Ordinance) of the Municipal Code requires a traffic study to be prepared and findings be made prior to issuance of building permits if a proposed project will generate in excess of 300 average daily trips (ADT). Per Traffic Phasing Ordinance (TPO) trip generation procedures, the project will generated Deleted: 294 daily trips. Since the project would generate less than 300 average daily trips, a TPO traffic impact analysis is not required for the project. A Noise Impact Analysis was prepared for the Project on July 28, 2020, consistent with applicable City of Newport Beach noise standards and the CEQA Guidelines. It concluded that the Project would not create any sources of noise that would exceed thresholds. The primary source of traffic noise for the future onsite residents will be Coast Highway. Noise levels are not expected to exceed 64 dBA CNEL at the building fagade, which is less than the City's 65 dBA CNEL exterior noise compatibility criteria for residential mixed-use. Project -related stationary -source noise levels would result from air conditioning units, the trash enclosure, roof deck activities and vehicle movements. The closest sensitive receptor to the site is an existing outdoor play area approximately twenty- three (23) feet east of the site. Stationary -source noise levels will be below applicable standards of 55 dBA Leq during daytime hours and 50 dBA Leq during nighttime hours at all nearby sensitive receptor locations. During construction, the Project would generate noise and vibration. For construction noise, the Noise Impact Analysis uses a threshold of 85 dBA Leq since the City does not have a construction noise threshold. With the planned 8 to 16 -foot high temporary noise barrier during demolition, site preparation and grading, the 12-1164 Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) 12-1165 Ir 77*1 J Planning Commission - February 18, 2021 �Additional Materials Received - STAFF i 2510 w xed Use Project (PA2019-249$ Sp/4CE_ 2510 W. COAST HWY LLC INVESTMENT PARTNERS MIXED-USE DEVELOPMENT LANDSCAPEIMAGERY L-1 02.08.21 0166 LEVEL 2 COURTYARD • see sheet L-4 LEVEL 3 ROOFTOP • see sheet L-4 GROUND LEVEL • see sheet L-3 EXISTING AUTO SHOWROOM Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) Sp/4CE_ 2510 W. COAST HWY LLC INVESTMENT PARTNERS MIXED-USE DEVELOPMENT EXISTING COMMERCIAL PRESCHOOL LANDSCAPE SCHEMATIC PLAN L-2 0' 16' 32' 64' I 02.08.21 M167 WEST EDGEEAST EDGE • green screen with F • green screen with evergreen vine evergreen vine EXISTING AUTO r SHOWROOM 0 _ �� IIIIIIIII I Cn \�. v BOUTIQUE AUTO - • COAST HIGHWAY STREETSCAPE V SHOWROOM per mariners' mile revitalization master plan • (3) proposed washingtonia filibusta palms (12 ft BTH) in tree grate • background hedge � a ENTRY DRIVE • linear concrete pavers • enhance landscaping a PL • matching height palms EXISTING COMMERCIAL PRESCHOOL ISI � ISI — II Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) ENTRY DRIVE • permeable pavers • green wall • loading areas SP/4cE- 2510 W. COAST HWY LLC GROUND LEVEL L-3 01 16' 32' 64' 02.08.21 INVESTMENT PARTNERS MIXED-USE DEVELOPMENT LANDSCAPE PLAN / 0168 r — — — — — — — — — SEE ENLARGEMENT L-5 I I - - - - - - - - - - - - - - - - - - - - - - - - - - - I I � I l 0 k 1 — — — — — — — — — — — — — — — — — — — — — — I BOUTIQUE AUT SHOWROOM BELOW �w Ips I' Ii I '� j I� , � tp rkI',I�Lll�_�-I IN 1 k 1 VIIIIII J ui`IIII. I r_�ll��,i i�III L I N IJ� 'C, L yIJ .I.U�J r 1 I� I L, �� IIJJ 1 � Lll'f SII I �LI1.� I � SP E_ 2510 W. COAST HWY LLC INVESTMENT PARTNERS MIXED-USE DEVELOPMENT LEVEL 2 AND 3 LANDSCAPE PLAN I LEVEL 3 i LEVEL 2 .I mi ,� I is II Moll II `i ■ Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) COURTYARD • enlarged private patios • wood screens and gates • lush landscaping L-4 0' 81 18' 32' _) 02.08.21 �rt,; �i� ������r►E ��►1►�����������i�ll�li��1m Ilanrr rlin ► l►r 1�ir�►ML-Ju ►nlln► `rr �lrrm �I 0 k 1 — — — — — — — — — — — — — — — — — — — — — — I BOUTIQUE AUT SHOWROOM BELOW �w Ips I' Ii I '� j I� , � tp rkI',I�Lll�_�-I IN 1 k 1 VIIIIII J ui`IIII. I r_�ll��,i i�III L I N IJ� 'C, L yIJ .I.U�J r 1 I� I L, �� IIJJ 1 � Lll'f SII I �LI1.� I � SP E_ 2510 W. COAST HWY LLC INVESTMENT PARTNERS MIXED-USE DEVELOPMENT LEVEL 2 AND 3 LANDSCAPE PLAN I LEVEL 3 i LEVEL 2 .I mi ,� I is II Moll II `i ■ Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) COURTYARD • enlarged private patios • wood screens and gates • lush landscaping L-4 0' 81 18' 32' _) 02.08.21 FIRESIDE LOUNGE • firepit lounge furniture • pottery Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) SP/4cE- INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 3 ENLARGEMENT L-5 0 4 s 16 02.08.21 0170 Sp/4CE_ 2510 W. COAST HWY LLC INVESTMENT PARTNERS MIXED-USE DEVELOPMENT �L l �1 1 l �—j 177 ir l LANDSCAPE MAINTENANCE NOTE: WATER EFFICIENT LANDSCAPING NOTE: ALL LANDSCAPING TO BE MAINTAINED BY PROPERTY MANAGEMENT COMPANY. THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE THESE PLANTS ARE WATER CONSERVING and USED FOR THEIR DEEP ROOT SYSTEMS WATER: BOTANICAL NAME COMMON NAME SIZE WUCOLS 1. THE IRRIGATION SYSTEM SHALL MEET THE REQUIREMENTS OF THE CITY OF LIMITED USE AREA (Line of Sight) NOTE: NEWPORTBEACH LANDSCAPE GUIDELINES FOR WATER EFFICIENT LANDSCAPES. ALL TREE BRANCHES TO BE TRIMMED TO e' HIGH ABOVE FINISH GRADE. 2. THE ESTIMATED APPLIED WATER USE ALLOWED FOR THE LANDSCAPE AREA SHALL ALL SHRUBS WITHIN LIMITED USE AREA TO BE MAINTAINED AT 2C HIGH MAXIMUM. NOT EXCEED THE MAWA CALCULATION. LANDSCAPE DOCUMENTATION NOTE: Mul6-Trunk AGAVEAMERICANA CITY of NEWPORT BEACH NOTES: A LANDSCAPE DOCUMENTATION PACKAGE BY THE PROJECT APPLICANT IS REQUIRED TO BE ARCHONTOPHOENIX CUNNINGHAMIANA SUBMITTED TO THE CITY OF NEWPORT BEACH PURSUANT TO SECTION 2.1 OF THE WATER 3I3' BOX EFFICIENCY ORDINANCE STANDARDS. 1. ROOF GARDENS AND LANDSCAPED ROOFS SHALL COMPLY WITH THE LANDSCAPEAREA EXCEEDS 2,500 SF AND IB SUBJECT TO N.B.M.C. 14.17 'WATER EFFICIENT LANDSCAPE ORDINANCE REQUIREMENTS OF THE CALIFORNIA BUILDING CODE (CBC)AND THE CFC. • LANDSCAPE PLANS AND WATER USE CALCULATIONS PREPARED BY A PROFESSIONAL LICENSED MEDIUM LANDSCAPE ARCHITECT IN THE STATE OF CALIFORNIA 2. STREETSCAPE PER THE MARINERS'MILE REVITALIZATION MASTER PLAN LANDSCAPE NOTES AND PLANT PALETTE L-6 Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF 2510 West Coast Highway Mixed Use Project (PA2019-249) PROPOSED PLANT PALETTE: ALL PLANTS ARE CAL -IPC NON-INVASIVE and WUCOLS MEDIUM/LOW WATER CONSUMPTIVE (REGION 3 -SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED GROWING CONDITIONS. THESE PLANTS ARE WATER CONSERVING and USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL and MINIMIZES EROSION IMPACTS. BOTANICAL NAME COMMON NAME SIZE WUCOLS TREES: • ARBUTUS. MARINA HYBRIDSTRAWBERRY 24°BO% MEDIUM AEONIUM 5GAL Mul6-Trunk AGAVEAMERICANA CENTURY PLANT 15 GAL ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM 3I3' BOX MEDIUM LOW ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM Mul5-Trunk 24^BOX MEDIUM HESPERALOE PARVIFLORA RED YUCCA 5GAL VERY LOW HETEROMELESARBUTIFOLIA • MAGNOLIAG.-LITTLEGEM' MAGNOLIA 24"BOX MEDIUM 1SGAL LOW Lax Bran& PINK MUHLY 5GAL • OLEA SWAN HILL' FRUITLESS OLNE 36"BOX MEDIUM WESTRINGIA FLORIBUNDA COAST ROSEMARY Multi -Trunk LOW IRRIGATION HYDROZONE 2: MEDIUM / LOW TRANSITION PLANTING AREAS: DRACAENA DRACO DRAGON TREE BTSOX LOW ALOE BAINSII TREEALOE 24 -BOX LOW ALOE STRIATA STREET TREES at West Coast Highway: 5GAL LOW AIR UTUS'COMPACTA DWARF STRAWBERR 5GAL S� WASHINGTONIAFILIBUSTA WASHINGTON" HYBRID 12'BTH LOW CALUSTEMON'LIT TLE JOHN' DWARF CALLISTEMON 5GAL LOW CAREX DIWLSA BOTANICALNAME COMMON NAME SIZE WUCOLS SHRUBS: IRRIGATION HYDROZONE 1: LOW WATER CONSERVING PLANTING AREA: ECHEVERIAGIAUCA HENS &CHICKS 1GAL LOW ECHEVERIAPEACOCKII PEACOCKECHEVERIA 5GAL LOW AEONIUM ARBOREUM'SCHWARZKOPF AEONIUM 5GAL LOW AGAVEAMERICANA CENTURY PLANT 15 GAL LOW ALOE STRIATA CORAL ALOE 5GAL LOW DASYLIRION WHEELER DESERT SPOON 15 GAL LOW HESPERALOE PARVIFLORA RED YUCCA 5GAL VERY LOW HETEROMELESARBUTIFOLIA TOYON 15GAL LOW KALANCHOE BEHARENSIS FELT PLANT 1SGAL LOW MUHLENBURGIA CAPILLARIS PINK MUHLY 5GAL LOW SENECIO MANDRALISCAE SENECIO 1GAL LOW WESTRINGIA FLORIBUNDA COAST ROSEMARY 5GAL LOW IRRIGATION HYDROZONE 2: MEDIUM / LOW TRANSITION PLANTING AREAS: AEONIUM'URBICUM'SALAD BOWL AEONIUM 5GAL LOW ALOE BAINSII TREEALOE 24 -BOX LOW ALOE STRIATA CORAL ALOE 5GAL LOW AIR UTUS'COMPACTA DWARF STRAWBERR 5GAL LOW BOUGAINVILLEAROSENKA SHRUB BOUGAINVILLE k 5GAL. LOW CALUSTEMON'LIT TLE JOHN' DWARF CALLISTEMON 5GAL LOW CAREX DIWLSA BERKELEY SEDGE 5GAL. MEDIUM CHONDROPETALUYWELEPHANTINUM' LARGE CAPE RUSH 5GAL. LOW DIANELL4 REVOLUTA LITTLE REV SEAL LOW DRACAENA DRACO DRAGON TREE 24'BOX LOW FESTUCAMAIREI ATLAS FESCUE 1GAL LOW FESTUCA OVINA GLAUCA BLUE FESCUE 5GAL LOW LOMADRA LONGIFOLR'BREEZE' SPINY -HEADED MAT RUSH 5GAL. MEDIUM ROSMARINUS PROSTRATUS DWARF ROSEMARY 5GAL. LOW SALVIACLEVELANDII CA BLUE SAGE 5GAL LOW TEUCRIUM CHAMAEDRYS GERMANDER 5GAL LOW IRRIGATION HYDROZONE 3: MEDIUM / LOW ENHANCED SHRUBS: AGAVE ATTENUATA'NOVA FOXTAIL AGAVE 15 GAL LOW ALYOGYNE HUEGEUI BLUE HIBISCUS 15 GAL LOW ASPARAGUS DENSIPLORUS'MYERSII' MYERASPARAGUS 5GAL. LOW BOUGAINVILLEA'LAJOWI' BOUGAINVILLEA 5GAL. MEDIUM CARISSA M.'HORIZONTALIS' NATAL PLUM 5GAL. MEDIUM CRASSULA OVATA JADE PLANT 15 GAL. LOW FURCRACEA FOETIDA'MEDIOPICTA' MAURMUS HEMP 15 GAL. LOW PHORMIUM HYBRIDS NEW ZEALAND FLAX 5GAL. LOW PITTOSPORUM G'COMPACTUM' PITTOSPORUM 5GAL. MEDIUM PITTOSPORUM T. 'GOLF BALL' 'GOLF BALL' KOHUHU 5GAL. MEDIUM PRUNUS ILICIFOLIA SPP. LYONII CATALINACHERRY 24 -BOX VERYLOW 02.08.21 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Norm Beres To: Planning Commissioners; Dept - City Council Cc: Norm Beres; Colleen Rafferty Subject: 2510 PCH Project Date: Thursday, February 11, 20215:58:53 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. February 11, 2021 Chairman Weigand and Honorable Planning Commissioners, This letter is in regard to the development being referred to as the 2510 PCH project, which will incorporate 35 apartment rentals and a luxury car dealership, that will back-up into Avon Alley. After my wife and I attended the February planning commission meeting via Zoom and the Feb. 2nd Developer/Community meeting, we remain very troubled by a number of things. It appears that the planning commission, from our perspective, has failed to perform their due diligence for the citizens of Newport Beach and its local neighborhoods which would be affected by this project. The planning commission has failed to evaluate the potential impacts of this project, as well as, future projects by the same developer to the existing local neighborhoods. This project in its current state has failed to take into consideration: -the impact on local air quality above these projects from sewer gas released by the proposed apartment rentals, -traffic congestion and safety impacts from the increase of 60+ automobiles on Avon Alley, Tustin Drive, Coast Highway, Riverside and Cliff Drives, -associated increase in noise from all of the above. We understand that various standard studies are not required by the State of CA since 3 of the proposed units will be low income housing; however, this does in no way prevent the Newport Beach Planning Commission from executing their due diligence to ensure the safety and well being of its citizens who may be impacted by this and future developments. Secondarily, John Wayne Park which is adjacent to our property is a local community park which overlooks Newport Harbor and is a local treasure for families and guests of Newport Heights to enjoy afternoon views of the boats in the harbor as well as our beautiful sunsets. During the annual Christmas Boat Parade, people come from all over to watch Newport Beach's Christmas parade. The proposed project will no longer provide that enjoyment of the 12-1172 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) harbor as it will elimate most of the view of the harbor by its proposed 35 foot roofline. We believe that it is the responsibility of the planning commissioners and the City of Newport Beach to protect this piece of land and it's public view, now and for future generations. We respectfully request that the 2510 PCH Project be postponed until: - the planning commission can complete their due diligence and studies with regard to the above topics, - review the results of these studies and their impacts with the affected local residents, - have an opportunity for the local residents and the applicant to study and resolve any cumulative impacts of the 2510 PCH project. This did not happen at the Feb. 2nd Community/Developer meeting. The call focused on the developer providing a summary of his project and did not address the communty's concerns or their input. Thank you for your consideration, Norman Beres and Colleen Rafferty 5 Park Place Newport Beach, CA92663 12-1173 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Sean McDonald To: Planning Commissioners Subject: 2510 PCH Date: Friday, February 12, 2021 10:41:46 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To the Planning Commission of Newport Beach, My name is Sean McDonald, and I live at 229 Ocean View Ave, Newport Beach CA 92663. I have major concerns about the development project at 2510 PCH. Both Tustin Ave and Ocean View ave are already used as throughways for a ton of traffic on PCH up into the heights- this development would ensure countless more cars zipping up and down Tustin - simply put, it is NOT safe. The safety of the area, especially for kids, is in jeopardy due to this proposed project. Im implore the City of Newport Beach to understand the following impacts this project will have: • Major increase in traffic and safety for the area (especially for kids). • The project does NOT blend with the community- its high density and requested height variance is unsightly and uncharacteristic for the neighborhood, not only ruining the views from John Wayne park but also the surrounding Homes. It is simply the developers trying to squeeze as many people into their development to make as much money as possible with zero regard for the community. • This will impact West coast highway, John wayne park, and Newport Bay. • Lasting impact on the marine industry- which we all know has been a staple of our community. Quite simply, the Planning Commision needs to slow down and take the necessary steps to understand this project and its impact before moving forward; what is decided here today will echo through the rest of mariners mile. It is imperative that the project undergo an environmental review and a more comprehensive traffic study. Sincerely, Sean McDonald (949)351-7113 229 Ocean View Ave Newport Beach CA 9263 12-1174 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Protect Mariner"s Mile To: Weigand, Erik; Koetting. Peter; Lowrey, Lee; Ellmore. Curtis; Klaustermeier. Sarah; Kleiman. Lauren; Rosene. Mark Cc: Avery, Brad; 0"Neill, William; Dixon. Diane; Duffield. Duffy; Muldoon, Kevin; Brenner Jov; Blom, Noah; Juriis. Seimone; Campbell, Jim; Nova, Makana; Rodriguez, Clarivel; Leung, Grace Subject: Postpone Planning Commission Hearing - 2510 W. Coast Hwy (PA2019-249) Date: Friday, February 12, 2021 10:45:57 AM Attachments: PMM February 12, 2021 Letter, Plannina Commision Hearuina 2182021.odf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commission, The February 18, 2021, Planning Commission Hearing should be postponed until the City's Community Development Department holds a public outreach workshop to inform and educate community stakeholders about 2510 West Pacific Coast Highway. Considering the scope and significance of this proposed high density project, a request was made to the City's Community Development Department to host a public outreach workshop prior to the February 18, Planning Commission Meeting. The purpose of the meeting would be to explain land use controls, staff's findings and recommendations, and to answer questions from the public. The City has denied the request for a public outreach meeting. Community stakeholders are asking the City to reconsider and schedule a 2510 W. Coast Hwy (PA2019-249) community outreach workshop to lay out this proposal so we can study and understand how everything ties together. This will allow stakeholders to provide their informed perspectives to the Planning Commission. The Future of Mariners' Mile will be determined within the framework of the interdependent actions of the Developers, City Staff, Planning Commission, City Council, Caltrans, business and property owners, local merchants, and residents. Our community is stronger together, especially when Stakeholders, Developers, and the City work together to support each other based upon a common consensus, understanding, and purpose. Community stakeholders are asking the City to lay out all the Mariner's Mile proposed and pending development projects together so we can study and understand how everything ties together. The destiny of Mariner's Mile must be determined within a comprehensive framework and development plan, not cut up into pieces that when combined may adversely impact our quality of life. Working together, let's get it right—the city, the developers, and the stakeholders. I request the enclosed letter be placed in the official record and a formal acknowledgement that the City received the attached letter dated February 12, 2021. Kindest regards, James F Carlson President The Coalition to Protect Mariners Mile 12-1175 The Coalition to Protect Mariner's Mile Newport Beach, California Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Working together, let's imagine the possibilities to build a coastal city for people to enjoy now and in the future. February 12, 2021 City of Newport Beach Planning Commission 100 Civic Drive Newport Beach, California 92660 Dear Commissars, Mariner's Mile is an indispensable seaside center linking the Peninsula, Lido Island, Lido Marina Village, Mariner's Mile, Balboa Island, and Corona del Mar villages and neighborhoods. Its significance and impact must not be undervalued. Scenic corridor views along Mariner's Mile cannot be taken for granted. The full scope of all foreseeable development project proposals along Mariner's Mile must meet Coastal Commission, community and environmental requirements before approval. Working together, let's get it right—the city, the developers, and the stakeholders. The Future of Mariners' Mile will be determined within the framework of the interdependent actions of the Developers, City Staff, Planning Commission, City Council, Caltrans, business and property owners, local merchants, and residents. Our community is stronger together, especially when Stakeholders, Developers, and the City work together to support each other based upon a common consensus, understanding, and purpose. Community stakeholders are asking the City to lay out all the Mariner's Mile proposed and pending development projects together so we can study and understand how everything ties together. The September 18, 2021, Planning Commission Hearing should be postponed until the City's Community Development Department holds a public outreach workshop meeting to inform and educate community stakeholders about 2510 W. Coast Hwy (PA2019-249). This will allow stakeholders to provide their informed perspectives to the Planning Commission. Will the City Deliver Transparency, Good Faith, and Public Outreach? Mariner's Mile property owners, business owners and the abutting residential communities of Newport Heights/Cliff Haven, Bayshores and Lido Island desire to learn and be informed about the scope, design, benefits and impacts pertaining to this and all the foreseeable development projects along Mariner's Mile. Community stakeholders have asked the City to explain land use controls, staff's findings, and answer stakeholder's questions prior the the September 18th Planning Commission Hearing. The community is asking the City to lay out the project so we can study and understand how Respect, Protect, and Preserve the Residential, Commercial and Environmental Qualities of Our Bayside Town 12-1176 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) everything proposed ties together. However, the City's Community Development Department has denied residents' request to outreach to community stakeholders in a public meeting to provide the details of their analysis and impending recommendation to the Planing Commission. The February 2, 2021, community outreach Zoom meeting with the applicant team to discuss proposed mixed use development at 2510 W. Coast Hwy (PA2019-249) was a positive step and provided an the project's scope and design. Yet, too many stakeholders on the Zoom meeting were disappointed. They requested information pertaining to traffic and safety concerns regarding Avon and Tustin Avenues, and the property's access when entering and leaving the premises on West Pacific Coast Highway. Also, insights into the nearby foreseeable development projects along Mariner's Mile were not presented. This piecemeal approach to the rollout of the projects does not address substantial community concerns expressed during this Zoom meeting. Nor did the Zoom meeting present a Vision for Mariner's Mile. In addition to 2510 W. Coast Hwy (PA2019-249,) there are several proposed or pending nearby family related development companies proposing projects. These include Newport Village and Back Bay Landing. The cumulative land use for all these developments represents over one-third of Mariner's Mile and will forever determine the future destiny of this scenic corridor. Accordingly, all community stakeholders desire to learn and understand the full scope, size, significance, accumulated impacts and mitigation associated with all nearby foreseeable projects. This will also assure that the intent of the Greenlight Initiative and City's General Plan vision, goals and objectives will be achieved and will hopefully prevent a long-lasting adverse impact. Several unanswered questions that must be addressed for the 2510 W. Coast Hwy (PA2019-249) project, as well all nearby proposed and pending projects along Mariner's Mile are below: • How will the proposed and pending projects change the character and charm of Mariner's Mile and Newport Beach? • Are we at risk of losing our scenic corridor, the key element that connects Newport Beach's iconic villages? Will it forever disallow the majority of residents and tourists to enjoy this scenic coastal location due to the desires of a few people who are invested in high density development projects? • What are the benefits and impacts on the Mariner's Mile Ecosystem, including quality of life, health, safety, and traffic? What wii be the cost to the residents in order to provide City services? How will police and fire be impacted? • Are the variances and allowances given to the developer too high a consideration when comparing the full benefits and full impact of 2510 W. Coast Hwy (PA2019-249)? Is the 2510 W. Coast Hwy (PA2019-249) project including three low rent apartments too high a price to pay? The Collation to Protect Mariner's Mile (PMM) represents approximately 1,200 Newport Beach residents and stakeholders . We are involved with Mariner's Mile and the protection of this 1.3 stretch nd along West Pacific Coast Highway. We envision transforming Mariner's Mile into a thriving and sustainable coastal gateway destination in the City of Newport where residents and visitors can work, play, dine, and shop in a relaxing and friendly environment. Our guiding principle is "Enhance Our Community's Quality of Life and Do No Harm." PMM is pro -development and supports projects that are compatible with the abutting residential communities of Newport Heights/Cliff Haven, Bayshores, and Lido Island. Lido Marina Village is an excellent example of what is possible. Your Neighbor, James F Carlson President Collation to Protect Mariners Mile Respect, Protect, and Preserve the Residential, Commercial and Environmental Qualities of Our Bayside Town 12-1177 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: JILL S AYRES To: Planning Commissioners Subject: 2510 Project Date: Friday, February 12, 2021 1:10:13 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chairman Weigand and Honorable Planning Commissioners This letter is in regards to the development referred to as 2510 PCH project, the first mixed used development on the inland side of Pacific Coast Hwy within Mariner's Mile. While I appreciate the developer and his team hosting a Zoom meeting for interested people to discuss their project, they were unable to answer a few questions pertaining to air conditioning units on the roof, methane gas emissions that speaks to unhealthy air quality and traffic impacts on the intersection Tustin Avenue and Avon Alley. Also their request for a height variance which will irrevocably impact John Wayne Park forever. I was under the impression that protecting public views from our parks was written into our General Plan. My request is that you vote to postpone approval of this project as is. It would be beneficial to our community to be able to learn more about how it will impact the traffic and SAFETY of the children that use Tustin Ave and Riverside Avenue as they travel from the east side of Newport to the west side crossing PCH. With this new mixed use concept in a commercial area, it behooves our Community Planning Department to slow down a bit and present ALL of the facts. Please don't forget that Newport Heights was built in the 1900's and does not have the infrastructure to support this type of ingress egress that this project combined with Newport Village will bring. 3 major schools and 3400 kids that travel either in cars with their parents, high school drivers, skateboards and bikes. This is a unique area. Honest traffic study needs to be conducted. Lastly, don't we have a Local Coastal Program that is tasked with protecting this area? The proposed height and density will wipe out any view of the natural occurring land bluff that is suppose to be visible from the water for water enthusiasts to enjoy as writtten in our California Coastal Commission. Thank you for your time and consideration. Warmly, Jill Ayres Newport Heights Sent from my iPad 12-1178 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: charlene murphv To: Planning Commissioners; Dept - City Council Subject: Postpone Planning Commission on 2510 W Coast Hwy Date: Friday, February 12, 2021 1:23:37 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We are requesting that the Planning Commission & City Council postpone the February 18, 2021 hearing on 2510 W. Coast Hwy )PA2019-249) until community stakeholders can study and understand how everything ties together. We are expressing our concern and our expectations that the the City Council and Planning Commission will recognize our concern and honor the community requests to postpone the meeting. Rick & Charlene Murphy 2442 Vista Dr Newport Beach 12-1179 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Peggy Palmer To: Planning Commissioners Cc: Dept - City Council Subject: 2510 PCH - Project Date: Friday, February 12, 2021 1:30:12 PM Attachments: MCPldocx.docx [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear City, Please include my letter and photos for the upcoming Planning Commission meeting on February 18, 2021. Thank you, Michael Palmer Newport Beach 12-1180 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received Michael Palmer 2510 West Coast Highway Mixed Use Project (PA2019-249) February 12, 2021 Chairman Erik Weigand and Planning Commissioners, Subject: 2510 PCH Project As a resident in Newport Heights and Cliff Haven for more than 65 years, I realize that growth is inevitable and the residents look forward to reasonable and responsible growth; however, the 2510 PCH project is neither. The City of Newport Beach has a playbook for Mariner's Mile, referred to as The Mariner's Mike Strategic Vision and Frame Work: https://www.newportbeachca.gov/PLN/MAP_DOCUMENTS/DESIGN_GUIDELIN ES/Ma riners_Mile_Vision_Design.pdf This document specifically outlines the intersections of Tustin and Riverside and describes them as important activity "nodes" along Mariner's Mile. The document further suggests, promoting a strong pedestrian orientation and encourages a cohesive retail center promoting local -serving tenants, (upscale market, cafes and specialty retail). The 2510 PCH Project is 35 apartments and a car showroom. Further more, a traffic analysis must be completed to examine the severity of the impacts to this area. These are photos that were taken yesterday of Tustin and Avon alleyway. At this time, I am requesting that the Planning Commission allow the applicant and the City to vet the issues of concerns with the residents. These are apartments will have a rooftop deck with the closest amenities being liquor market, a racecar dealership and a child day-care center. This is a disproportionate project does not appear to add any value to the surrounding communities of Bayshores, Lido Isle, Newport Heights and Cliff Haven. The applicant has not clearly explained the rooftop mechanical equipment, nor what this means to the additional proposed height of 35 feet. There has been no study of sound measurements etc.; this project requires further discussion and evaluation. As the 2510 PCH is the precursor to the larger Newport Village Project. In closing, let's create a project that everyone can enjoy which is compatible to the surrounding communities, enhancing safety, while creating no harm. Michael Palmer Newport Beach 12-1181 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) The following are exhibits from February 11, 2021 12-1182 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Photo Two: Entering Avon Alley, the incoming car must pullover to allow my vehicle through the area: 12-1183 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Photo Three: Driving North on goo Block of Tustin Avenue: 12-1184 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Photo Four: Heading North on Tustin met with "Head to Head" Gridlock: 12-1185 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: JACKIE GLASS To: Dept - City Council; Planning Commissioners Subject: Mariner"s Mile Development Date: Friday, February 12, 20216:41:42 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Attention: City Council, Planning Commission I'm writing to request postponement of the 2/18/21 hearing of 2510 W. Coast Hwy PA2019-249 until the community can study the full extent of the development proposals for Mariner's Mile. This proposal alone has quite a few issues of concern such as: parking (reduced because of 3 low income units) - affects residential and commercial use ingress and egress from PCH residential recycle not at the site private views not protected commercial use could be converted traffic safety concerns for Riverside Ave, Tustin Ave., Avon St. The community is concerned and needs to know what is planned. thank you, Jacquelyn Glass Bayshores 12-1186 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: MICKEY HARTLING To: Plannina Commissioners Subject: Mariner's Mile Planning meeting February 18, 2021 Date: Saturday, February 13, 20217:40:46 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I strongly recommend that this meeting be postponed until a number of questions can be answered regarding the development plan proposed by the Developer.... Mickey Harding Real Estate Broker Homeowner & Orange County Commercial Property owner. Sent from my iPhone 12-1187 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Hayley Ayres To: Planning Commissioners; Dept - City Council Subject: Height Variance - Newport Heights Date: Saturday, February 13, 2021 12:34:50 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Planning Commissioners, I am concerned with the height variance being requested underneath John Wayne Park. It seems as though not much has been taken into consideration and overall safety is being ignored. I strongly urge you to review my below points and truly think about its impact. 1. The project will result in significant traffic and safety impacts 2. The project view will impact from West Coast Highway, John Wayne Park and Newport Bay 3. The project does not blend with the community 4. The project will negatively impact the marine industry 5. The project should undergo environmental review 6. The community needs time to understand the effect this and other planned projects will have on the Mariner's Mile Thank you, Hayley Ayres McDonald 949.903.9408 hayley.ayres c&gmail.com 12-1188 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Ellie Perkins To: DDe t - City Council; Planning Commissioners Subject: Slow down planning process for high-density / multi -unit housing Date: Saturday, February 13, 2021 12:58:49 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi, As a resident of Newport Beach, I would like to ask if you could please slow down the planning process for high density development and multi unit housing development around Mariner's Mile. I am particularly writing about the newer 2510 west coast highway project (PA2019-249) - it looks like it has already gone through one PC hearing and there's another one scheduled for Feb -18. Seems like this is moving too fast without a lot of visibility to residents or open community meetings to clarify the development and address any concerns. Thank you, Ellie Perkins 12-1189 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Denny To: Plannina Commissioners Subject: FW: Delay the vote Date: Sunday, February 14, 2021 11:34:22 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To: <eweigand@newportbeachca.gov> Subject: FW: Delay the vote Subject: Delay the vote On the Mariner's Mile as there are too many unanswered questions from residents regarding traffic, hazardous materials, etc. To go ahead and just build when we have tried to be so careful is myopic. Denise Newcomer 12-1190 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Robert Weiner To: Planning Commissioners Subject: 2510 PCH Date: Sunday, February 14, 2021 11:47:30 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please provide parking and traffic impact details associated with this project PRIOR and your remedies PRIOR to any votes or decisions. Thank you, Robert Weiner 410 Kings Road NB 92663 Sent from my iPhone 12-1191 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Jeanne Fobes To: Plannina Commissioners Subject: 2510 PCH - Mariners Mile Project Date: Sunday, February 14, 2021 12:18:40 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. TO: Newport Beach Planning Commissioners I am more than disappointed that the Planning Commission is going ahead with this project on Mariners Mile without answering the questions of residents whose lives will be negatively impacted. And no doubt whose property values will also be negatively impacted!! It is incumbent upon you, if you actually take your responsibilities seriously, to delay this deplorable project until our objections have been aired and satisfied. Where is a Specific Plan for this area --we have been asking for this for years! This stretch of Mariners Mile is already hazardous! Where is a meaningful traffic study? This plan to just BUILD MORE DEVELOPMENT ---just add another lane ---is unacceptable! Where is your traffic planning? Inform us more clearly!!! Answer our questions!!! BEFORE ANY VOTE IS TAKEN!!! This is important to us residents!!!!! Please respond. Jeanne Fobes 12-1192 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Greaory Cox To: Plannina Commissioners Subject: Why do we bother electing you if you only are going to bow to developers? Date: Sunday, February 14, 2021 1:23:42 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Why do we bother electing you if you only are going to bow to developers? "The City never followed through with a process and result for a Specific Plan for this area, even though we had a number of residents pressing for this analysis and lookahead for a number of years. The parking, but even more significant is the ingress/egress issue. This stretch of Mariners Mile is already hazardous, and a meaningful look at traffic management needs to occur as part of any project. The City's approach to just Build More Development, and maybe another Lane, is unrealistic. We need some skilled traffic planning from both Developers , and the City. Use of one-way accesses and exits is key." Best, Gregory Gregory Pierre Cox Vice President of Development and External Relations I Pacific Symphony t: (714) 876-2398 1 m: (310) 882-8259 1 e: GCoxQPacificSymphony. orq Charlie and Ling Zhang Center for Musical Arts and Education 17620 Fitch, Suite 100 1 Irvine, CA 92614 Reception: (714) 755-5788 1 Tickets: (714) 755-5799 PacificSymphony.ora I facebook I instagram I twitter 1youtube u 12-1193 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Sharon To: Plannina Commissioners Subject: Mariner"s Mile Date: Sunday, February 14, 20212:47:31 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Our family is very concerned about the safety of the current plans. Traffic accidents along the Mariner's Mile stretch appear excessive. We frequently hear crashes and see flashing police lights on a frequent basis. It would be good to see an accident analysis and how the proposed development will effect safety. In addition, we have the periodic scent of methane in our bathroom. We have consulted plumbers and have been told it is from the sewers. We would also like to see an analysis of the methane issues that effect our area. Thank you for your consideration. Sent from Mail for Windows 10 12-1194 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: penny bauer To: Planning Commissioners; Dept - City Council Subject: 2510 PCH project Date: Sunday, February 14, 2021 7:11:13 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Newport Beach Planning Commissioners and City Council members, First off, may I say thank you for taking the time to read this letter in regard's to the proposed 2510 PCH project. As a long time resident of Newport Beach, I have concerns about this proposed project and therefore cannot support it. I feel there are many aspects of the project that will negatively affect our families and our community. To start, there will be a significant increase in traffic, which brings up safety concerns that go along with this. I have seen first hand, an increase in cars (many of them speeding) on Tustin Ave and Cliff drive, trying to take a short cut, or bypass PCH traffic. This has led to numerous accidents and many near -accidents in our Newport Heights neighborhood, and this problem would only be compounded if this project goes through. As a mother and physician, I also have safety concerns given the increased traffic this project would bring, for the many children who need to ride their bikes to get to our local schools, including Newport Heights Elementary, Ensign Intermediate and NHHS. Secondly, this project will negatively impact the views from the public parks in the area, including John Wayne Park and Cliff Drive Park. Both visitors to our city and residents enjoy these public parks for the beautiful views of the Newport Bay and Pacific Ocean, which would only be impeded by this project. Additionally, I am all for progress and beautifying the Mariners Mile area but this project does not fit, or blend with, the aesthetics of our community. I believe this project should undergo a traffic, parking and environmental review, before any decision is made regarding it. Sincerely, Penelope Kent Bauer MD 12-1195 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: charlene murohv To: Plannina Commissioners Subject: Marriner"s Mile development Date: Monday, February 15, 2021 10:01:13 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We ask the Planning Commission to direct the City Staff to inform the community more clearly and answer our questions on the Mariner's Mile project before any vote is taken on Feb 18th. We have MANY concerns and expect transparency and information from city officials. Rick and Charlene Murphy 2552 Vista Dr 12-1196 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Annie Clougherty To: Planning Commissioners; Dept - City Council Subject: Mariners Mile Project Date: Monday, February 15, 2021 11:25:20 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi, I want to strongly OPPOSE the project being discussed on February 18th at Mariners Mile. It will cause more traffic, noise and strongly affect the property values on nearby Cliff Drive and Kings Road and the views from the parks. We do not want any more traffic and I am strongly opposed as a nearby resident. Annie Clougherty Annie Clougherty About me 949-375-3037 www.annieclougherty.com 12-1197 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Martha Earlabauah To: Plannina Commissioners Subject: 2510 PCH Project Date: Monday, February 15, 2021 12:11:49 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. February 12, 2021 Chairman Erik Weigand and Planning Commissioners, Subject: 2510 PCH Project As a resident of Newport Heights and Cliff Haven for many years, and a visitor to the area for many years before becoming a resident, I am writing to you today with a request that the Planning Commission postpone voting on this project on February 18, and allow the City and the Applicant time to vet the issues of concerns with the residents. I I listened to the Zoom call when the attorney for the applicant laid out the proposed project, and took questions and comments from those on the call. The attorney was not able to answer many questions about this impact of the project, and below is a list of some of the concerns voiced during the call. There are several aspects of the proposed project that can create a dangerous situation for people living in the area, or those driving on Coast Highway. 1. The project will result in significant traffic and safety impacts. In addition to the regular heavy flow of traffic, there are 4,300 students in the 3 schools in the area, and 1,500 junior lifeguards cross Coast Highway every summer to get to camp. 2. The project does not blend with the community. The Mariner's Mile Strategic Vision and Framework already exists. This document specifically outlines the intersections of Tustin and Riverside and describes them as important activity "nodes" along Mariner's mile. The 2510 PCH Project is 35 apartments and a car showroom. This is in direct opposition to what has already been identified for this area ---strong pedestrian orientation and a cohesive retail center promoting local -serving tenants, specifically upscale makers, cafes and specialty retail. 3. The additional proposed height of 35 feel will impact views from West Coast Highway, John Wayne Park, and Newport Bay. Additionally, there were many 12-1198 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) questions posed to which the attorney was not able to answer. 4. There are obvious significant impacts of this project, and it should undergo environmental review. For the success of the marine industry and the future of Mariner's Mile, it's essential that this project and any others proposed are compatible to the surrounding communities, enhance safety, while benefiting existing businesses and restaurants. Martha G. Earlabaugh Newport Beach 12-1199 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Protect Mariner"s Mile To: Planning Commissioners; Dept - City Council Subject: 2510 PCH Project - Hearing: February 18th, 2021 Date: Monday, February 15, 2021 12:52:48 PM Attachments: image.ma Screen Shot 2021-02-15 at 12.41.26 PM.p_na Petition to Protect Mariner"s M names 2021-02-12.xlsx [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Working together, let's imagine the possibilities to build a coastal city for people to enjoy now and in the future. February 15, 2021 City of Newport Beach Planning Commission 100 Civic Drive Newport Beach, California 92660 Dear Commissioners, Re: 2510 PCH Project With respect to the applicant's Zoom outreach meeting on February 2, 2012 and the comments concerning view simulations from John Wayne and Cliff Drive Park, we have yet to see any simulations from these "public park views". Yes, we have seen simulations of your architecture and site plan, but no simulations have been presented from each of the affected parks(s). The Department of Transportation, (Caltrans), manages the State Scenic Highway Program. In 1963, the State Legislature established the California Scenic Highway Program through Senate Bill 1467 (Farr). The bill declared, "The development of scenic highways will not only add to the pleasure of the residents of this State, but will also play an important role in encouraging the growth, recreation and tourist industries upon which the economy of many areas of this State depend." Senate Bill 1467 added Sections 260 through 263to the Streets and Highway Code. In these statutes the State Proclaims intent to: "establish the State's responsibility for protection and enhancement of California's natural scenic beauty by identifying those portions of the State highway system which, together with adjacent corridors, require special conservation treatment." (Scenic corridors consist of land that is visible from, adjacent to, and outside the highway right-of-way, and consists primarily of scenic and natural features. Topography, vegetation, viewing distance, and/or jurisdictional lines determine the corridor boundaries.) Existing law provides Caltrans with full possession and control of all State Highways. This legislation places the Scenic Highway Program under the stewardship Caltrans. The legislation further declares the intent of the State to assign responsibility for the regulation of land use and development 12-1200 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) along scenic highways to the appropriate State and local governmental agencies This area along Pacific Coast Highway referred to as Mariner's Mile is an eligible scenic corridor under the existing laws and is protected by the California Scenic Highway Program. Furthermore, the John Wayne Park and Cliff Drive Park with view vistas along Mariner's Mile would be considered a violation of the Department of Transportation, under Title VI of the Civil Rights Act of 1964; whereas, "No person in the United States shall on the ground race, color or national origin, be excluded from participation in, be denied the benefits, or be subjected to discrimination under any program or activity. Related federal statutes and state law further those protections to include sex, disability, religion, sexual orientation, and age." Both the John Wayne Park and Cliff Drive Park are used for recreation and celebrations by all people, the parks are offered as free recreational areas for those who may not be able to afford activities involving the marina or beaches, these people will be deprived of these pleasures forever. The 2510 PCH project has not taken into consideration the Environmental Justice or the fair treatment and meaningful involvement of all people regardless of race, color, national origin or income with respect to the development of environmental laws, regulations and policies. At this time, we are requesting that further evaluation and notification of the 2510 PCH should be conducted by Caltrans, prior to any approval of the project, as Mariner's Mile is designated a "Coastal View Road" per Newport's Local Coastal Program, Man 4-3 of the Coastal Land Use Plan. The California Coastal Commission, in approving Newport's CLUP, has certified and designated this scenic corridor. At this time, we have more than 1,200 signatures requesting that the applicant further work with the Community and Newport Beach City Staff to study the 2510 PCH Project and its cumulative impacts. The Coalition to Protect Mariner's Mile cc: Cal Trans Department of Transportation Newport Beach City Council Newport Beach Planning Commission 9&Mw is a beforeerrd t�fttr �rtJstss�rr�vlatfon, 12-1201 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) First Name Last Name Zip Code First Name I Last Name Zip Code First Name Last Name Zip Code Michael Mullin 92663 Robin Canright 92660 Steve Waldock 92627 Diana Lugo 92663 Norma Edelhauser 92663 Muaer Brandon 92663 Nancy Kreft 91784 Gordon Ensign 92660 Roger Fam 92663 Lacy Robertson 92663 Fran Fagen 92663 Gordon Wanlass 92660 Linda Helfrich 92663 amy manser 92660 Robert Clarke 92663 Melanie Donner 92663 Valerie Kelley 92663 John Fast 92649 Nathan Castro 92663 John Schram 92625 Steve Mader 92621 Penelope Bauer 92663 Alexandra Gardiner 92663 Judd Ben Jacob 92663 Eddie Palmer 92663 Dru Vanderburg 92663 Drew Peterson 92663 misty thorne 92663 Jeannette Wistner 92663 Victor Jacobs 92627 Karly Brown 92663 Constance Esposito 92663 John Roberts 93514 Glenn Madokoro 92663 Jessy Rath 92663 Charlie Dobson 92627 TIM MOULTRUP 92663 Glenn Baker 92663 Brian Carr 92625 Brian Moultrup 92663 Dennis Howell 92663 Chris Newcombe 92649 Carson Erika 92663 Jon Krapivkin 92627 Rawol Parson 92660 Jeffrey S Cohen 92663 Carolyn Slayback 92663 Patrick Freeman 92651 Bill Dunlap 92663 Jerry Grice 92663 Sherlene Abdelnour 92660 Holly Geraets 92663 Drew Lorentzen 92663 Tyler Minney 92663 Tara Melenick 92660 Deborah Lorentzen 92663 Ted Cook 92663 Lindsey Galey 92627 Tracy Rath 92663 George Hilkema 92661 Kathy Shaw 92663 Fred Behr 92625 Cliff Decker 90740 Krysten Mattox 92663 Lynn Buman 92663 Larry McBrion 92677 Alan Wiesner 92663 Simon Wilson 92663 Melanie McBride 92677 Laurel Littlefield 92663 Erika Fitzgerald 92627 Patricia Thompson 92661 Lisa Daly 92660 Luanne Baker 92663 Robert Sleshenger 92661 Diane Heimstaedt 92663 Robert Wendell 92663 Glenn Chadwick 92604 Regina Freiberg 92660 Sandy Zareades 92627 Richelle Collins 90602 Carolyn I Carr 92662 Robert Wendall 92663 Douglas Thompson 92661 Jenieve Badajoz 92663 John Bahadorani 92663 Norm MacLeon 92677 BARBARA TRUJILLO 92626 Ethan Yalvac 92603 Peter Van Hamerssveld 92683 Richard Newman 92660 Teresa Pomeroy 92663 William Hollingsworth 92629 Marianne Kalisch 92627 Mike Pomeroy 92663 Mike Hayden 92663 Paula Crawford 92660 Eleanor Rebard 92663 Paul Brinkman 92663 Peter Thorne 92663 Corinne Spence 92663 Ted Disberry 92843 Hayley Renwick 92659 Collette Spence 92663 William Mosley 92660 Lynn Friedman 92663 Kristin Baker 92663 Stephan Bachman 92844 Jo Barrett 92663 Janet Hange 92663 Eva Krishr 92661 Nathaniel Mulhern 92663 Larry Want 92663 Miles Clarke 92661 Joanne Baker 92663 Doug Regard 92663 Dan Rossen 92663 chris Harano 92663 Carter Robinson 92663 Erick Sharrow 92622 Edward Davenport 92663 Mary Zollman 92663 Yannick Gweggan 92708 Suzanne Forster 92663 Elsie Rutan 92663 Linda Karagines 92886 Mark Jordan 92663 Barbara Name 92662 Wendy Hawkins 92627 Deborah Duggan 92663 Linda Rutan 92626 Diane Moseley 92627 James Parker 92660 Edward D'eliscu 92663 Kathy Dimeo 92663 Kathi Misterly 92660 Ned mccune 92663 Dena Bailey 92660 Jodi Bole 92662 Robert Rutan 92626 David Nuvarrete 92840 Alice Brewer 92663 Suzanne Reinhart 92662 Anthony Horvath 92663 Annie Adams 92663 nancy patrick 92663 Mike Alexander 92663 Harry Barton 92663 Kurt Dietel 92625 Betty Demmer 92663 Max Feuerberg 92663 Dana Dietel 92625 Joseph Greengiatt 92780 Beverly Moosmann 92660 Connie Ensign 92660 Hector Sanucci 92627 Matt Streiff 92663 ryan johnson 92660 Garret Licon 92627 Carrie Williams 92660 Lisa Burford 92627 Richard Huff 92663 Emily Norton 92660 Lauren Buiza 92660 Steven Weiner 92866 Peter McCourt 91101 Virginia Barrett 92660 Dustin Hogue 90244 Jennifer Kelsey 90068 Joy Starlof 92627 David Hart 90915 Barbara Wall 92663 James Boran 92663 Thomas Tupman 92663 12-1202 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) First Name Last Name Zip Code First Name I Last Name Zip Code First Name Last Name Zip Code Denise Schnitzer 92677 Sabrina Krusic 92663 Cole Kinder 92663 Diana Long 92663 Peter Krusic 92663 Doramary Bartolic 92660 Robert Long 92663 Diane Byers 92663 Al Bartolic 92660 Susanne Henderson 92660 Hans Larsen 92663 Sean Ward 92663 John OBrien 92663 Lana Larsen 92663 Adam Kinder 92663 Amanda Ebright 92650 George Minney 92663 Elizabeth Ward 92663 Amy Williams 92663 Aram Scary 92663 Gary Poon 92663 amy von der ahe 92660 Robert Mcvicker 92647 Sean Walsh 92663 Rani Braun 92660 Travis White 92663 James Ward 92663 Marcia Marlowe 92660 Dale Williams 92663 Sally Roberts 92663 Thomas Kinder 92663 Susan riddle 92663 Laurie Smith 92663 heidi perreault 92660 Marilyn Riddle 92663 Paul Slayback 92663 Allison Mckibbin 92660 Monica Boran 92663 Tim Bauer 92663 Carole Stanley 92660 Al Beaudette 92663 Erin Kinder 92663 Andrea Martin 92660 Kim Beaudette 92663 Xavier Trevino 92663 alison osborne 92660 Greg Poindexter 92627 Richard Dorn 92661 sean casey 92660 Todd Bousman 92627 Mary Lisenbee 92663 Theodore Li 92660 Kim Stobart 92663 Caroline Woodruff 92663 Mike Henderson 92660 Natasha Beavin 92663 Rob Schacht 92663 lisa Ii 92660 Haley Ayres III 92663 Nancy Scarbrough 92663 Elizabeth Stake 92660 Dennis Sigalos 92663 Jeff Reuter 92663 Melissa Meehan 92660 Bruce Ayres III 92663 Alice Blair 92660 James Reynolds 92660 Willis Longyear 92663 Gale Baljeu 92663 lisa casey 92660 Judith Longyear 92663 Doug Rugg 92627 allison root 92661 Linda Shaw 92660 Janet Reuter 92663 Barry Lynn Friedberg 92625 John Noonan 92660 Kristin Higman 92663 Alan Ebright 92663 Susan Noonan 92660 Norman Beres 92663 Kim Avery 92662 Ellen Rieder 92625 Michaele Hall 92660 Rebecca Bethell 92663 Jean Blankenship 92625 Nancy Lewis92663 92663 Katie Cook 92663 Bryan Kerns 92663 Debi Bibb 92663 Juli Hayden 92663 Andrea Donegan 92649 J. Fisher 92663 Lisa Brennan 92663 Kenneth Tratar 92663 robert Lear 92663 Leslie Thompson 92663 David Henley 92663 Robin Chesnie 92663 J.D. Clougherty 92663 Ludie Henley 92663 Margo Misterly 92663 Annie Clougherty 92663 John Rutan 92663 Jenny Brosnan 92663 Stefanie Kristiansen 92627 Astrid Carlson 92663 Kathleen Cook 92663 Dennis & Marcia O'Hern 92663 Matthew Woodruff 92663 Lindsey Kent 92661 Karen Brutman 92663 Elizabeth Woodruff 92663 Brittany Phillips 92661 Michael Santillanes 92663 Bill Grout 92663 Janet Stemler 92663 Brad Dwan 92660 L. Younger Klippert 92663 Lori Boyle 92663 bob richey 92663 Jamie Klippert 92663 Nigel Stobart 92663 Dianne Wells 92660 Jake Easton 92625 Chris Britt 92663 Kathleen Seymour 92663 Emily Reynold 92627 Ginger Gainey 92663 Valerie Vogt 92663 Diane Jones 92660 Sandy Verkerk 92663 lesha Thomas 92663 Doug Hayes 92625 Amy Ogburn 92623 John Bauer 92663 Laurie Easton 92625 bill mccullough 92663 Lauren Roberts 92663 Nancy Turner 92663 Michael Smith 92625 Anastasia Svoboda 92660 Alyssa Bliss 92663 Gary Sokolich 92663 Holly Kincaid 92660 Fred Sendra 92626 Henry Schnepf 92663 Bruce Bartram 92663 Leanne Schafer 92663 Linda Schnepf 92663 Carol Rinderknecht 92662 Mike Lugo 92660 Susan Friend 92660 Kimberly Pitcher 92660 SD Shollroff 92657 Julie Hovnanian 92627 Cameron Thompson 92663 Alex Michaelson 92660 Ginette Barton 92663 Pilar Hayes 92663 Steve Michaelson 92660 Richard Berg 92663 Terrence Buckley 92663 Abby Michaelson 92660 Chris Deck 92663 Gretchen Savage 92660 Will Michaelson 92660 Brad Deck 92663 Hugh Brooks 92660 Dan Yah 92660 Gene Brooks 92663 Cyndi Gitibin 92660 melissa martino 92660 James Dobrott 92663 12-1203 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code elizabeth pratty 92663 Anne Yahn 92660 aarthi patel 92663 Cody Tyler 92627 elizabeth martino 92660 Murphy McCann 92663 Karen Balgie 92627 Edward Lyon 92663 gordon Jones 92611 Dee Williams 92663 Amy martino 92660 Deborah Smith 92663 Dana Kanne 92663 Kerry Finn 92660 Tony Darkhor 92663 Paula Castanon 92663 ethan Ayres III 92663 Dale Falasco 92663 Jackson Sanders 92663 Gillian Hogan 92663 Kelani Falasco 92663 Eric Sanders 92663 Mana Finn 92660 Christine Mathews 92663 Jeff Sanders 92663 Denine Kerns 92663 William Wunderlich 92663 Marian Perrin 92663 Don Ayres III 92663 Charles Klobe 92663 Gladys Salmonson 92662 Jeff Levine 92663 Bruce Cox 92663 Richard Salmonson 92662 Anthony Nolan 92663 Robert Barry 92663 Susan Ihrig 92663 Katherine Nolan 92663 Gary Shepherd 92649 Jennifer Irani 92663 Dalia Lugo 92660 eric dablaing 92660 Barbara Price 92663 Christian Delgado 92627 test test 92620 Jack Price 92663 Steven Vidal 92627 Carmen Ward 92663 Kimmett Seidenberg 92663 Casey Walters 92627 Kara lee Howell 92660 Wiliam Cool 92625 Joyce Ibbesta 92663 Blaine Bush 92662 Linda Daniels 92660 Miki Sholkoff 92657 Elizabeth Sabori 92625 Marjorie Sawyer 92625 Barbara Bain 92627 Greg Minoux 92662 Mary Vaught 92663 Brad Clancy 92660 Carol Minoux 92662 Regina Lesley 92663 Lorraine Allen 92663 Dara Kremer 92663 Karen Tuckerman 92660 Kali Mather 92660 Whitney Davies 92660 Esther Fine 92660 Rich Matter 92660 Ken Hubbard 92625 Lydia Sharp 92625 Alec Church 92627 M Sunlo 92660 Dennis Baker 92625 Scott Albrecht 92663 Rennette Crone 92625 Linda Stadler 92663 David Tingler 92627 Kathleen Mohr 92660 Tom Fredericks 92625 Matt Bays 92627 Joan Nichols 92662 Nancy Heaton 92625 Thomas Johnson 92660 Fran Munro 92660 Roger Schwenk 92663 Claudi Newlon 92662 Cynthia Houston 92662 Joan Schwenk 92663 Chris Morrell 92660 Len Jones 92625 Antonia Becerra 92663 Keith Griffith 92646 Ray Malz 92660 Isela Adams 92663 Colin Kelly 92657 Karen Colive 92662 Thomas Adams 92663 Karen Kelly 92657 Kathleen Jones 92627 Leslie Furman 92660 Gloria Pekala 92663 Judy Schmidt 92662 David Niederhaus 92663 Mary Kirst 92660 Charles Ward 92663 Sharon Niederhaus 92663 William Munsoz 92627 Elizabeth Braley -Lund 92627 Barbara Barry 92663 Karl Magger 92649 Eric Davies 92660 Theodore Barry 92663 Holly Friend 92705 Susan Bushel 92662 Keith Parker 92663 Vanessa Cordoza 92663 Steve Specht 92646 Ed Hart 92663 Jordan Cardoza 92663 Janice Nottoli 92662 Andrew Hart 92663 Michele Blake 92627 Donna Bromberg 92662 Jean Hart 92663 Karen Hedsrom 92603 Sue DuBois 37886 Karina Ayato 92660 Jeffrey Cereda 92663 Mary Beth Saucerman 92663 john redline 92660 Gina Cereda 92663 Scott Martin 92660 sandy watson 92660 Mary Maze 92649 James Kaplan 92660 Thomas Donoghue 92627 Cleda Plascencia 92627 Maureen Barker 92663 Donna Shockley 92663 Parker Reuter 92663 Mike Andrews 92661 Nancy Barfield 92663 James Turner 92663 Deena Nichols 92660 Chris MacDuff 92663 Carl Johnson 92663 Ann Parker 92627 Aspasia Zouras 92663 Marko DiDomenico 92663 Myron Bromberg 92662 Tom Baker 92663 Cheryl Meeker 92663 Dianne Redell 92649 Charles roudebush 92663 Georgia Johnson 92663 Julie Martin 92660 Edith Martin 92663 Donald Insley 92663 Peter Michalski 92603 George Barfield 92663 Patricia Insley 92663 Melinda Patton 92660 Jeff Yokoyama 92663 Susan Groux 92663 Audrey Rodriguez 92780 Colleen Yokoyama 92663 David Dunsmoor 92663 Bill Patton 92660 Coco Yokoyama 92627 Steve Byers 92663 Bill White 92625 12-1204 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) First Name Last Name Zip Code First Name I Last Name Zip Code First Name Last Name Zip Code Linda Lyon 92663 Stella Griffin 92646 Barbara Young 92662 Stacy McCullough 92659 Bruce Choate 92663 Ron Lawler 92662 Nathan Gould 92661 Katherine Choate 92663 Laurene Keane 92663 Christina Gould 92661 Riley Cereda 92663 Leland Strom 92627 Katelyn Fredette 92660 Jack Creed 92663 Richard Greenberg 92660 Douglas Zusman 92660 Molly Tomaseck 92663 Pam Sigband 92662 Rick Kenney 92663 Gina Covina 92627 Sheila Lasky 92660 John Storch 92661 Carla hastings 92625 Leslie Long 92663 Ken Buchanan 92625 Karen Clark 92625 Marilyn Salsbury 92625 Diane Buchanan 92660 Bruce Clark 92625 Greggory Goche 92662 Alexander Boullon 92660 Marilyn Vassos 92612 Nancy Grant 92662 Jack Massingill 92660 Angelo Vassos 92612 Alice Brownell 92662 Christopher Sheppard 92660 Cornelia Thuecan 92660 Karla Worsdell 92603 Linda Sheppard 92660 Martha Eserra 92660 Doug Grambush 92625 Winston Sheppard 92660 Nancy Hermansen 92625 Ann Guggsberg 92660 Robert Boullon 92660 Joan Crudgington 92660 Kevin Gaughan 92660 Nicky Bartolic 92660 Marshall Rally 92663 Rose Kottke 92625 Tony Bartolic 92660 Gregory Reed 92663 Ofra Beattie 92646 Auristela Penaloza 92625 Carolyn Reed 92663 Carlos Corrales 92627 Spencer Buchanan 92660 Sheila Melillo 92663 Jennifer Niles 92604 Joseph Blumenkrantz 92660 Bernie Feldman 92663 Harry Zant 92660 Susan Blumenkrantz 92660 David Braxton 92663 Robin Biggs 92660 Monica Bartolic 92625 Pauline Smith 92625 Tom Stewart 92662 Patrick Bartolic 92625 WENDY SCHMIDT 92663 David Geoffroy 92625 Christopher Bartolic 92625 Nancy Pedersen 92663 Judy Geoffroy 92625 Charles Massingill 92660 Clay Randall 92660 Dennis Bigge 92660 Jeanne Massinggill 92660 Kelly Randall 92619 Jennifer Irahi 92660 Joshua Disbirger 92660 Jo Carol Hunter 92660 Joseph Ciraulo 92660 Lauren Bartolic 92660 Shelby Herbel 92627 Carol Cinaulo 92660 Sheila Bartolic 92660 Boyd Peters 92663 Christine Gardiner 92663 Jim Krolopp 92660 Georgia Bradburne 92663 Haig Kirkeby 92663 Jeffrey Krolopp 92660 Brian Benoit 92660 Tom Carson 92663 Kathryn Krolopp 92660 Brenda Wilfert 92663 Robert Mooers 92663 Nili Desai -Stevens 92663 Marc Denoon 92627 Robert Williams 92663 S Jo Hayward 92663 Kevin Kelley 92663 Leslie Stopher 92663 Terry Tramblie 92663 Amy Denoon 92627 Christy Popper 92663 Ralph Inns 92663 Peggy McKennon 92625 Douglas Smith 92663 Vera' Smith 92663 Jean Zdrazil 92662 Steve Scherger 92627 Franklin Smith 92663 Screw You 92625 Marlys Braun 92663 Stephen Davenport 92663 Paul Anderson 92663 Gail Mooers 92663 Wendy Flotow 92663 Linda M Rice Doering 92663 Jeff Davison 92646 John Smith 92663 Galina Cohen92625 92625 Barbie Minyarp 92660 Don Rypinski 92660 Jason Finney 92663 Laura Booth 92662 Roger Sage 92625 Tim Stephens 92625 Gary Egloff 92662 Virginia Cassara 92625 Carmen Hinshaw 92663 Jan Egloff 92662 Kayvon Doodarzy 92663 Gail Dufour 92663 Julie Fox 92662 Marjaneh Doodaerzy 92663 Carol Martini 92660 Cynthia White 92625 Matt Vas 92661 Teri Lyn Caliouette 92662 Rena Scheeler 92660 brett craig 92663 Edie Barvin 92625 Melissa Davison 92663 Thomas Carson 92664 Charles Cassingham 92660 Martin Lasky 92662 Catherine Dickerson 92663 Eileen Carpenter 92663 Martha Unickel 92660 Denise Oglesby 92625 Page Kenyon 92626 John Selson 92662 Mike Zollaa 92663 Judith Gielow 92627 Lucia Nicolai 92663 Jacquelyn Glass 92663 Larry Mercer 92663 Jesse Spears 92660 Lauren Lohman 92660 Lincoln Chew 92663 Elizabeth Stockstill 92663 charline howell 92660 Joan Smith 92663 Paul Fruchbom 92625 Linda Ernst 92661 Parge Dittoe 92667 Sandy Schroder 92660 James Knost 92663 Robert Razo 92663 G. Pecchia 92625 12-1205 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) First Name Last Name Zip Code First Name Last Name I Zip Code First Name Last Name Zip Code Debbie Knost 92663 Dana Myerson 92660 Amy Smith 92662 Lucy Rawlins 92662 Preston Davey 92663 Susan Gage 92657 Anne BURger 92627 Brittany Morgan 92660 Diana Black 92660 kary fuller 92663 Heather Johnson 92869 C Peciler 92625 Nancy Sheffner 92663 Donna Shockly 92663 William Herrmand 92627 Terry Sanders 92663 Alma Vanasse 92660 Kili Beigeron 92617 Diana Miner 92663 Karen Swanson 92660 Alelex Spalix 92663 Sue Rawlings 92663 Arnold Frankenberger 92663 Gail Garceau 92662 Elizabeth Obel 92663 Katheryn Frankenberger 92663 Mary Schwalbe 92660 mary anna jeppe 92663 Jim Mosher 92660 Barbara Woods 92662 Fran Williams 92663 Tom Mooers 92663 Diane Peets 92662 Kimberly Jameson 92663 Angela Rezzano 92663 Lis Nielson 92660 Nancy Skinner 92660 Betty Parker 92627 Julie Wofford 92662 Peggy Palmer 92663 Christy Coleman 92663 Betty Jane Smith 92660 Walter Hollowell 92663 Mike Roch 92663 Lauri Glagovich 92683 M Gregory 92663 Blake Bauer 92663 Katherine Meermans 92661 Barry Ryan 92663 Micheal Gerth 92660 Laura Honig 92662 Candice Ryan 92663 Robyn Hubbard 92627 Dan Lavoie 92657 Marion Palanjian 92663 Barbara Reber 92625 Marjorie Jacobsen 92662 Bruce Trotter 92663 Jennifer McDonald 92660 George Williams 92646 John Rowe 92663 Katherine Jorgese 92660 Liberty Dickinson 92701 Trevor Gregory 92663 Sally Corngold 92660 Ashley Simpson 92662 Michael DelSigione 92663 Sheila Koff 92625 Roger Pechuls 92662 Georgia Hanck 92663 Suzanne Turner 92663 Wendy Blackband 92662 Alan Brutman 92663 Charles Turner 92663 Penny Lavoie 92657 Susan Vigil 92663 Marko Popovich 92660 David Sonke 92660 Gary Ritchie 92660 Reberta Schmidt 92661 Jennifer Sonic 92660 Brian Singer 92663 Eric Longabardi 92659 Mary Hendrick 92660 Marca Singer 92663 Elaine Lincoff 92661 Madison Vitarelli 92662 Matt Deringer 92663 Seychelle Cannes 92660 Janine Lehrer 92618 lisa gels 92663 Deborah Koken 92627 Patricia Vitarelli 92662 Carl Fuller 92663 Steve Ray 92800 Richard Rivett 92662 Donelda Dansby 92603 Melody McCullack 92663 Lauren Biggs 92662 Julie Wilson 92663 James McCullack 92663 Chris Long 92660 Greg Brown 92663 Jacob Morotti 92663 Doug Brownell 92662 Nicole Werner 92663 Gabriel Hernandez 92663 Mark Bleiweis 92660 Keith Doan 92673 Shelley GREW 92663 Kristi Mendrella 92663 Peggy Hoyt 92625 Ray Boggess 92663 Pamela Spears 92660 Vincent Morton 92625 Linsey Boggess 92663 Stacy Bleiweis 92660 William Aulbert 92660 Eddie Bairam 92663 Catherine Sloan 92660 Karen Cerwin 92660 Dennis Bress 92662 Nancy Cummings 92662 Paula Kerwin 92660 Susan Seely 92662 Charles Gilgin 92662 Scott Hughes 92660 Janice Gormley 92663 Dan McGurk 92657 Burt Golden 92660 Donald Harvey 92660 Joan McGurk 92663 Blanche Ceglio 92660 Claudette Buckley 92663 Michael Black 92663 Alex Slonicki 92612 Richard Frank 92663 Carolyn Shea 92661 Janine Ubink 92617 Sharon Wohl 92625 Lori Hellinger 92648 Caiquiao Duan 92612 Michael Pilsitz 92625 Marcia Gilpin 92662 Stephen Bramucci 92660 charlene murphy 92663 Robert Maerz 92663 Sharon DeFerier 92660 Eric Bathen 92663 Jennifer Deflaco 92663 Jeanne Hunter 92660 Justin Wilson 92663 Dorothy Linier 92660 Danny Breatchel 92660 Craig Borsari 92663 Anita Eisenman 92657 Rozanna Geil 92606 Taylor Borsari 92663 Nancy Becker 92663 Marykate Colad 90007 Glenn Walcott 92663 Raj Seal 92663 Anna Geil 92614 kathalleyne mccullough 92663 W.R. Dildine 92661 Teri Winton 92625 Jacinthe Paquette 92663 Lorraine Carson 92627 Sana Sadiq 92617 Jody Burnham 92663 Mitchell Sztpuzak 92627 Kathleen E Chester 92614 Eric Seidman 92660 Susanah Mitchell 92659 12-1206 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code Stacey Brown 92663 Karen Seidman 92660 Joan O'Tool 92663 Holland Osadche 92663 Morrie Nero 92663 Laurene O'Tool 92649 Pam Kessler 92660 Wanda Nero 92663 Kim Miller 92663 Carole Hill 92603 Anna Riddlesperger 92663 Roberta Lewis 92663 Carol Hardwick 92660 Pat Makris 92662 Joanne Snelgrove 92663 Christine Gartner 92660 Sharon Langerman 92663 John Snelgrove 92663 Lidia Robert 92627 Carole Pewthers 92663 David Hole 92663 Anthony Guinn 92663 Janice Carsten 92660 Hayley Votolato 92663 Elise Froistad 92651 Jeff Carsten 92625 kimberely votolato 92663 Joo Park 92782 Susan Burns 92663 Earl Votolato 92663 John S Perrone 92660 Joan McCaulry 92663 manouch moshayedi 92625 Marcus Firstman 92626 Marilyn Elmer 92657 COLIN BERGER 92660 Rod Pascualy 92657 Pat Harris 92663 Susan Cuse 90272 Ken Moss 92625 Marlene Spiegel 92663 Jacqueline Gray 92626 Putri Pascualy 92657 Carolyn Brubaker 92663 Janine Allen 92663 Daniel Jacobson 92662 Ron Harris 92663 DARCY POST 92660 Joice Allison 92660 Jan Dorian 92660 Douglas Zamensky 92663 Margie D Hoffman 92660 Ann Ramser 92660 Michael Brooks 92660 Marjorie A Dalton 92625 Mihai Bag 92663 Lu Baker 92663 Lois G Tingler 92663 Alyson Shepard 92663 Sini Corbin 92663 Catherine Winter 92660 Barbara Kraus 92663 Scott Pollard 92663 Milane Houser 92663 Percy Hendler 92663 connie cowed 92660 Terrence D Buckley 92663 Christine Larson 92663 Arnold Schuchter 92663 mary robinson 92663 Juanita Corley 92663 Tyler Edelsten 92663 Ann Barbour 92660 Andy Corley 92663 Gary Vose 92663 Jim Montgomery 92663 Parie Faridnia 92620 Jeremy Burns 92663 Susan Keeling 92663 Charles Caldwell 92663 Carolyn Ross 92663 Robert Weiner 92689 Gary Ranes 92663 Cliff Jordan 92663 Joan G. Carter 92625 Carol Clarke 92663 Susan Guggenheim 92660 Dana Ritchie 92660 Vicki Ziesche 92663 Mary Lee 92663 Shannon Garcia 92663 Carleen Butterfield 92663 Yolanda vose 92663 Shelly Kapfhammer 92660 Dennis D'Alessio 92663 Donna Jordan 92662 Laura Ellsworth 92663 Susan D'Alessio 92663 Deborah Calvert 92663 Janet Shearer 92646 Paul Kohne 92663 carol schaner 92661 Sandra Weiner 92663 Randy Gagnier 92663 Marianna Monaco 92660 Jean Galey 92660 Eileen Zahedi 92663 Connie Smith 92663 Franz Kallao 92660 Joshua Baer 92663 Barbara Nielsen 92662 Susan Killingsworth 92660 Amy Gagner 92663 Joan Lawson 92663 sharon zablan 92661 Siamak Zahedi 92663 Nancy Doll 92663 Sarah Nichols 92662 Alexis Ray 92663 laura Jimenez 92663 Christi Sturgess 92663 Wayne Ray 92663 Justin Mccolgan 92663 Gail Finnell 92625 Leslie Alsenz 92663 elise valdes 92663 Sandra Richardson 92663 Julie Prooz 92663 Roberta Fester 92663 Marilyn Gausewitz 92663 Patty Thompson 92663 Victoria Abercrombie 92663 Mary Ker 92662 Jean Macino 92663 Debra Hacker 92663 marsha ferrall 92663 Alexis Pag 92660 Slavica Milo 92663 Teresa Hall 92660 Susan Bartoletti 92625 Joann Acuff 92663 Lauren Bradburne 92660 Evelyn Hart 92663 Carol Dori 92663 Laurie Veitch 92660 Debra Bibb 92663 Lynne O'Brien 92662 Cindy Otto 92625 Jerry Palanjian 92663 Julie Pouty 92663 delia delgado 92663 Chip Butera 92663 Chris Chino 92663 Jill Watkins 92651 Sharon Ray 92663 Dave Leal 92663 Victor Dahan 92663 Dana Andersen 92663 Sue Leal 92663 Leeson Goodin 92663 Gary Ziesche 92663 Robert Kelly 92663 Linda Kilian 92663 Delanie Robin 92663 Mari Fromr 92663 james Millspaugh 92663 Scott Clark 92663 Mardi From 92663 George Brokate 92663 Patricia Nangle 92660 Scott Seal 92663 Melody Knight 92663 Virginia Spencer 92663 kellee Seal 92663 12-1207 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) First Name Last Name Zip Code First Name I Last Name Zip Code First Name Last Name Zip Code Kim Montgomery 92663 Sandra Petty -Weeks 92663 don ayres IV 92663 jason schoeman 92663 MELISSA Lyman 92663 Sandra Ayres 92663 Jeffrey Turnbull 92627 Joyce Simon 92660 Birute Ranes 92663 kimberly nicolas 92663 Simone freeman 92663 Anthony Pacluno 92663 Wendy Enkema 92663 Nicole Holowaty 92663 A Brender 92663 Margo O'Connor 92660 Jeff Stevens 92663 Lori Vitarelli 92663 Dorothy Kraus 92663 Evelyn Romanofsky 92663 Alan huffington 92663 Lynda Gruver 92663 Louise Costa 92660 Jill Ayres 92663 Heidi Hall 92662 Lisa Tickenoff 92663 Dan Boyd 92663 Suzanne Dunlap 92663 Carol Anne Dru 92663 Candice woodward 92663 Roberta Feuerstein 92663 Claire Belden 92663 Linda Clayton 92663 Linda Watkins 92660 Brooke Keegan 92663 Kathy Shaw 92663 Don Cole 92663 Heather Sherrill 92663 Michael Palmer 92663 Judy Cole 92663 Mary Allyn Dexter 92661 Keith Heinke 92663 David Swain 92662 Steven ANENBERG 92625 Jeanette Heinke 92663 Brooke Sanita 92660 Karen Fleming 92660 Donna Scott 92663 McKenna Malouf 92663 CYNTHIA MIRANDA 92663 ann jones 92663 Murphy Malouf 92663 Diane Wuebben 92657 Karen Romandia 92663 Madeline Malouf 92663 Margaret Jayers 92660 John Melton 92663 Logan Malouf 92663 Howard Martin 92663 Lynda Lane 92663 Katherine Malouf 92663 Joanne Martin 92663 Meei-Ing Hsieh 92663 Phil Norys 92663 Shea Ferraro 92663 Dorothy Dartenay 92663 Christy Norys 92663 Nancy Norolan 92660 Jack Mau 92663 Christine Barraco 92660 Nathan Alvis 92663 Nicole Reynolds 92625 Chris Fenner 92663 Nicholas Kambouthatkis 92663 Teri Watson 92663 Joss Perez 92663 Yazmin Jimenez 92663 Daniel Clark 92663 Cindy Chien 92663 Shawn Gurroro 92663 Peggy Clark 92663 Phil Simms 92663 Christian Rivas 92663 Katherine Infantino 92663 Terrence Carpenter 92663 Marlene Rivas 92663 Martha Earlabaugh 92663 Dorothy Vogel 92663 Keegan Ferraro 92663 James Carlson 92663 James Vogel 92663 Cheryl Carlson 92627 R Weiss 92663 Nancy Hsieh 92663 Steve Dreyer 92663 georgene Vombaur 92832 Brandon Veils 92663 Christine Eisenberg 92663 Allan Beek 92660 Ted Bean 92660 Nial Saunders 92663 John Vombaur 92819 Tim Joyce 92663 Jared Dudley 92663 Richard Weiss 92663 Peter Vanderburg 92663 Suzanne Mcable 92661 Luke Dru 92663 Carolyn Garrett 92660 Maria Fitzpatrick 92660 Michael Gaffney 92663 Bonnie McClellan 92663 Soma Frey 92663 Patrici Goodman 92648 Alexandria Gardiner 92663 Douglas Seth 92663 Thomas Baker 92663 Betty Joyce 92663 MR Vise 92663 Jeanne Fobes 92663 ashley clark 92660 Otto Pamp 92663 tina salvucci 92663 Dee Curry 92663 Susan Landon 92663 Susan Ivan 92663 kristen brokate 92663 Joy Sanders 92663 Susan Kopicki 92663 David Fox 92663 marvin walker 92663 Sherri Skillman 92663 Allen Brokate 92663 Catou Greenberg 92663 Caroline Ward 92663 Diana Brokate 92663 Sue Harvey -Reese 92663 Lynn Lorenz 92663 Annikaa Gaar 92626 Julie Prouty 92663 Jerry Alston 92660 Lorraine Robinson 92660 Shelley Todd 92663 Patrick Gormley 92663 Geoff Morris 92663 Cameron Todd 92663 Mike Polachek 92663 ora macfarlane 92663 Janet Haskell 92663 Ron Salisbury 92663 Robyn Randle 92660 Majada Saucerman 92663 Daniel Nykolayko 92663 Karen Fabian 92625 Dr. Kimberly BeDell 92663 Amy Nykolayko 92663 Erin Hendricks 92663 Dr. Brian Alters 92663 Linda Bertone 92663 diane Schmieder 92663 Tiffanie Bacon 92658 ROGER OTTE 92663 Robert Shipley 92657 Carla Moran 92660 Betty Otte 92663 Jimmy Lee 92663 Charlie Ullman 92660 Tom Szulga 92663 Steve Christiano 92663 Paul Gadbois 92821 Josh Davis 92663 Angela Braun 92627 Ana Woods 92627 Mary Rooney 92653 12-1208 First Name Last Name Zip Code Pauline Kolar 92627 Jesse Calvert 92627 Lesa Kolar 92627 maggie dixon 91355 Jane Felder 92637 Patrick Wong 92663 carrie christy 92660 Selin Asik 92663 natalie asik 92663 E.RICHARD Jones 92625 Martha Jones 92625 2510 We First Name Last Name Zip Code Daniel Cludy 92673 Rick Dean 92649 Mitchell Schneider 91320 Robert Vargillo 92649 Sally Brunt 92627 Morgan Lightholder 90742 Arthul Mittchell 92869 Randy Short 92689 Russell Petty 93001 Don Wentzel 92651 Wes Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received Coast Highway Mixed Use Project (PA201 9 First Name Last Name Zip Code kelly steinke 92663 elizabeth steinke 92663 Sherree Chamberlain 92663 Nancy Alston 92660 Melinda Seely 92660 Al Gels 92663 Andy Lingle 92660 Jean Watt 92660 Lynda Adams 92663 Portia Weiss 92663 -249) 12-1209 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Ronald 3awor DDS To: Plannina Commissioners Subject: 2510 PCH Apartment Project Date: Monday, February 15, 2021 1:00:02 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Newport Beach City Council Members, My wife and I Newport Beach citizens and taxpayors since 1974 are adamantly and catagorically opposed to 2510 PCH Apartment Project. The mandate from the State of California can be met by reloacting this project in an area more suited to multistory apartment complexes. The Newport Beach council members have been elected by the citizens of Newport Beach and your first responsibilityis to the will of your constituents. You are abandoning those responsibilities by steamrolling this project through a council vote without the input and objections of your constituants in and open forum(s). As taxpayors we demand an opportunity to be heard and direct our city council to not rubber stamp this project out of expediency. This project can be easily relocated and even reimagined with further council study and mental acuity. The reasons for our opposition are listed below. 1) The project will result in significant traffic and safety impacts 2) The project will impact view from West Coast Highway, John Wayne Park, Cliff Drive Park and Newport Bay 3) The project does not blend with the community 4) he project will negatively impact the marine industry 5) The project should undergo environmental review. There are obvious significant impacts 6) The community needs time to understand the effect this and other planned projects will have on the Mariners Mile. Sincerely, Ronald and Irmgard Jawor 3612 Catamaran Drive Corona del Mar, CA 92625 12-1210 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Elise Wilson To: Plannina Commissioners Cc: Dent - City Council Subject: Residential Projects - Mariner"s Mile Date: Monday, February 15, 20212:47:27 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Commissioners and Council Members„ This email is written against allowing the PCH Apartment Project going before the Planning Commission on February 18th. It would appear that there is a rush to approve this project without a full and complete and comprehensive environmental study and impact report. While understanding the incentive of the State of California to build more housing, one thing this Covid year has shown us is the need to be prepared and educated. I am a very long time residence of Newport Beach who drives on PCH toward Fashion Island on a daily basis. Except for this year which many a business and schools have been closed, the traffic on Coast Hwy is horrible. What use to take 10-15 minutes takes at least 30-40 minutes to get to Jamboree from Orange Street on Coast Hwy. The highest concentration being when school is in session. The only solution would be to widen PCH. However, any widening of Coast Hwy will make Mariners Mile nothing but an ugly highway and thereby reducing the incentive to enjoy local businesses. Who would deny the negative effect of the 55 Fwy on the enjoining Costa Mesa residents and businesses? In addition, there are many bike riders, i.e. students riding bikes to and from school whose safety should be considered. Finally, building on Coast Hwy will create more parking issues which do not appear to be adequately addressed. There is much to consider and a rush into what appears to be a "good deal" is rarely ever the "deal" contemplated. Thank you for your time and consideration. E. Wilson 12-1211 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Kathi Ramming To: Planning Commissioners Subject: 2510 PCH project Date: Monday, February 15, 20213:04:35 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Commissioners, For what's it's worth, there is a lot of confusion, misinformation and unanswered questions among residents regarding the PCH 2510 project. It seems that this project will have a much more positive outcome if all interested residents can have their questions and concerns fully and transparently answered. Has everything possible been done by the city as far as a public forum is concerned, and to most folks satisfaction? It doesn't really sound like it "out on the streets". There should be an opportunity put forth by the city, and attended by all those making the decisions, where all questions can be fully and honestly answered before any vote is made. My two cents. Respectfully, Kathi Ramming Newport Heights resident 12-1212 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: llvklippert(&aol.com To: Dept - City Council Cc: Planning Commissioners; ProtectMarinersMile(agmail.com Subject: Mariner"s Mile Densification - 2510 PCH Apartment Project Date: Monday, February 15, 20214:42:14 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. It is understood that the City Council is seeking additional fee and tax revenues w/ the approval of the above referenced Project. This all comes at the expense of the residents who make Newport Beach their home. One has only to visit other cities that have instigated vertical densification to see the effects on parking, traffic, and strain on limited resources. And, this will not be affordable housing. The Council needs to make a stand against "paving" over every square foot of open space and to boldly resist those who want to reap profits while diminishing what was once an idyllic place to live and work. The Council has the means and methods to promote legislative and Charter amendments to ensure that high density development is promptly curtailed, now and in the future. Long time resident and concerned citizen, L.Y. Klippert 12-1213 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Tim Bauer To: Planning Commissioners; Dept - City Council Cc: Kathy Shaw; Peogv Palmer;illi ayres; David Grant - Orange Coast College (daa2205(asbcglobal.net) Subject: Objection to the Approval of the 22520 PCH Project by the Planning Commission Date: Monday, February 15, 20214:55:49 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear City of Newport Beach Planning Commissioners: Our family has lived in the Newport Heights neighborhood of Newport Beach for over 45 years and my in-laws were the original owners of our house on Cliff Drive, directly above Mariners Mile. My wife and I have raised our children here and are proud of the two generations of our family who are Newport Harbor grads. We have been members of St. Andrew's Pres for over 30 years and have a rich appreciation for this wonderful, family -focused neighborhood. "The Heights" does indeed process a very rare neighborly comradery and none of us want any of this to be "developed" away. All that said, I am becoming increasingly alarmed at what is being planned for our neighborhood within Mariner's Mile, and what is being claimed as progress. From what I can tell, and I have attended most of the meetings involving the development of Mariner's Mile, the company that purchased much of the land within Mariners Mile is only looking to maximize the profits from developing the land, with no regard for being a part of the neighborhood and immediate surrounding areas of Newport Beach. Specifically, in regards to the 2510 PCH Apartment Project, there does not seem to be appropriate attention to significant traffic safely issues involving PCH, Tustin Ave, Ocean View Ave., Avon St. and Cliff Drive. I strongly suggest that the Planning Commission require a traffic study to review the situation, prior to giving approval for the project. I believe said study, which I recognize is not currently required, would show that if the project were completed as proposed, both Tustin Ave. and Avon Ave. (especially with the additional cars from the new apartment project), both being currently so narrow, would be very hazardous and dangerous, and that it would only be a 12-1214 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) matter of time before there would be additional serious accidents in the area, many times involving children. I mention children because so many children use Riverside and Tustin Ave. to attend either Ensign Intermediate School or Newport Harbor High School and many of them ride their bikes or walk to those locations from PCH and other areas of Newport Beach. I see this because these students walk or ride their bikes directly by my house on Cliff D. so I see what a large potential problem this is each school day. I also have concerns over any harbor or ocean views currently available at John Wayne Park being blocked by any part of this development project. The pictures being shown by the developer, and also the Protect Mariner's Mile coalition, seem to show that at least some of the views would become hidden. I hope that this issue can be rectified according to current city and state laws. Whatever is developed within Mariner's Mile will become a part of our community and my hope is that parts being developed will take into account the village atmosphere that is such a big part of our beloved neighborhood. I appreciate the opportunity to give my input on this important issue, and I urge you to consider all of the important components of making this big decision for our neighborhood. Tim Bauer Newport Heights Resident 2317 Cliff Dr. Newport Beach, CA 92663 12-1215 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Bruce & Kathe Choate To: Planning Commissioners; Dept - City Council Cc: choateonclif (cbamail.com Subject: 2510 PCH Project Date: Monday, February 15, 20216:17:23 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners and City Council Members of Newport Beach, I would like to provide you with a copy of the letter I recently sent to a representative of the referenced development project for your consideration as you deliberate the approval of the project. Thank you for your consideration and service. Letter follows. Sincerely, K,athe/ C o tel 2924 Cliff Drive Newport Beach Dear Mr. Matsler, I have been a resident of Newport Beach for 35 years My husband and I have raised our family in this gem of a City and we are currently living in Newport Heights. I participated in the Zoom phone call last night regarding the above named project and I came away very dismayed. It seems important issues have not been addressed. Traffic on Tustin, Avon and Riverside is going to be a nightmare as a result of increased traffic from the proposed apartment building. Although it was not a legal requirement, the fact that a traffic study wasn't prepared is inconsiderate and irresponsible to say the least. During the meeting a gentleman who is a retired plumbing contractor mentioned a strong concern about sewage gases, methane and general air pollution emanating from this project which would adversely affect the safety and health of neighbors above on Kings Road. There is no doubt that that issue could be a significant and ongoing problem that must to be addressed. In addition, I must say that the proposed architecture does not reflect the nautical character of our harborside community. Instead, we are offered boxes with glass in them which I am sure is far more economical but much less appealing. Rick Caruso, a well- known developer, was mentioned during last night's conversation. There is a reason that Mr. Caruso's projects are so successful and well received. He works with the community and listens to adjacent neighborhoods in order to provide appropriate buildings that are not only compatible but are very pleasing to the eye. Surely it is best to work with neighbors and interested parties to create a safer and more integrated project. I have often felt that it would be a very good idea for developers to spend a significant amount of time in the neighborhoods where they propose to build massive projects. Perhaps then they would realize what a negative impact an unpopular project can have. Perhaps then they would be willing to work with those who are most affected and endeavor to keep the character of the area. For example, if the building that has recently been painted a hideous blue color on PCH adjacent to the above mentioned project is the promise of things to come, there is no telling what comes next. It's so disrespectful to the people on Kings Road to have to look at that all day, not to mention people driving by. I'm certain most people would agree it needs to be painted a more suitable color immediately. 12-1216 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) You have said that this project has complied with the City regulations and no doubt, the developer can ram it through as it stands. Once this project is completed, there will be no correcting what appear to be significant problems going forward. Peggy Palmer suggested we slow down the process in order to address some of the very significant and pressing issues that she listed at the end of the meeting last night. I strongly encourage you and your client to consider this pathway to more congenial solution. I thank you in advance for forwarding this email to the developer. Sincerely, Kathe, Choatel 12-1217 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Valerie Carson To: ve&.M.-L-; RenMakA.M-auk; D"NW; 6reer M like.-lpab; CmnheLm Nnv Makana; Won, lilac Subje public outreach workshop to inform and educate community stakeholders about 2510 West Pacific coast Highway. Date: Tuesday, February 16, 20217:29:41 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. --------- Forwarded message --------- From: Protect Mariner's Mile<protectmari nersm ile(ogma il. com> Date: Fri, Feb 12, 2021 at 10:45 AM Subject: Postpone Planning Commission Hearing -2510 W. Coast Hwy (PA2019-249) To: Weigand Erik <eweigand@newportbeachca.gov>, Koetting Peter <pkoetting@newportbeachca.gov>, Lowrey Lee <Ilowrey@newportbeachra gov>, Ellmore Curtis <rellmore@newportbeachca.gov>, Klaustermeier Sarah <sklaustermeierQnewnortbeachca.gov>, Kleiman Kleiman <Ikleiman@newportbeachca.gov>, Rosene Mark <mrosene annewportbeachca.gov> Cc: Brad Avery <bavery6DnewportbeacbmAov>, Will O'Neill <woneill@newportbeachca.gov>, Dixon Diane <ddixon@newportbeachca.gov>, Duffy Duffield <dduffield@newportbeachca.gov>, Muldoon Kevin <kmuldoon(anewportbeachca.gov>. Brenner Joy <joybrennei®me.com>. Blom Noah <nblom@newportbeachca.gov>, Jurjis Seimone <sjurjis@newportheaohca any>, Campbell James <jcampbell9Dnewnortbeachca gov>. Nova Makana <mnova newportbeachca.gov>, Rodriguez Clarivel <CRodriguez@newportbeachca.gov>, Leung Grace <gleung(&newportbeachca.gov> Dear Planning Commission, I agree with this letter. Our family has 3 homes in the heights and we don't need anymore traffic on the coast highway. We really need to purchase our mile from the state to protect and make Mariner's Mile part of our community not a freeway with huge condominium developments along it! We need interesting places our residents can walk to. The February 18, 2021, Planning Commission Hearing should be postponed until the City's Community Development Department holds a public outreach workshop to inform and educate community stakeholders about 2510 West Pacific Coast Highway. Considering the scope and significance of this proposed high density project, a request was made to the City's Community Development Department to host a public outreach workshop prior to the February 18, Planning Commission Meeting. The purpose of the meeting would be to explain land use controls, staffs findings and recommendations, and to answer questions from the public. The City has denied the request for a public outreach meeting. Community stakeholders are asking the City to reconsider and schedule a 2510 W. Coast Hwy (PA2019-249) community outreach workshop to lay out this proposal so we can study and understand how everything ties together. This will allow stakeholders to provide their informed perspectives to the Planning Commission. The Future of Mariners' Mile will be determined within the framework of the interdependent actions of the Developers, City Staff, Planning Commission, City Council, Caltrans, business and property owners, local merchants, and residents. Our community is stronger together, especially when Stakeholders, Developers, and the City work together to support each other based upon a common consensus, understanding, and purpose. Community stakeholders are asking the City to lay out all the Mariner's Mile proposed and pending development projects together so we can study and understand how everything ties together. The destiny of Mariner's Mile must be determined within a comprehensive framework and development plan, not cut up into pieces that when combined may adversely impact our quality of life. Working together, let's get it right—the city, the developers, and the stakeholders. I request the enclosed letter be placed in the official record and a formal acknowledgement that the City received the attached letter dated February 12, 2021. Kindest regards, James F Carlson President The Coalition to Protect Mariners Mile PMM February 12, 2021 Letter, Planning Commision Hearuing 2:18:2021.pdf Keeping in touch... Val Carson 949.683.6324 paintings & commissions 12-1218 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Siobhan Robinson To: Planning Commissioners Subject: Item #3, 2510/2530 W Coast Highway Date: Tuesday, February 16, 20219:27:01 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Newport Beach Planning Commission, Re: Item #3: 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249) Site Location: 2510 And 2530 West Coast Highway The 2510/2530 West Coast Highway project definitely needs further discussion with city staff on hand for questions specifically regarding parking and ingress and egress of the proposed development. The residents of the Newport Heights and Cliffhaven communities have been asking for proper analysis and a specific plan for this area for a number of years. Therefore, in order to maintain public integrity, we are asking for a continuance to allow the community and concerned residents to direct questions regarding the proposed project to city staff members. I am asking the Newport Beach Planning Commission to delay its upcoming 2/18/21 vote on this project so that residents have the opportunity to directly ask questions of city staff members so that we can better understand the studies and plans of this proposed development. Thank you for your time and consideration of this matter. Sincerely, Siobhan Robinson Newport Heights Resident 12-1219 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Jed Robinson To: Plannina Commissioners Subject: 2/18 Item 3 [2510 & 2530 W. Coast Highway] Date: Tuesday, February 16, 20219:47:39 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Re: 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249) Dear Newport Beach City Planning Commision, In order to inform the Newport Heights and Cliffhaven community residents more clearly and answer questions of the city development and planning staff members regarding the proposed development project located at 2510 and 2530 W. Coast Highway, I am asking that you delay your February 18th vote on this project. While I appreciate the opportunity to have heard from the developer on this project, I believe that there are still many unanswered questions regarding parking and traffic issues that can only be answered by city staff and look forward to the opportunity to hear from them as well. Your consideration on this matter is greatly appreciated. Sincerely, Jed Robinson 12-1220 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Portia Weiss To: Planning Commissioners; Dept - City Council Subject: 2510 PCH -Letter of opposition to 2/18/21 approval Date: Tuesday, February 16, 2021 11:52:09 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please provide additional time for the upcoming 2510 PCH approvals to be delayed until the community concerns have been addressed. There must be a comprehensive plan for all of Mariner's Mile evaluated prior to approval of any piecemeal projects. Please assure us that the Mariner's Mile projects will be integrated with the entire needs of Newport Beach residents and visitors. I am extremely concerned about the impact of our community's safety, environmental impacts, degradation of views from our public parks, as well as damage to existing local commerce, including the marine industry. Please take the additional time to work with residents to implement a Newport Beach community that we may all enjoy and be proud of sharing. Appreciatively, Portia Weiss portiaweisslagmail.com 12-1221 Fancy Snell 1801 Cliff Drive., Newport Beach, CA 92663 Chairman Eric Weigand and Members of the Planning Commissioners City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92.660 RE: Proposed Development Project at 2510 West Coast Highway, Newport Beach Chairman Weigand and Commissioners, I am writing this letter to you to str Project for the following reasons: ongly oppose and REQUEST TWAT YOU DENY the above referenced Planning Commission - February 18, 2021 Item No. 31b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) ➢ The October 2000 Strategic VisI& ion & Design Framework for Mariner's Mile identified specific areas of Mariner's Mile to be designated as "Auto Oriented Strips ". Because the Proposed Development of an Auto Dealership at this location is outside of the designated "Auto Oriented Strips"" it is NOT CONSISTENT with the 2000 Strategic Vision and it should be REJECTED. ➢ The design of the residential development is totally uninspiring and DOES NOT RESPECT OR IN" WITH ITS SURROUNDINGS. The design overpowers adjacent buildings, and it should be REJECTED. "FIT. > FIT- ➢ The Marine's Mile Design Criteria says that the Building Architecture should have appropriate use of nautical building materials. The Proposed Buildings have NO NAUTICAL BUILDING MATERIALS, and it should be REJECTED. ➢ The building massing of the residential ARCHITECTURAL RELIEF OR DETAILING. portion of the project is one block. It has NO and it should be REJECTED. ➢ When compared with other projects in the City, the DESIGN OF THE RESIDENTIAL UNITS IS UN -IMAGINATIVE. The layout is reminiscent of a jail block with an exercise yard for the " residents" in the center. As such it should be REJECTED. In summary, this project DOES NOT RISE TO THE LEVEL OF ARCHITECTURAL DESIGN that we should strive for here in Newport Beach and there -fore it should be REJECTED. Sincerely, .10 Nancy Sn�6� 12-1222 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Linda Helfrich To: Planning Commissioners; Dept - City Council Subject: 2510 W.PCH/Mariners Mile Projects Date: Tuesday, February 16, 2021 1:40:59 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commission, I am writing to express very serious concerns regarding the 2510 W. PCH which is currently up for approval and the future of Mariners Mile development. This project has numerous important issues such as the great increase in traffic/congestion on main streets such as Avon, Tustin, Riverside, PCH, and Cliff. Currently Tustin is a two way street and with cards parked there is no way two cars can go by. Cars will have to either back up or pull over into homeowners driveways. This street, along with the others, is also a major source for citizens to walk and ride bikes etc. The health and safety of the residents of Newport will be greatly negatively impacted. This is a monumental traffic concern and must be addressed before the project is allowed to move forward. The developer has no intention of researching these safety concerns and dismisses the impact on the neighborhood. In addition, many residents have been enjoying the beautiful views from our city parks. The project will impact views from West Coast Highway, John Wayne Park, Cliff Drive Park and Newport Bay. These parks are a source of enjoyment for all citizens of Newport and a project should not be allowed to impact parks which have been here for such a long time. Next, the public is still not sure what the overall effects of all the planned projects now and in the future for Mariners Mile. We need time to understand all the projects and the vision of Mariners Mile. Is it to be a long line of car dealerships and bright blue buildings? In closing, this project must have traffic and environmental studies completed to truly understand the severity of its impact on our community. As representatives of our community it is your duty to ensure the safety and well being of your constituents above all else. Let's not get this wrong because there are no "do overs" . Thank you for your time and consideration on this very critical project. Linda and Peter Helfrich Sent from my iPad 12-1223 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Jim Mosher To: Plannina Commissioners Subject: Invalid notice - PC Item 3 (2/18/2021 hearing) Date: Tuesday, February 16, 2021 1:55:27 PM Attachments: 2021Feb18 PC AaendaItem 3 Comment JimMosher.pdf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please find attached a comment on Item 3 on the Newport Beach Planning Commission's February 18, 2021, agenda (2510 WEST COAST HIGHWAY MIXED USE, PA2019-249). I believe the item should be removed from the agenda because notice of the hearing was not properly given, at least as to the CDP part. Yours sincerely, A11ii1urem 07 --Ti 12-1224 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021, Planning Commission Item 3 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher (iimmosher(a)-yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 3. 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249) The agenda for the February 18, 2021, meeting indicates the Planning Commission is scheduled to conduct a public hearing on this application, part of which is said to involve consideration and possible approval of "Coastal Development Review, CD2019-062" under the authority granted to the City by the California Coastal Commission. I believe the hearing needs to be rescheduled to a future date because the notice of such possible action that is required by the City's CCC -certified Local Coastal Program, specifically the Implementation Plan codified in Newport Beach Municipal Code Title 21, has not been published or posted. The public notice posted online for this item, echoing that previous published on page A3 of the January 9, 2021, Daily Pilot, is fatally defective. The CCC -certified requirements to give proper notice at least 10 days prior to the City holding any hearing on a coastal development permit are clear and explicit. In particular, NBMC Subsection 21.62.020.A.3 requires that "The notice shall also include a statement that the project is located within the coastal zone and the procedures of City and Coastal Commission appeals, including any City fees required, and a statement of whether or not the proposed development is appealable to the Coastal Commission." While the City normally abides by these requirements, the present notice contains none of the required elements. It does not indicate whether the project is located in the coastal zone (except by implication from the otherwise unexplained line "Coastal Land Use Plan: Mixed Use— Horizontal (MU -H)"). It does not indicate the procedures of City and Coastal Commission appeals. It does not indicate if a fee is required. It does not indicate whether or not the proposed development is appealable to the Coastal Commission. Indeed, the only indication a CDP may be considered at the hearing is the otherwise unexplained line "Activity No.: Coastal Development Permit No. CD2019-062, ..." And not even the proposed resolution of approval indicates Title 21 provides any opportunity for appeal of the Planning Commission's action (see Section 4, page 32 of 42, on staff report handwritten page 40, which mentions only Titles 19 and 20). Adherence to the requirements of the LCP is, especially in this case, more than an academic exercise, for there is genuine uncertainty as to the City's interpretation of whether the Planning Commission's action, should it approve the CDP, could be appealed to the Coastal Commission or only to the City Council, since a portion of the property appears to lie in the appeal area (within 300 feet of coastal waters), and the larger part does not unless the distance from the coastal bluffs is also considered. Likely meant to read Coastal Development Permit as in the recap of recommended action "3)" on handwritten page 3 of the staff report. 12-1225 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) While NBMC Subsection 21.62.020.B.5 excuses the City if a person fails to receive a hearing notice given in compliance with the Implementation Plan, I do not believe it relieves the City of its responsibility to prepare and give a compliant notice. If it did, there would be no reason to have the requirements at all. As to the substance of the application, a major Coastal Act issue appears to be the proposed development's impact on the protected public views from John Wayne Park (formerly Ensign View Park). From "Image #6" on handwritten page 607, a portion of the blockage of blue water views of the harbor is caused by the edge of the "wave roof" over the commercial building, in particular, the part closest to PCH (see handwritten page 604). It is not clear why this roof could not be lowered, as the building appears to have excess open height serving no obvious commercial function, especially facing PCH. But even if the wave-like roof were lowered, it looks like some views of the harbor would still be blocked by the box -like residential structure. As with the commercial building roof, it is not clear why impacts from the residential structure's roof could not be relieved by lowering the building (by putting the proposed under -building parking below grade rather than having the building float over it, as proposed, starting well above grade) or by pulling the structure back closer to the bluff (away from the harbor) or both. In any event, I don't think a hearing on this matter can be held on February 18 due to the lack of the LCP-required notice. 12-1226 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) February 16, 2021 Chairman Weigand, Members of the Commission Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249), • CEQA Class 32 exemption, • Coastal Development Permit No. CD2019-062, • Conditional Use Permit No. UP2019-054, • Major Site Development Review No. SD2019-003, Tentative Parcel Map No. NP2020-013 Chairman Weigand, I am one of many that disagree with staff's processing of this planning application, its conclusions and recommendations. This project is inconsistent with the General Plan, Municipal Code and the Municipal Code's Local Coastal Program (LCP). These inconsistencies combined with the project's potential for individual and cumulative impacts, the presence of unusual circumstances which have the potential to result in significant adverse environmental impacts, each disqualify the project from the use of a Class 32 exemption as a means to comply with the California Environmental Quality Act (CEQA). Another form of CEQA document is required for the project, one that addresses CEQA concerns and the Coastal Act/LCP environmental concerns. The Coastal Development Permit, Conditional Use Permit and Major Site Development Review application should either be deemed incomplete based on a failure to provide required information or be denied on its face. There is no need to comply with CEQA. Staff has clearly expressed its point of view on how the City General Plan, Municipal Code and CEQA should be applied and implemented in its Staff Report, draft Resolution and recommendations for project approval. Staff has shown its belief on how public outreach and public hearings should be scheduled and conducted for this project. Shockingly but not surprisingly, Staff refused to conduct public outreach when asked. Staff's processing and analysis of this planning application is negligent, deliberate, biased toward the developer and in total disregard for the requirements of the General Plan, Municipal Code and Coastal Act/LCP. The project Applicant cites the Housing Accountability Act (HAA). The HAA does not apply to projects that do not meet a city's objective general plan and zoning standard, the standards of CEQA and the California Coastal Act. In this case the project does not meet the City's objective General Plan and Zoning standard, the standards of CEQA and the California Coastal Act. Furthermore, the HAA requires "At least 20 percent of the total units shall be sold or rented to lower income households. Lower-income households are those persons and families whose income does not exceed that specified by Health and Safety Code, § 50079.5, 80 percent of area median income." 1 In this case, 20% of 35 housing units equals 7 lower income units. The project proposes 3 low-income units. For these reasons the HAA does not apply to this project. 'September 15, 2020 HCD, Housing Accountability Act Technical Assistance Advisory (Government Code Section 65589.5) Housing Development Project Definition, Government Code, § 65589.5, subdivision (h)(2), Housing for Very Low, Low-, or Moderate -Income Households, Government Code, § 65589.5, subdivision (h)(3). David J. Tanner Page 1 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1227 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Staff totally ignored the General Plan Housing Element. The General Plan Housing Element, Housing Sites Analysis and Inventory concluded the property is entitled to 15 residential units. Adding a 35% density bonus allows a total of 20.25 units of which 20% or 4.05 units must be affordable to lower income households for the HAA to be applicable to this project. The claim the project is entitle to 26 units is inconsistent with the detailed site-specific Assessor Parcel by Assessor Parcel analysis contained in the General Plan Housing Element. Where conflict exists, General Plan density prevails over Zoning density. The project planning application fails to provide required information for the Coastal Development Permit. Specifically, Section 21.52.015 (C) (Coastal Development Permits) of the Municipal Code states :2 "It is the responsibility of the applicant to provide evidence in support of the findings required by subsection (F) of this section (Findings and Decision)." Subsection (F) Findings and Decision. "The review authority may approve or conditionally approve a coastal development permit application, only after first finding that the proposed development: 1. Conforms to all applicable sections of the certified Local Coastal Program; 2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone." The public has asked Staff for the analysis to demonstrate consistency with all of the LCP Policies and development standards. Something required by the Coastal Development Permit application. Staff has not provide this information to the public because it does not exist! Without this information the City does not have factual and/or legal support for the City's decision that the project is consistent or inconsistent with the relevant provisions of the certified Local Coastal Program. This is a requirement to reach the Findings required for approval of a Coastal Development Permit. The project application should be deemed incomplete. Why would Staff ignore the Housing Element, Local Coastal Plan, deny project impacts and exempt the project from CEQA, not challenge the project density, the applicability of the Housing Accountability Act, refuse public outreach and choose to release information about the project to the public at the last second knowing there was a holiday and a de facto holiday (Ignoration Day) leaving the public 1.5 business day to analyze 525 pages and submit public comments before this body? Staff should answer this question and be held accountable. The public is very alarmed and has expended significant resources to this point. It seems obvious, Staff believes the City has total control, Staff is used to getting its way, Staff believes the project cannot be appealed to the Coastal Commission and the Planning Commission will rubber stamp their recommendation for project approval. This behavior is unbelievable! I hope the Planning Commission recognizes the Coastal Development Permit is subject to appeal. Something Staff denies in an attempt to dissuade the public. Unfortunately, Staff and the Applicant need to start over from square one! Z Application Filing, Processing, and Review. An application for a coastal development permit shall be filed and processed in compliance with Chapter 21.50 (Permit Application Filing and Processing). The application shall include all of the information and materials specified by the Director, together with the required fee in compliance with the City's fee schedule adopted by resolution. It is the responsibility of the applicant to provide evidence in support of the findings required by subsection (F) of this section (Findings and Decision). David J. Tanner Page 2 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1228 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) The precedential value of the City's decision for future interpretations of its LCP within the Mariners' Mile is extremely high. The significance of the coastal resources affected by the decision are clear stated in the General Plan and LCP. The City does not have factual and/or legal support for the City's decision that the project is consistent or inconsistent with the relevant provisions of the certified LCP. The resolution of conflicts between the City General Plan, Municipal Code, LCP and the need to harmonize State housing and density bonus laws raise local issues and issues of regional and statewide significance. By approving a Coastal Development Permit, the City is telling the Coastal Commission: 1) The Project conforms to all City land use and development regulations, including any applicable discretionary actions; and 2) The project conforms to all applicable sections of the certified Local Coastal Program. By approving this project, the City is failing its fiduciary duty to the residents of Newport Beach and the State of California "To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views." 3 and fails to "Protect and encourage facilities that serve marine -related businesses and industries".4 General comments on redevelopment within Mariners Mile: • Staff needs to turn their head around 180 degrees. In addition to the General Plan and Municipal Code, the coastal zone is governed by the certified LCP, a part of the Municipal Code whose authority supersedes these documents. The Coastal Commission has told Staff this, yet Staff has failed to take heed. In the case of the Garden Office and Parking Structure project a located block away, where a similar staff analysis, a CEQA Class 32 exemption and Coastal Development Permit were approved by the City, then immediately appealed in August 2020 to the Coastal Commission, the Coastal Commission noted: "the standard of review for this appeal is the certified LCP. It should also be noted that CEQA policies are not the standard of review for this appeal. ,5 • Staff needs to recognize that Mariners' Mile is a special place, a sensitive coastal resource area, a significant visitor destination area.6 • The Mariners' Mile is very important to the long-term image and economic vitality of the City. • The Mariners' Mile is an area of tremendous public interest. • The Mariners' Mile is an area of increased regulatory scrutiny and unusual circumstance, and importantly, the standard of review for development within the coastal zone is the certified LCP. CEQA policies are not the standard of review for LCP compliance. • Redevelopment and infill development within and adjacent to existing residential areas are subject to the density and intensity limits and resource protection policies of the Coastal Land Use Plana • "Coastal bluffs are a prominent landform in Newport Beach and are considered significant scenic and environmental resources." "Coastal bluffs play an important part of the scenic and visual qualities of the City." 8 a Section 21.10.020.G 4 Policy LU 6.19.3 s California Coastal Commission, Staff Report: Appeal - Substantial Issue. Appeal No. A-5-NPB-20-0025, August 23, 2020 6 "Sensitive coastal resource areas", Definition - Public Resources Coode, Division 20, California Coastal Act [30000-30900], Chapter 2. Definitions [30116] LCP-LU Policy 2.2.1-1 a General Plan EIR & LCP LU Policy 4.4.1-1 David J. Tanner Page 3 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1229 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) • The General Plan and Municipal Code identify Pacific Coast Highway from Newport Boulevard to Dover Drive/Bayshore Drive for its scenic coastal vistas and designate it a Coastal View Road. Views from WCH to Newport Bay, as well as inland to the coastal bluffs are equally important and protected. The protection of significant views from public right(s)-of-way is required by the Municipal Code. • The California Coastal Act states new development in highly scenic areas shall be subordinate to the character of its setting.9 • A priority of the Municipal Code is maintaining harmonious and orderly growth without endangering or jeopardizing, the public convenience, health and interest, of persons residing or working in the neighborhood of the proposed development. • There are multi -million -dollar custom homes on the coastal bluff. Revitalization should continue this exterior look (this character) toward the ocean. The exterior character should increase as development gets closer to the water. • The City needs to clearly state its vision for the future of WCH within the Mariners' Mile. • Land owners/developers should be made aware that major changes will take more time. They should anticipate working with the community and conducting_ public workshops. Developers should expect an extra level of scrutiny. The community does not expect nor want projects rammed through on short notice. Staff negligence and biases will not be tolerated! • Landowners and City Staff should not expect to use CEQA Class 2 exemptions within the Mariners' Mile. Special circumstances exist. • The General Plan Housing Element "Realistic Unit Capacity" (Appendix H4, Area 2 Mariners Mile) takes precedent over maximum Zoning density. "For the sites on the inland side of Coast Highway, the General Plan establishes a maximum density of 26.7 du/acre; however, based on the average density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre was utilized as the realistic development capacity of those sites." • To help landowners, residents and City leaders come together, future land use and implementation polices for the Mariners' Mile should be integrated in an updated Mariners' Mile Specific Plan or updated General Plan and Municipal Code. General Comments on 2510 Mixed -Use Proiect: • The project should demonstrate a good faith effort to maintain a marine related use on the site. This is particularly important given the potentially significant adverse cumulative impact to marine uses facing the City from re -use of other sites occupied by marine related uses. • The project should demonstrate standards of good design to insure the long-term feasibility of the proposed commercial use. • Residential traffic should not take direct access from WCH. This segment of WCH is congested and dangerous. Any increase in traffic and turn movements will add to the existing safety hazards to motorists, bicyclists and pedestrians. From 2015-20 there have been 37 traffic accident reports filed. • This project looks like 2 rectangular box -like low-end affordable housing buildings placed adjacent to and below one of the City's most scenic public parks, a designated "public view point" which is bordered by multi -million -dollar custom homes. The precedent for quality along the inland side of Mariners Mile has been set by The Garden Newport Beach project located to the west at Riverside Avenue and WCH. The project's architectural concept is not compatible with the existing community, does not reflect the areas theme and character and is better suited to an inner-city location, not along the coast, particularly, Mariners' Mile! 9 California Coastal Act of 1976 — Article 6 - Section 30251 PRC, http://www.coastal.ca.gov/fedcd/cach3.pdf, Accessed February 2, 2006. David J. Tanner Page 4 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1230 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Traffic Phasing Ordinance - Based on public testimony of nearby residents and Newport Beach Police Department accident report records, the project will result in potentially significant adverse traffic and safety impacts to WCH at the project entrance; the intersection of WCH and Tustin Avenue; and the off- set intersection of Tustin Avenue, Avon Street, Ocean View Street and the un -named access drive running east/west fronting on northside of the property. The City inappropriately calculated the projects total Average Daily Trips (ADT) concluding the project would generate 294 ADT which is below the 300 ADT threshold set by the ordinance to trigger preparation of a Traffic Study. See Table 1 below for City Calculation. This calculation was used in the project Air Quality/Greenhouse Gas Report and Noise Report. 10 Table 1 2510 W. Coast Hwy Mixed Use Development PRELIMINARY Trip Generation Rates (ITE 10th Edition) AM Peak Hour PM Peak Hour Daily Land Use RateType I Size Unit In Out Total In Out Total Total Multifamily Housing Low Rise ITE 220 DU O.11 0.35 0.46 0.35 0.21 0.56 7.32 Boutique Auto Showroom" NIA TSF O 0 D.00 DAA 0.17 0.35 3.50 'Based on a trip gen study by Austin -Foust Associates at an exotic car sale only showroom (report dated May 17, 2004). Proposed Use Land Use Rate Type Size Unit In AM Peak Hour Out Total In PM Peak Hour Out Total Daily Total Multifamily Housing Low Rise ITE 220 1 35 DU 4 12 16 12 7 19 256 Boutique Auto Showroom` NIA 10.975 TSF 0 0 0 2 2 4 38 Total: 4 12 16 14 9 23 294 1. Had the City used the standard commercial use generation factor for an auto showroom the project ADT total will exceed the 300 ADT threshold. 2. Had the City used the total commercial footage contained in the Project Description "an 11,266 - square -foot boutique auto showroom" the project ADT total will exceed the 300 ADT threshold. 3. Had the City accounted for future vehicle trips from the added population permitted by Accessory Dwelling Units the project ADT total will exceed the 300 ADT threshold. Without a traffic study the City will not know if the project has the potential to increase peak hour trips by more than 1% at the intersection of Tustin Avenue and WCH (Municipal Code 15.40.030.C.2. "Any project that, during any morning or evening peak hour period, does not increase trips by one percent or more on any leg of any primary intersection'). Without a Traffic Study, the City does not have factual and/or legal support for the City's decision that the project will or will not result in potentially significant traffic impact. If the City does have this information, it was not made available to the public. 'c'2510 West Coast Highway Mixed -Use Development Noise Impact Analysis, Urban Crossroads, July 28, 2020 Table 9.2 Vehicle Movements by Time of Day (page 36) David J. Tanner Page 5 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1231 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) A. THE PROJECT DOES NOT COMPLY WITH THE FOLLOWING GENERAL PLAN POLICIES AND MUNICIPAL CODE DEVELOPMENT STANDARDS A few examples of project inconsistencies are provided below: General Plan Land Use Element Policies L U 1.6 Public Views Protect and, where feasible, enhance significant scenic and visual resources that include open space, mountains, canyons, ridges, ocean, and harbor from public vantage points. (Imp 1.1) Inconsistent: This policy is not subjective. The project fails to protect significant scenic and visual resources from public vantage points. This impact can be seen on Figures 1-8. L U 3.5 Coastal -Dependent and Related Businesses Design and site new development to avoid impacts to existing coastal -dependent and coastal -related developments. When reviewing proposals for land use changes, give full consideration to the impact on coastal -dependent and coastal -related land uses, including not only the proposed change on the subject property, but also the potential to limit existing coastal -dependent and coastal -related land uses on adjacent properties. (Imp 2.1, 5.1, 7.1) Inconsistent: This policy is not subjective. The project is not designed to avoid impacts to existing coastal -dependent related developments. Salt -water marine related businesses are coastal related. There is currently a shortage of boat/yacht storage, parts and supply facilities in Newport Beach. The cumulative impact of the proposed project combined with other proposed projects will result in a significant cumulative impact to marine -related businesses. The City does not have factual and/or legal support for the City's decision that boat sales and storage facilities are not coastal dependent and coastal related. L U 3.7 Natural Resource or Hazardous Areas Require that new development is located and designed to protect areas with high natural resource value and protect residents and visitors from threats to life or property. (Imp 2.1, 6.1) Inconsistent: This policy is not subjective. The project is not designed to protect area with high natural resource value. The project will impact visual resources from the Newport Bay and West Coast Highway inland as well as from John Wayne Park and Cliff Drive Park toward Newport Bay. David J. Tanner Page 6 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1232 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Figure 1 Before - Existing View from John Wayne Park Figure 2 After - View with Project from John Wayne Park David J. Tanner Page 7 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1233 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Figure 3 Before — View from John Wayne Park Stairway Figure 4 After — View from John Wayne Park Stairway David J. Tanner Page 8 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1234 i lo F 111V -� J' f: 1� Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Figure 7 Before — View from West Coast Highway Figure 8 After — View from West Coast Highway David J. Tanner Page 10 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1236 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) General Plan Housing Element Infill/Reuse Opportunity Areas Mariners' Mile "On the inland side of Coast Highway, land is designated as Mixed -Use Horizontal I (MU -HI), and General Commercial (CG -0.3 and CG -0.5) to accommodate a mix of visitor and local -serving retail commercial, residential, and public uses. Coast Highway frontages shall be developed for marine -related and highway -oriented general commercial uses, and properties located on interior streets may be developed for free-standing neighborhood -serving retail, multi family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor. The floor area ratio of mixed-use buildings is 1.5 with a maximum commercial floor area to land ratio of 0.5 and a maximum of 1.0 for residential uses. " Table LU1 Land Use Plan Categories Mixed -Use Horizontal 1 — MU -H1 Uses "The MU -Hl designation provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners' Mile Corridor, (a) the Coast Highway frontages shall be developed for marine -related and highway -oriented general commercial uses in accordance with CM and CG designations; and (b) portions ofproperties to the rear of the commercial frontage may be developed for free-standing neighborhood -serving retail, multi family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor in accordance with the CN, RM, CV, or MU -V designations respectively. " Area 2- Mariners Mile "For the sites on the inland side of Coast Highway, the General Plan establishes a maximum density of 26.7 du/acre; however; based on the average density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre was utilized as the realistic development capacity of those sites (see Mixed -Use Realistic Development Capacity Assumption section for detailed discussion). " Inconsistent: This policy is not subjective. The General Plan Housing Element, Housing Sites Analysis and Inventory) t for the property concluded the property is entitled to 15 residential units (See Figures 9- 11). Adding a 35% density bonus allows a total of 20.25 units of which 4.05 units must be affordable to lower income households for the HAA to be applicable to this project. The claim the project is entitle to 26 units is inconsistent with the site-specific Assessor Parcel by Assessor Parcel analysis contained in the Housing Element. Where there is a conflict between the maximum allowable Zoning density and the General Plan density, the General Plan density prevails (Gov. Code, § 65915, subd. (o)(2)). The project is not designed with a free-standing commercial use fronting on West Coast Highway. The project is not designed with a free-standing, mixed-use buildings that integrate residential with retail uses in the rear of the commercial use. " General Plan Housing Element Appendix H4, Area 2 — Mariners Mile (page 5-187 to 191) David J. Tanner Page 11 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1237 Area 2 Mariners Mile Housing Site Inventory � 9 Feet - e Ihhllnp Mlle Febrmy*MS Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Figure 10 Area 2 Mariners Mile Map Sites 17 a -d Housing Element Figure 11 Area 2 Mariners Mile Map Sites 17e —18c Housing Element AREA 2 MILE AREA Map MARINEWS Address/ MILE Area (sq. Acres Zane GP Existing Use Addelonaf Infrastructure Type of EnvironDensity Density Potenftar Un A Realistic APN 0) Designation Designatkn info Info SvAlctent to land Constraints Capacity Unit Serve Land Serve Land (du) Copacay Use? Use? (du) Site 2510 W. 6,838.57 0.2 MU- MUH1 Commercial (2) (3) Yes U Possible 26.7 5.34 du 3.2 du (16 17a Coast MM buikdirg wd h asbestos dulacre dulacre) Highway mist. uses from older and no building built building address/ 1950'a construction 42547155 storage, Site no address! 5,398.66 0.12 MU- MUH1 Commercial (2) (3) Yes U Possible 28.7 3.2 du 1.95 du (16 17b 42547155 26 du 15 du MM 2540, 2542 buikdingwtth 023 MU- asbestos dulacre (2) (3) dulacre) U Possible 26.7 6.14 du 3.66 du (10 188 mist uses from older building with asbestos du/acre dulacre) built 1950's, Highway building misc. uses - from older boat and 106, construction wine shop, building storage, 110 Tustin building built constuction parking lata Ave./ Site 2530 W. 21,229.96 0.49 MU- MUH1 Commercial (2)(3) Yes. U Possible 26.7 13.08 7.8du(16 17c Coast MM buikdingwkh asbestos dulacre 5,420.22 dulacre) MU- Highway/ Commercial (2) (3) Yes U mist uses 26.7 13.08 du 7.84 du from older Ave! MM 425 471 56 building with built 1950's, dulacre (16dulacre) building 425 471 14 mist uses boat construction including storage, wine shop, parking tits Site No 1,997.95 O.DS MU- MUH1 Commercial (2)(3) Yes U Possible 26.7 1.34 du 0.8du(16 17d address/ 1940's MM buildingwilh asbestos dulacre 6,100.16 dulacre) MU- 425 471 56 Commercial (2) (3) Yes U mist uses 26.7 3.74 du 224 du (16 from older Ave] MM building with building bulk dulacre dulacre) building 425 471 13 misc. uses 1950'5, boat construction including a storage, wine shop, parlung lots Figure 11 Area 2 Mariners Mile Map Sites 17e —18c Housing Element AREA 2 MARINER'S MILE Map Adders/ Area (sq. Acres one GP Exisling Use Addr7iond lr*asiructure Type of Environ Density Potential Un RedistiC APw R) Designation info sumcient to land Constraints CapocRy unff Serve Land (du) Capacity Use? (du) Site No 5,158.43 0.12 MU- MUM Commercial (2) (3) Yes U Possible 26.7 3.2 du 1.92 du (16 17e address! MM building with asbestos du/acre dulacre) 425 471 56 misc. uses from older bulk 1950's, building boat construction storage, parking tits SUBTOTAL FOR SITE 17 (1) 26 du 15 du Site 2540, 2542 10,003 023 MU- MUH1 Commercial (2) (3) Yes U Possible 26.7 6.14 du 3.66 du (10 188 W. Coast MM building with asbestos du/acre dulacre) Highway misc. uses - from older and 106, wine shop, building 110 Tustin building built constuction Ave./ 1940's 425 471 15 Site 116 Tustin 5,420.22 DA9 MU- MUH1 Commercial (2) (3) Yes U Possible 26.7 13.08 du 7.84 du 18b Ave! MM building with asbestos dulacre (16dulacre) 425 471 14 mist uses iorm older including building wine shop, building bulk 1940's Site 120 Tustin 6,100.16 0.14 MU- MUH1 Commercial (2) (3) Yes U Possible 26.7 3.74 du 224 du (16 18c Ave] MM building with asbestos dulacre dulacre) 425 471 13 misc. uses from older including a building wine shop, building built 1940's SUBTOTAL FOR SITE 18 (1) 22 du 13 du David J. Tanner Page 13 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1239 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Local Coastal Program Implementation Plan LCP Implementation Plan Section 21.10.020.13. Purpose Protect, maintain, enhance and restore the overall quality of the coastal zone environment and its natural and artificial resources Inconsistent: This Section is not subjective. The protect design does not maintain, enhance and restore the overall quality of the coastal zone environment and its natural and artificial resources. The project severely impacts views of and from the John Wayne Park/Newport Theater Arts Center. The project has the potential to significantly impact views from Cliff Drive Park and nearby areas of Newport Bay. Staff and the Applicant admit this! Based on project view simulations, the project's mass and scale will result in a significant adverse view impact from John Wayne Park to Newport Harbor. (Section 21.10.020.G), (Section 20.52.080.F.2.iii). The project does not meet the requirement of Coastal Development Permit Finding B.1. when measured against the requires of the LCP. 12 LCP IP Section 21.30A.040, B, 2 Demand for Access and Recreation The project removes a marine use. The Staff Report states "There are adequate marine related businesses in the area including boat dealers, boat rentals and sailing and seamanship schools to serve current and foreseeable demand." The LCP requires the applicant justify this assertion with a "Demand for Access and Recreation" analysis. There is no evidence in the record to support the project assertion that there are adequate marine related businesses in the area to serve current and foreseeable demand. The City has not provided any substantial evidence supporting the health of the marine industry in the City. The General Plan states: "unless present and foreseeable future demand for such facilities is already adequately provided for in the area. Encourage coastal -dependent industrial uses to locate or expand within existing sites and allow reasonable long-term growth." At this time private marine use is surging. The demand on the marine industry is high. In Newport Beach and Costa Mesa, marine businesses are being forced to close and/or relocate because of increased rent/leases/or reuse of the property for more profitable land uses13. These businesses are being forced further from Newport Beach resulting in additional traffic, additional vehicle miles traveled and increased air/GHG emissions. Justification must be provided in light of potentially significant adverse cumulative impacts to the City's marine industry and marine economy to satisfy Land Use Policy LU 2.2 Sustainable and Complete Community. Municipal Code Chapter 20.32.020 Eligibility for Density Bonus and Incentives The City's Municipal Code Chapter 20.32.020 (Eligibility for Density Bonus and Incentives) complies as required with Government Code Sections 65915 through 65917. However, the Government Code does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). 14 Therefore, the LCP 12 Section 21.10.020.B. and 20.30. 100 (Public View Protection) is Examples: Raul's Marine Canvas, Stohl Engine Company, and Petros Marine Services is Government Code 65915(m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). Any density bonus, concessions, incentives, waivers or reductions of development standards, and parking ratios to which the applicant is entitled under this section shall be permitted in a manner that is consistent with this section and Division 20 (commencing with Section 30000) of the Public Resources Code. David J. Tanner Page 14 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1240 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) supersedes the Government Code and density bonus provisions of the City Municipal Code. When evaluating the project's density bonus development standard waiver request to increase the maximum height limits, the City is governed by the LCP. LCP policy Section 21.10.020.G To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views and access; and ensure that growth, development, and environmental management is conducted a manner consistent with the provisions of the Coastal Land Use Plan. (Ord. 2016-19 § 9 (Exh. A) (part), 2016) Inconsistent: This is not subjective. The requested height increase will increase the project's view impact to coastal resources from public locations. The request is inconsistent with LCP policy Section 21.10.020.G. Any reduction in coastal views from public locations is potentially significant. Applicant provided view simulations (Staff report Imagery Studies 5 & 6) are "best case". "Worst case" visual simulations should be provided, including views from Newport Bay, WCH inland to the site, and from Cliff Drive Park also visible from the site to fully understand the magnitude of significant adverse impact caused by the project. These simulations should also depict night-time lighting impacts (two examples: The apartments have windows on the northern face of the building. The office use has glass siding on its north side facing. Both examples face John Wayne Park). In addition to significant impact to John Wayne Park/Newport Theater Arts Center the project's mass and scale will result in a significant adverse view impact from WCH, a designated Coastal View Road, inland to the coastal bluffs. The project does not protect significant views from public right(s)-of-way in compliance with the LCP15, nor does the project meet the requirement of CDP Finding B.2 when measured against the requirements of the LCP. 16 Any reduction in coastal bluff views is potentially significant. WCH is dangerous in the vicinity of the project site. There are 71 vehicular access points onto WCH within the Mariners Mile, only 4 of these are signalized. Left turn movements in and out are permitted. WCH varies from 4 to 5 lanes with parallel parking permitted on both sides along portions. A bike lane on the south side is shared with parked cars and right -turn lanes. Three striped areas telling motorist to "Keep Clear" to allow left turn in and out movements exist within the immediate vicinity of the site. Two striped areas stating "Signal Ahead" alerting drivers of the signal at Tustin Avenue exist in the immediate vicinity of the site. These conditions create hazards to motorists, bicyclists, pedestrians and especially children. There have been 37 accident reports filed with the Newport Beach Police Department since 2015. Nearby residents have testified accidents rates are significantly higher than reported in police records. This project will add significantly to these hazards both individually and cumulatively by increasing traffic volume and turn movements on WCH. 17 Particularly, left turn movements to and from the project. The closest north/south street is Tustin Avenue to the west. Project traffic will utilize Tustin Avenue, a 2 -lane street with parallel parking on both sides. Tustin Avenue terminates at WCH and connects to residential neighborhoods to the north. Access drives exist on Tustin Avenue for local businesses. The only other north/south street is Riverside Street to the west. Riverside Street is a 4 -lane street terminating at WCH, extending north to residential neighborhoods north of Avon Street. Avon Street is a 2 -lane 15 Section 20.30. 100 (Public View Protection) 16 LCP 21.30A.040.B.4&7 (Determination of Public Access/Recreation Tmpacts) 17 One cumulative project is the Newport Village project David J. Tanner Page 15 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1241 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) east/west road. Secondary access to the project site is obtained via a drive connecting Tustin Avenue to the west and a metered parking lot to the east. This drive is offset (non-standard) and north of the intersection of Avon Street and Tustin Avenue. Ocean View Avenue also terminates at this location creating a dangerous condition. This intersection configuration would not be permitted under current design standards. One entrance to John Wayne Park is from the stairs located on the northside of the un -named access drive connecting to Avon Avenue. Pedestrians including many children use these stairs and walk daily on Avon Avenue. They go up and down these stairs to use the park and the retail uses adjacent to WCH. Increased traffic increases already significant safety concern. The project design does not provide for the adequacy, efficiency, and safety of pedestrian and vehicular access." It increases hazards. City Staff and the Applicant know this, they admit this and respond by saying the project characteristics exempt the project from the City Traffic Phasing Ordinance requirement to prepare a traffic study.19 This conclusion is incorrect. The conclusion does not account for future ADUs which will cause project ADT to exceed the 300 ADT threshold20. Even if the City Municipal Code Traffic Phasing Ordinance exempt the project from evaluating the project's impact on traffic, which it does not, the City LCP does not exempt the project from analyzing the impacts on coastal resources including traffic and public safety. To reiterate, there have been 37 traffic accident reports filed with the Newport Beach Police Department from 2015-2020 and two additional serious multi -car injury accidents thus far in 2021. Many more accidents are reported by residents. This project will be detrimental to the harmonious and orderly growth of the City, and endanger, jeopardize, and constitute a hazard to the public convenience, health, interest, safety, and general welfare of persons residing or working in the neighborhood of the project.21 The project does not minimize the number of driveways that interrupt the continuity of street facing building elevations required to satisfy Land Use Policy LU 5.3.5 Pedestrian -Oriented Architecture and Streetscapes. Residential access should be prohibited from WCH. Left -turn -in traffic movements should be prohibited from WCH, but this turn movement can't be restricted by the City, because WCH is a Caltrans facility not under the control of the City. This is a recognized significant unavoidable adverse impact! The multi -family dwellings are not designed to convey a high-quality architectural character 22, do not achieve the highest level of urban design and neighborhood quality 23, fail to modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety24 and do not provide an attractive architectural treatment of elevations facing the residential neighborhood.25 Building elevations are not well-designed and landscaped to reflect the areas residential village character. 2' The project design does not incorporate architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a '$ Section 20.52.080.F.2.iv 19 Section 15.40.030.0 21 HCD Accessory Dwelling Unit Handbook, December 2020 "Multiple ADUs within the portions of multifamily structures that are not used as livable space. Local agencies must allow at least one of these types of ADUs and up to 25 percent of the existing multifamily structures." 21 Section 20.52.080.F.3 22 Policy LU 5.1.9 & LU6.16.6 21 Policy LU 5.1.9 (Building Elevations) 21 Policy LU 5.1.9 (Roof Designs & Policy & LU 5.2.1 (Architecture and Site Design) 21 Policy LU 5.2.2 (Buffering Residential Areas) 2e Policy LU6.16.6 David J. Tanner Page 16 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1242 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) singular building volume. The project design does not modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. Approval of the project will result in significant adverse effects to traffic. Section 20.40.404 of the NBMC requires one (1) space per 1,000 square feet of lot area for vehicle sales, which would equate to forty-three (43) spaces. The project's commercial component is proposing 13 spaces, a shortfall of 30 spaces. The proposed characteristics of the proposed commercial tenant may only require 13 on-site parking spaces, however, there is no guarantee this tenant will occupy the space in perpetuity. Historically businesses come and go. If the proposed business is unsuccessful, or if the space is used by a future business, additional on-site parking spaces will be needed. This will result in a vacant retail space or the future use will use the nearest available off-site parking spaces in the area. There are significant parking shortages in this area. This is a potentially significant adverse impact. City Municipal Code Chapter 20.32.040 (Parking Requirements in Density Bonus Projects) is governed by the LCP as discussed previously. The City must apply the LCP standards to determine if the reduction in project parking limits or restricts coastal access in the future. Granting the requested reduction of 30 onsite parking spaces for the commercial use will likely limit future uses of the commercial structure. It will be infeasible to redevelop the site meeting current building standards. A good example is the disadvantaged commercial uses adjacent to WCH within the Newport Shores commercial district west of the project site. These businesses have a similar parking deficiency caused by the widening of WCH which has prevented change in use/revitalization. The City policy for decades has been to allow these non -conforming uses to continue to operate until they request a change of intensity or new use, at which time the business must be brought up to code. This policy has prevented redevelopment of these businesses. In the case of the Newport Shores commercial businesses, the adjacent residential uses are burdened by the shortfall of on-site commercial parking whose employees and customerspark in the adjacent residential streets. (example: The Eat Chow Restaurant is permitted with a total of 3 on-site parking spaces. This isn't even enough parking for the employees!) While staff determined the residential component of the project meets municipal code parking requirements, reality says, the on-site parking provided is not adequate to meet the anticipated project population, guests, employees and the potential for Accessory Dwelling Units (ADUs). Reality says additional parking spaces will be required which will reduce public parking spaces in the area, further burdening existing commercial businesses, nearby residential areas and the draw of tourism to the area. The Mariners' Mile has an existing shortage of public parking spaces. This shortage is likely to get worse given the potential for ADUs and projected regional population growth. This shortage is leading to additional tourists parking in nearby residential areas served by public streets. The commercial parking waiver should be denied. This is equivalent to "spot zoning". While legal, spot zoning must be in the public interest. Any change in commercial parking requirement should be carefully considered after a thorough evaluation of the precedent setting potential and arbitrary nature of the request. The correct procedure to accomplished the parking waiver is through a modification of the Municipal Code. What is clear is the developer is making his money from the residential component and does not care about the success of the commercial component. The developer is transferring 30 parking spaces from the commercial component to the residential component to increase the number of residential units. The developer is justifying this on the provision of 3 studio affordable housing units. David J. Tanner Page 17 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1243 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) B. DOES THE PROJECT QUALIFY FOR A CEQA CLASS 32 EXEMPTION? All Facts in Section A in Opposition of Coastal Development Permit, Major Site Development Review and Conditional Use Permit are hereby incorporated by reference. CEQA Class 32 Exemption - Overview CEQA Class 32 exemption is one such class promoting "shovel -ready" urban infill development projects through categorical streamlining. Established in 1998, this urban infill exemption requires projects to be consistent with applicable general plans and zoning designations, located within a city's limits on a site five acres or less, bordered by urban uses, and without significant impacts to traffic, noise, air quality, or water quality. The project site itself can be either vacant or previously developed, but must be devoid of sensitive habitat and adequately served by public utilities. (CEQA Guidelines, § 15332). Senate Bill 226 specifies conditions under which these projects would be adequately supported by existing planning documents and land use designations. (Pub. Resources Code, § 21094.5.) SB 226 and Class 32 exemptions exemplify the principle that areas already predetermined for these exact uses by a CEQA-driven planning process need not undergo a more onerous review. Exceptions to the exemptions, however, add back in a measure of consideration to the process. (CEQA Guidelines, § 15300.2, subds. (b), (c)—(f).). Under these exceptions, the infill exemption cannot be used if the project would cause cumulatively significant impacts, impact scenic highways or historical resources, involve hazardous waste, or are subject to "unusual circumstances." While these four exemptions lend themselves to relatively straightforward interpretation and have been largely uncontroversial, the "unusual circumstances" exception has been the subject of much litigation. The "unusual circumstances" exception precludes the use of any categorical exemption when there is a "reasonable possibility" that the project "will have a significant effect on the environment due to unusual circumstances." (CEQA Guidelines, § 15300.2 (c.).) In reviewing a lead agency's determination as to whether the exemption applies and if the effects will be significant, the Supreme Court has applied a two - prong test wherein an agency must answer: (1) are there unusual circumstances? and if so, (2) would these unusual circumstances create a potential for significant impact? Further complicating the issue is the bifurcation of the standard of review that applies the "substantial evidence" standard to the first prong of the test and the "fair argument" standard to the second. Under the more deferential first prong, an agency may base its decision on substantial evidence, including conditions in the vicinity of the project. If it determines there is an "unusual circumstance," then the "fair argument" standard requires an EIR when it can be fairly argued based on substantial evidence that "due to" the unusual circumstances of the project, it may have a significant effect on the environment. Both standards require substantial evidence in the record. And the question of whether a project qualifies for the Class 32 exemption in the first instance is subject to the more deferential "substantial evidence" threshold. (Berkeley Hillside Preservation v. City of Berkeley (2015) 60 Cal.4th 1086, 1114). The City's use of a Class 32 exemption should document its determination of whether any "unusual circumstances" are present and resulting potential significant effects (or presumably, the lack thereof) with applicable land use documents (zoning maps, general plans, etc.) and if warranted, some standard preliminary technical analysis (traffic, biology, noise, etc.). David J. Tanner Page 18 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1244 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) The project is a "shovel -ready" project in an urban infill area within the City limits on a site five acres or less, bordered by urban uses. The project complies with City General Plan land use designation (Mixed - Use Horizontal (MU -H 1)), the Municipal Code zoning designation of Mixed -Use Mariners Mile and the Municipal Code's LCP land use designation of Mixed -Use Horizontal (MU -H). The project will not result in significant impacts to noise, air quality, or water quality. The project site is developed and devoid of sensitive habitat and adequately served by public utilities. The project would appear to be predetermined for the exact use by a CEQA-driven planning process and need not undergo a more onerous review. One would expect a project meeting these standards to belong to a class of projects that typically have no significant environmental effects to qualify for a Class 32 exemption. In this case, the project is inconsistent with the General Plan, Municipal Code and Local Coastal Program policies and standards, and therefore does not qualify for a Class 32 exemption. The project will result in potential significant traffic and safety impacts both individually and cumulatively and therefore, does not qualify for a Class 32 exemption. Despite the testimony of many residents in the immediate project vicinity who experience these hazards on a daily basis, the fact the Newport Beach Police Department reported there have been 37 traffic accident reports filed from 2015 — 2020, the City failed to conduct a traffic study. The City should have prepared a traffic study. Without preparing a traffic study, the City does not have factual and/or legal support for the City's decision the project will or will not result in significant traffic impacts. The City's General Plan and Local Coastal Program each designate West Coast Highway between Newport Boulevard and Dover Street a "Coastal View Road" for its scenic qualities. The project will result in potential visual impacts both individually and cumulatively and therefore, does not qualify for a Class 32 exemption. Due to the project location in a particularly sensitive area, the project will result in significant adverse impacts due to the project's design which will impact areas of special significance designated, precisely mapped, and officially adopted by the City General Plan and Municipal Code. Therefore, the project does not qualify for a Class 32 exemption as demonstrated by the following 4 tests. Test 1. Consistency with Applicable General Plans and Zoning Designations General Plans and Zoning Designations Inconsistent: The project complies with City General Plan land use designation for the property (Mixed - Use Horizontal (MU -H 1)), the Municipal Code zoning designation of Mixed -Use Mariners Mile and the Municipal Code's LCP land use designation of Mixed -Use Horizontal (W -H). The General Plan Housing Element, Housing Sites Analysis and Inventory for this property concluded the property is entitled to 15 residential units. Adding a 35% density bonus allows a total of 20.25 units of which 4.05 units must be affordable to lower income households for the HAA to apply. The claim the project is entitle to 26 units is inconsistent with the detailed site-specific Assessor Parcel by Assessor Parcel analysis contained in the Housing Element. Where conflict exists, General Plan density prevails over maximum permitted Zoning density. The Municipal Code incorporates the LCP which contains a Land Use Plan and Implementation Plan. Development within the Coastal Zone is governed by the LCP. The LCP requires that all development be David J. Tanner Page 19 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1245 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) consistent with the General Plan and Municipal Code and that the Land Use Policies and Implementation Plan standards of the LCP supersede the City General Plan and Municipal Code. The Coastal Commission has told Staff this, yet Staff has failed to take heed. In the case of the Garden Office and Parking Structure project where a similar staff analysis, CEQA Class 32 exemption and Coastal Development Permit were approved by the City, then immediately appealed in August 2020 to the Coastal Commission, the Coastal Commission noted: "the standard of review for this appeal is the certified LCP. It should also be noted that CEQA policies are not the standard of review for this appeal." Therefore, the project fails to comply with the land use policies and implementation standards of the LCP. The City does not have factual and/or legal support for the City's decision that the development is consistent or inconsistent with the relevant provisions of the certified LCP. A requirement in order to make the required Coastal Development Permit Findings. Even if a Class 32 exemption were to be utilized, which it should not, the City has failed to conduct the environmental analysis required by the LCP. Area of Special Significance The project is located in a particularly sensitive area, the Mariners' Mile. The Mariners' Mile is a special place. In addition to the General Plan and Municipal Code, the coastal zone is governed by the certified LCP, a section of the Municipal Code which supersedes these documents. Mariners' Mile is an area of tremendous public interest. The Mariners' Mile is an area of increased regulatory scrutiny and unusual circumstances. The Mariners' Mile is very important to the long-term image and economic vitality of the City. In addition to meeting the General Plan land use designation and site zoning designation, which the project does not meet, these documents have a number of site development policies and development standards projects must meet. Projects within the Coastal Zone require approval of a Coastal Development Permit. To receive approval of a Coastal Development Permit, a project needs to be found consistent with the LCP which requires a Finding that the project is consistent with the City General Plan policies, Municipal Code policies and all LCP land use policies and Implementation Plan development standards. The General Plan and Municipal Code identify Coast Highway from Newport Boulevard to Dover DriveBayshore Drive for its scenic coastal vistas and designate it a Coastal View Road. Views from WCH to Newport Bay, as well as inland to the coastal bluffs are equally important and protected. The protection of significant views from public right(s)-of-way is required by the Municipal Code. The EIR for the General Plan States "Coastal bluffs are a prominent landform in Newport Beach and are considered significant scenic and environmental resources." "Coastal bluffs play an important part of the scenic and visual qualities of the City." The California Coastal Act states new development in highly scenic areas shall be subordinate to the character of its setting.27 In this case, the project is located in close proximity to public areas whose views of coastal resources must be preserved/protected. The project design is required to blend with the community. The potential impact to the marine industry is to be minimized and new development shall be subordinate to the character of its setting. The project must be considered in light of its cumulative impacts. 27 California Coastal Act of 1976 — Article 6 - Section 30251 PRC, http://www.coastal.ca.gov/fedcd/cach3.pdf, Accessed February 2, 2006. David J. Tanner Page 20 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1246 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) This project and other mixed-use projects within the Mariners' Mile raise significant conflicts between the City General Plan, Municipal Code, LCP and State housing laws. The State has passed housing laws, (examples: Mello Act, Density Bonus Act, Housing Accountability Act) which supersede the City General Plan and Municipal Code and while not subordinate to, are to be harmonious with the Coast Act/City LCP. On their face these laws conflict with policies in the General Plan, Municipal Code and LCP such as view protection, traffic, public safety and community character. The California Department of Housing and Community Development recommends coastal localities seek to harmonize the goals of protecting coastal resources and addressing housing needs of Californians. In order to do so, the City must perform the analysis required by the LCP to support the findings required for the Coastal Development Permit. In conducting the analysis required for the LCP, the City will have the evidence to document their Findings required for the Conditional Use Permit and Major Site Development Review. This analysis has not been completed or if it has, it has not been made available to the public. The significance of the coastal resources affected by the decision are clearly stated in the City General Plan, Municipal Code and LCP. The City does not have factual and/or legal support for the City's decision that the development is consistent or inconsistent with the relevant provisions of the certified LCP. A requirement in order to make the required Coastal Development Permit Findings. Project Design Impacts The Project design will significantly impact views from nearby public parks of coastal resources including Newport Bay, WCH and coastal bluffs. The project will generate night-time lighting impacts. Two examples are lighting from apartment windows on the buildings north face and the office building which has glass siding on its north side facing John Wayne Park. The project's design does not comply with height and parking development standards. Discretionary actions are required to bring the project into compliance with the General Plan and Municipal Code. However, if the height standard is allowed to be increased it will increase the impact to public views. The project design does not comply with the Land Use Element polices and site development standards previously discussed. The project design does not comply with the intent of the LCP and its policies, or its Implementation Plan development standards. The project does not comply with the Housing Element density allocation for the project site. There is no evidence in the public record to indicate whether the project complies or does not comply with the General Plan Vision Statement requiring a reduction in traffic citywide by 28,920 trips each day over the life of the plan. There is no evidence in the public record whether the project complies or does not comply with General Plan Safety Element's primary goal "to reduce the potential risk of death, injuries, property damage, and economic and social dislocation resulting from natural and human -induced hazards". These risks are applicable to the project in the event of a significant earthquake, earthquake caused liquefaction, wildland generated urban fire, or combination of any of these conditions. The project and another nearby proposed project rely on WCH as their primary emergency evacuation route. Circumstances have changed since the last update of the General Plan including the 2018 Woolsey fire, which showed the inadequacy of emergency evacuation plans, inadequacy of circulation infrastructure and failure of mutual aid David J. Tanner Page 21 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1247 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) agreements .2' These increased risks are not included in the City 2011 Emergency Operations Plan. Changes in circumstances also include the Shake Alert early warning system29 and enactment of Public Safety Power Shutoffs (PSPS) by utility purveyors. 30 The City was notified of the possibility of PSPS in 2019 by the Southern California Edison Company. A PSPS could cut power to portions of the City including traffic signals along WCH during a period of high wind conditions or other extreme conditions. Project compliance with the certified Local Costal Program In certifying the City LCP, the California Coastal Commission authorized the City to issue Coastal Development Permits for projects within the coastal zone. The LCP requires projects to be compliant with the General Plan, Municipal Code and its LCP. When there are conflicts between land use and development regulations, including any applicable discretionary actions, the LCP requires the more restrictive policies/standards apply. When approving a Coastal Development Permit the City is telling the Coastal Commission: 1) the project conformed to all City land use and development regulations, including any applicable discretionary actions; and 2) the project conforms to all applicable sections of the certified LCP. • The project design fails to "Protect, maintain, enhance and restore the overall quality of the coastal zone environment and its natural and artificial resources". 31 • By approving the project as proposed the City is failing "To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views." 32 • The project is not sited and designed to: a. "protect public views to and along the ocean and scenic coastal areas; and b. "minimize visual impacts and be visually compatible with the character of surrounding areas". 33 • The project fails to demonstrate "There is no feasible less environmentally damaging alternative." 34 • The project does not "Conforms to all applicable sections of the certified Local Coastal Program". 35 • The project does not meet the required Coastal Development Permit "Findings". 36 28 After a year of analysis, in October the County of Los Angeles issued a report citing a litany of contributing factors. One of the main conclusions is that fire suppression resources were overwhelmed. (https://www.lacou nty.gov/wp-content/uploads/Citygate-Working-Draft-Woolsey-Fire-Incident-AAR-10-23-19.pdf) 29 ShakeAlert " Early Warning Earthquake System (video) presentation, December 17, 2019, Hosted by: Kevin Tiscareno, Training Captain, Newport Beach Fire Department. City website: hgps://www.newportbeachca.gov/govemment/departments/public-information-office/nbtv/streamin z-vt� ideo 31 https://www.sce.com/wildfire/psps 31 Section 21.10.020.B. 32 Section 21.10.020.G 33 Section 21.30.060.0.1 & 3 " Section 21.30B.010.G.2 31 Section 21.52.015.F.1 36 Section 21.52.090.D David J. Tanner Page 22 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1248 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) The project design's noncompliance with General Plan and Municipal Code policies and development standards is a significant land use impact and disqualifies the project from use of the Class 32 exemption. Test 2. Would the Project Result in Cumulatively Significant Impacts? Cumulatively Significant Impacts Proposed projects in the immediate vicinity of the project include the Newport Village project. The Newport Village project is a mixed-use project which will have similar impacts as the proposed project, only significantly greater due to the larges size and scope of the project. Both projects eliminate or reduce the size of marine uses. Potential significant adverse cumulative impacts include: traffic, transportation, land use, visual (WCH a Coastal View Road), coastal resources and public safety. The application of maximum permitted unit capacity (26du/ac) opposed to the Housing Element's realistic unit capacity ((16du/ac) for the inland side of WCH will have similar potentially significant adverse cumulative impacts to traffic, transportation, land use, visual resources, coastal resources and public safety. These projects have the potential to cumulatively impact the marine industry by removing or reducing the acreage of marine uses within the City. This cumulative change will significantly change the village character of the Mariners' Mile, something not anticipated by the General Plan and Municipal Code mixed-use designation. The General Plan and Municipal Code did not anticipate development within the mixed-use land use and zoning categories to have cumulatively significant impacts on public view points. The City has determined the Newport Village project will have potentially significant adverse environmental impacts and required the preparation of an Environmental Impact Report (EIR). EIRs are only prepared for projects which have the potential for significant adverse environmental impacts. The application of the maximum permitted unit capacity (26du/ac) opposed to the Housing Element's realistic unit capacity ((16du/ac) for the inland side of WCH will have will result in cumulatively significant impacts. The project combined with the Newport Village project and other projects will result in cumulatively significant impacts. The potential for cumulatively significant impacts disqualifies the project from use of the Class 32 exemption. The full extent of the project's cumulatively significant impacts cannot be determined until the certification of the Final EIR for the Newport Village Project. Test 3. Unusual Circumstances Substantial Evidence Development of property within the City is controlled by the City General Plan and Municipal Code. Properties such as this property and others within the coastal zone must also comply with the certified LCP, a component of the Municipal Code. In certifying the City LCP, the California Coastal Commission authorized the City to issue Coastal Development Permits for projects within the coastal zone. The LCP requires projects to be compliant with the General Plan, Municipal Code and its LCP. When there are conflicts between land use and development regulations, including any applicable discretionary actions, the LCP requires the more restrictive policies/standards apply. Therefore, the environmental analysis required for approval of a Coastal Development Permit must be expanded to include all Coastal Act/LCP environmental concerns. David J. Tanner Page 23 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1249 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) The CEQA Guideline threshold of Significance cannot be relied upon as adequate for this analysis. This is an unusual circumstance not anticipated by CEQA for projects such as the proposed project. The Coastal Commission has told Staff this, yet Staff has failed to take heed. In the case of 215 Riverside where a similar staff analysis, CEQA Class 32 exemption and Coastal Development were approved by the City, then appealed in August 202 to the Coastal Commission, the Coastal Commission noted: "the standard of review for this appeal is the certified LCP. It should also be noted that CEQA policies are not the standard of review for this appeal." 37 Two of the purposes of the LCP are to "Protect, maintain, enhance and restore the overall quality of the coastal zone environment and its natural and artificial resources" and "to ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views ...".38 The LCP is comprised of a Land Use Plan and an Implementation Plan. The project is located within an area known as the Mariners' Mile. The Mariners' Miles occupies a strip of low-lying land extending from Newport Bay inland to the top of the coastal bluffs, from Newport Boulevard bridge, south to Dover Drive/Bayshore Drive. This area has been and remains an area of intense public interest. Land uses include single-family and multi -family residential, retail commercial, tourist commercial and marine related uses. The General Plan Land Use Element and Municipal code were updated to allow areas of mixed-use development. Allowable uses include multi -family residential use. The project is the first multi -family project to be noticed for public hearing on the inland side of WCH. A development application for a nearby and much larger mixed-use project containing multi- family use has been filed and is undergoing environmental review. The project represents the first of what is anticipated to be a number of mixed-use projects including multi -family use. These projects are of extreme public interest, particularly since there has been public anticipation that the on-going City General Plan Housing Element and Circulation Element update will reevaluate the Mariners' Mile and determine the future vision for the area and West Coast Highway. The General Plan update process is addressing the City's required Regional Housing Needs Assessment of approximately 4,830 dwelling units of which 49% must be affordably priced. A requirement the City is not going to meet. The City through the General Plan Housing Element process is trying to identify potential locations for additional the RHNA units. Mariners" Mile is one area being considered. The State also passed a series of laws ministerially approving Accessory Dwelling Units in existing and proposed residential units. This includes existing residential units within the Mariners' Mile, the project and all future projects. The impact of ADUs on the City/Mariners' Mile has not been evaluated and is part of the General Plan update. Over time ADUs will increase the population per dwelling unit, a factor relied upon by planners to project future water sewer, electricity and infrastructure requirements. Therefore, this project is precedent setting and of extreme public interest. The precedential value of the local government's decision for future interpretations of its General Plan, Municipal Code and LCP is extremely high. 37 California Coastal Commission, Staff Report: Appeal - Substantial Issue. Appeal No. A-5-NPB-20-0025, August 23, 2020 ss LCP Section 21.10.020.13 & G David J. Tanner Page 24 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1250 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) In this case, the General Plan Vision Statement requires a reduction in traffic city-wide 39, while allowing additional growth through its Land Use Element. The project complies with City General Plan, zoning and LCP land use designation for the property, but as stated previously, the project does not comply with the Housing Element density for the site. The project design does not comply with many of the LCP plan's policies. Nor does the project design comply with the intent of the General Plan. The project design is not reducing Average Daily Trips (ADT), it is increasing ADT. The project design involves an increase of intensity compared to the existing condition/use. The project design is also required by the LCP to "protect, maintain, enhance and restore the overall quality of the coastal zone environment and its natural and artificial resources". The project design does not. The City is required to "ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views" prior to issuance of a Coastal Development Permit. Coastal resources potentially impacted by the project design include coastal bluffs and views of coastal resources from public spaces. Not only must the project design protect views from the land to the water, it must protect views from the water to the coastal bluffs. The project design fails to do so. The project design impacts views of coastal resources including views of Newport Harbor from John Wayne Park and Cliff Drive Park. The project design impacts views of the coastal bluffs as seen from Newport bay and West Coast Highway, a designated Coastal View Road. Therefore, to be in compliance with the General Plan, Municipal Code and LCP, the project design would have to preserve and enhances coastal resources; protect and enhance coastal views; reduce ADT, and comply with a number of General Plan Land Use policies and zoning standards regulating the project character, quality and interface with adjacent uses. The project design fails to do so. The project density request exceeds the density limit for the property in the General Plan Housing Element and as a result the design of the project results in environmental impacts not anticipated by the Class 32 exemption. Finally, the project design creates an unusual circumstance by requesting a reduction in the number of required on-site parking spaces for the commercial use from 43 to 13 parking spaces. The reduction in parking spaces will create a long-term parking deficiency for future commercial use of the property. This has the potential to severely limit possible users in the future. It is unusual that a reduction of commercial parking standards be requested by a density bonus incentive for a residential component of a project which does not need parking relief. The Density Bonus Act intent of concessions and incentives is to lower the cost of the construction of housing in order to provide for the affordable housing, not commercial parking variances. Combined these are unusual circumstances. 39 General Plan, Chapter 1, Introduction pg. 1-2 "After receiving community input, GPAC developed a "Vision Statement"—a description of the City that residents want Newport Beach to be now and in 2025—to serve as a blueprint for this General Plan Update. GPAC, with the assistance of planning professionals and using the Vision Statement as a guide, then developed this General Plan to ensure that the City achieves the vision by, among many other things, doing thefollowing: ■ Reducing traffic citywide by 28,920 trips each day over the life of the plan" David J. Tanner Page 25 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1251 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Test 4. Will these unusual circumstances create a potential for significant impact? Fair Argument Based on the information presented herein, the project design does not meet the policies and design requirements listed above and is therefore, inconsistent with the General Plan, the Municipal Code and it's LCP. Inconsistency with the General Plan, the Municipal Code and it's LCP disqualify the project from use of the Class 32 exemption and represents a potentially significant adverse land use impact. Additional project design impacts disqualifying the project from the use of the Class 32 exemption include; The project is inconsistent with the maximum density allowed for the property by the General Plan Housing Element. The project design will result in significant visual impacts to costal resources, including John Wayne Park, Cliff Drive Park, WCH (a designated Coastal View Road), costal bluffs, and Newport Bay; Based on public testimony and Newport Beach Police Department accident reports, the project design has the potential to result in potential traffic and safety impacts to motorists, pedestrians and bicyclists on local streets and WCH adjacent to the project. The project design has the potential to result in potentially significant cumulative impacts to public safety from traffic impacts (example: unsafe turn movements onto and from WCH and overburdening of local streets), sewer odors, and to coastal access through the reduction of available public parking resulting from the granting of an off-street parking variance for the commercial use. The project design has the potential to result in potentially significant adverse cumulative impacts from the reduction of marine related uses in the immediate area, traffic impacts on WCH and local streets. These facts represent a Fair Argument the project will result in potentially significant adverse impacts. Expert Opinion Mr. Tanner, an individual, is the President of Environmental & Regulatory Specialists, Inc., a Newport Beach based firm which provides land use, regulatory and CEQA services. Mr. Tanner is considered an expert in the field, having provided land use, regulatory and CEQA services for over 45 years. Mr. Tanner's expert opinion is that: • The project is inconsistent with the City General Plan, Municipal Code and Local Coastal Plan; • The project will result in significant individual and cumulative scenic impacts to WCH, a Coastal View Road adjacent to the project; • The City does not have sufficient factual evidence to support a finding that the project will or will not result in significant individual and/or cumulative Traffic impacts; • The project design will contribute to cumulatively significant impacts; • Unusual circumstances exist; • The fair argument standard has been met supported by substantial evidence; and due to the unusual circumstances of the project design, there is a "reasonable possibility" the project "will have a significant effect on the environment due to unusual circumstances; and David J. Tanner Page 26 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1252 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) • The project does not qualify for a CEQA Class 32 exemption. CEQA Conclusion Pursuant to (CEQA Guidelines, § 15300.2, subds. (b), (c)—(f).) the infill exemption cannot be used in this case because the project is inconsistent with the General Plan, Municipal Code and LCP. The project design would cause cumulatively significant impacts and is subject to "unusual circumstances." Due to the unusual circumstances, the project may have a significant effect on the environment. C. COASTAL DEVELOPMENT PERMIT NO. CD2019-062 Section 20.66.020 All Facts in Section A & B in Opposition of Major Site Development Review and Conditional Use Permit are hereby incorporated by reference. The City of Newport Beach's action (CDP No. CD2019-062) proposes the demolition of an existing marine sales facility located at 2510 and 2530 West Coast Hwy (APNs 425-471-55 & 425-471-56). The site encompasses approximately 0.98 acres. The site is developed with two office buildings, several small storage sheds, and paved areas for ancillary boat and automobile parking. The site has minimal landscaping and is situated inland (north) of West Coast Highway a designated Coastal View Road and south of, and in close proximity to coastal bluffs. The site is relatively flat, sloping to the south. The project proposes the construction of a new mixed-use development consisting of 35 residential dwelling units, and an 11,266 -square -foot boutique auto showroom. The residential component will consist of 10 studio units, 16 one -bedroom units and nine two-bedroom units. Three of the units will be provided as workforce housing and made affordable to very low-income households. The commercial component of the project will consist of an 8,741 square -foot auto showroom, with a 1,484 square -foot mezzanine and a 750 square -foot office space. The commercial use is proposed adjacent to West Coast Highway with the residential apartment uses proposed in the back of the commercial use. a residential deck connecting the residential apartments to the roof of the commercial structure is proposed. A ground level parking facility provides a total of 58 parking spaces. The parking facility is predominantly covered by the residential component of the project and is accessible via two-way access driveways from both West Coast Highway and an un -named access drive adjacent to the northern property line. The project includes hardscape and drainage to collect and treat surface runoff before being discharged in the municipal storm drain system. The project will require approximately 300 cubic yards of grading (cut) and 610 cubic yards of fill (+310 cubic yards of import). The project includes a Conditional Use Permit to allow the removal of the existing marine use and construction of a new mixed-use commercial auto dealership and residential development apartment use. The Conditional Use Permit includes a variance (Development Standard Waiver Request) to exceed the maximum permitted height limit from 26' to 35' (a variance of 9') to enable the construction of affordable housing units. The project includes a Major Site Development Review to allow a variance to reduce the number of required commercial off-street parking spaces from 44 to 13 (a reduction of -30 spaces) based on the design and characteristics of the auto dealership. David J. Tanner Page 27 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1253 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Pursuant to Density Bonus law, the project includes a request for one development concession for the unit mix and one waiver for the building height. The precedential value of the City's decision for future interpretations of its LCP within the Mariners' Mile is extremely high. The significance of the coastal resources affected by the decision are clear. The City does not have factual and/or legal support for the City's decision that the project is consistent or inconsistent with the relevant provisions of the certified LCP. The resolution of conflicts between the City General Plan, Municipal Code, LCP and stare housing, density bonus laws raise local issues and issues of regional and statewide significance. The following substantial issues exist should the City approve the project as proposed: • The project planning application for the Coastal Development Permit fails to provide all required information. Specifically, Section 21.52.015 (C) (Coastal Development Permits). The development application is incomplete. • The City's conclusion that the development is consistent with the provisions of the LCP is not adequately supported by documents in the record file or the City's findings as stated in Local CDP No. CD2020-143. • The City failed to use the correct standard of review for the Coastal Development Permit. The standard of review for this Coastal Development Permit is the certified LCP. CEQA policies are not the standard of review for this appeal. • The proposal to construct a new mixed-use commercial residential development that adversely impact coastal views from John Wayne Park, Cliff Drive Park, views from Newport bay inland to the coastal bluffs and from West Coast Highway (a Coastal View Road) is not supported by a finding that the project design is the minimum amount necessary to support the development, nor does it analyze design alternatives that do not impact coastal views. As the project has been designed the development would significantly alter coastal views, result in traffic/public safety and night-time light/glare impacts and adversely impact the character of the community. • The City prepared a visual analysis of the project site from John Wayne Park. There is not sufficient evidence that the project would protect scenic resources consistent with LUP Policies 4.4.1-1 through 4.4.1-3. The City's conclusion that the development is consistent with the provisions of the LCP Section 21.30A.040 -A. (Relationship and Proportionality) was not adequately supported by documents in the record file or the City's findings as stated in Local CDP No. CD2020-143. The City's conclusion that the development is consistent with the provisions of the LCP Section 21.50.070-B. (Environmental Review) was not adequately supported by documents in the record file or the City's findings as stated in Local CDP No. CD2020-143. The City should have required the project applicant to obtain a General Plan amendment to permit the increased housing unit density requested by the planning application in excess of that permitted by the Housing Element. The General Plan Housing Element, Housing Sites Analysis and Inventory for this property concluded the property is entitled to 15 residential units. Adding a 35% density bonus allows a total of 20.25 units of which 4.05 units must be affordable to lower income households for the HAA to apply. The claim the project is entitle to 26 units is inconsistent with the detailed site-specific analysis contained in the Housing Element. The project is not consistent with (Section 21.52.090.D) Coastal Development Permits, Findings and Decision in that the project does not comply with the City General Plan Housing Element. David J. Tanner Page 28 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1254 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) The City should have required a visual analysis from Coast Highway, Newport Bay and public areas on Lido Isle to adequately analyze how the development as a whole could impact views to the coastal bluffs behind the project site. The visual analysis in the City Record relied upon artist renderings of the structure from Coast Highway which did not include the coastal bluffs in the background or the public park above the site. California's coastal bluffs are significant coastal resources, and great care should be taken when designing new development to protect the visually aesthetic qualities of these rare landforms. The project is not consistent with LUP Policy 4.1.1-1 in that the project does not include appropriate measures to adequately protect the visual qualities of the coastal bluff. If such measures are included, they are not well reflected in the findings and conditions to approve the project. The City as the Lead Agency for CEQA compliance should have not approved the CEQA Class 32 exemption based on the presence of special and unusual circumstances which had the potential to result in significant adverse impacts to sensitive coastal resources. The City should have required CEQA analysis of the project's potential impacts to sensitive coastal resources, LCP Policies and Development Standards. If such analysis was undertaken, it is not well reflected in the findings and conditions to approve the project. The Project does not conform to the following standards of the Local Coastal Program (LCP) or the public access policies of the Coastal Act: • The Project fails to "Protect, maintain, enhance and restore the overall quality of the coastal zone environment and its natural and artificial resources". (Section 21.10.020.B.) • The Project fails to "To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views." (Section 21.10.020.G) • The Project is not sited and designed to: a. "protect public views to and along the ocean and scenic coastal areas; and b. "minimize visual impacts and be visually compatible with the character of surrounding areas". (Section 21.30.060.C.I & 3) • The Project fails to demonstrate "The provision of public access shall bear a reasonable relationship between the requirement and the project's impact and shall be proportional to the impact." (Section 21.30A.040.A) • The Project fails to demonstrate "There is no feasible less environmentally damaging alternative." (Section 21.30B.010.G.2) • The Project does not "Conforms to all applicable sections of the certified Local Coastal Program" (Section 21.52.015.F.1) • The Project does not qualify for Relief from Implementation Plan Development Standards (Section 21.52.090.A) • The Project does not qualify for a "Variance". (Section 21.52.090.B.2) • The Project does not qualify for "Considerations". (Section 21.52.090.C) David J. Tanner Page 29 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1255 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) • The Project does not meet the required "Findings". (Section 21.52.090.D) Finding # 1. Conforms to all applicable sections of the certified Local Coastal Program (e.g. development standards, no impacts to public views, natural resources, etc); and Inconsistent: See prior comments. The project planning application for the Coastal Development Permit fails to provide all required information. Specifically, Section 21.52.015 (C) (Coastal Development Permits) of the Municipal Code. Without this information the City does not have factual and/or legal support for the City's decision that the project is consistent or inconsistent with the relevant provisions of the certified Local Coastal Program. The granting of heigh increases and off-site parking reductions is not compatible with the surrounding area and is not consistent with the purposes of the LCP to "Protect, maintain, enhance and restore the overall quality of the coastal zone environment and its natural and artificial resources" and " To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views and access; and ensure that growth, development, and environmental management is conducted a manner consistent with the provisions of the Coastal Land Use Plan." (Ord. 2016-19 § 9 (Exh. A)(part), 2016)" (LCP Section 21.10.020, (B) & (G)). Approval would not serve a public purpose or need or the general welfare. While the public need for housing is established by state law, the state Coastal Act requiring the City to ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views and access; and ensure that growth, development, and environmental management is conducted a manner consistent with the provisions of the Coastal Land Use Plan. The Coastal Act is not subordinate to State housing statutes; however, the courts have encouraged harmony between the statutes. The Housing Accountability Act is also subordinate to the Coastal Act because the Housing Accountability Act provides that it shall not be construed to relieve local agencies from complying with the Coastal Act. The Density Bonus Act is also subordinate to the Coastal Act because the Density Bonus Act provides that it does not supersede the Coastal Act or in any way alter or lessen its effect. David J. Tanner Page 30 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1256 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) D. MAJOR SITE DEVELOPMENT REVIEW NO. SD2019-003 Municipal Code Section 20.66.070(F) Findings and Decision All Facts in Section A & B in Opposition of Coastal Development Permit and Conditional Use Permit are hereby incorporated by reference. Finding. # 2. In compliance with all of the applicable criteria identified in Subparagraph C. 2.c. C.2.c. conditions (1) Compliance with this Section, the General Plan, this Zoning Code, the certified Coastal Land Use Plan, any applicable specific plan, and other applicable criteria and policies related to the use or structure; Inconsistent: The project planning application for the Coastal Development Permit fails to provide all required information. Specifically, Section 21.52.015 (C) (Coastal Development Permits) of the Municipal Code. Without this information the City does not have factual and/or legal support for the City's decision that the project is consistent or inconsistent with the relevant provisions of the certified Local Coastal Program. (2) The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; Inconsistent: The proposed residential apartment building is cube shaped which is not in character with surrounding residential uses. The roof is flat, other nearby residential structures have pitched roofs with architectural features integrated into their exterior design. (3) The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; Inconsistent: The bulk of the apartment building is not compatible with the character of the surrounding neighborhood. Rather than a cube design, the apartments should be divided into duplexes, triplexes or fourplex units with individual architectural features that appear as individual units with sloping roofs. This property is too small to achieve community compatibility. There is not sufficient space to allow effective perimeter landscaping, building setbacks or other measures to effectively mitigation environmental impacts and compatibility impacts with adjacent residential neighborhoods. The project fails to fully mitigate impacts on surrounding land uses and is therefore, inconsistent with the LCP. (4) The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; Inconsistent: Pedestrian, bicycle and vehicular access from Coast Highway into and out of the project is dangerous. Importantly, the design of the intersection of the un -named drive on the north end of the property and Tustin Avenue, Avon Street and Ocean View Street is offset and controlled by stop signs. David J. Tanner Page 31 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1257 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) This intersection is not capable of safely carrying additional vehicle capacity, especially when considering the width of roads, on -street parking, number of children, pedestrians, bicyclists, crosswalks and the access stairway from John Wayne Park. The unnamed drive the project takes access from is designed to provide access to a metered parking lot for 80± cars and provide secondary emergency access for an office and restaurant use on West Coast Highway. (S) The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and Inconsistent: The project has no exterior landscape to block the mass of the residential structure from public views on West Coast Highway or from public John Wayne Park and Cliff Drive park which are at a higher elevation and will look down upon the roof of the building. A significant reduction in building size, incorporation of pitched roofs and free-standing structures consistent with the Housing Element residential density would offer the potential for partial mitigation through use of landscaping to buffer the project's significant view impacts. (6) The protection of significant views from public rights) -of -way and compliance with Section 20.30.080(Public View Protection). Inconsistent: The project does not protect views from public parks or public right-of-way such as West Coast Highway. The height of the commercial component is excessive and is being used to block the residential building mass and its height from views along West Coast Highway inland and from John Wayne Park and Cliff Drive Park toward the bay. Note: Section 20.66.070(F) C.2.c referenced above 20.30.100 (Public View Protection) 20.30.100 Public View Protection. A. This section provides regulations to preserve significant visual resources (public views) from public view points and corridors. It is not the intent of this Zoning Code to protect views from private property, to deny property owners a substantial property right or to deny the right to develop property in accordance with the other provisions of this Zoning Code. Inconsistent: The project does not to preserve significant visual resources (public views) from public view points and corridors (public parks or public right-of-way such as West Coast Highway). This is not a subjective Policy. Whomever, wrote the following language in the Staff report needs to be assigned to a different department! This reflects the continued pro -development bias of the planning department. "Applicable public view protection policies are subjective, and they do not provide any objective standard as to when development maybe contrary to the policy. The question rests in the degree to which the view is altered or blocked." The height of the commercial component serves to block views from West Coast Highway inland and from John Wayne Park toward the bay. David J. Tanner Page 32 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1258 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) B. Applicability. The provisions of this section shall apply only to discretionary applications where a project has the potential to obstruct public views from public viewpoints and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to the Pacific Ocean, Newport Bay and Harbor, offshore islands, the Old Channel of the Santa Ana River (the Oxbow Loop), Newport Pier, Balboa Pier, designated landmark and historic structures, parks, coastal and inland bluffs, canyons, mountains, wetlands, and permanent passive open space. Inconsistent: This policy is not subjective. The project has the potential to obstruct public views from public view points and corridors, as identified on General Plan. The height of the commercial and residential component partially blocks views from West Coast Highway inland and from John Wayne Park toward the bay. C. Initial Evaluation. Discretionary applications involving a project site adjacent to an identified public viewpoint or corridor shall be reviewed to evaluate the development's potential to impact public views. Inconsistent: This policy is not subjective. Whoever made the initial evaluation need to see an eye doctor! Whomever, wrote the following language in the Staff report needs to be transferred to a different department "Applicable public view protection policies are subjective, and they do not provide any objective standard as to when development may be contrary to the policy. The question rests in the degree to which the view is altered or blocked." D. Visual Impact Analysis. Where a proposed development has the potential to obstruct a public view(s) from an identified public viewpoint or corridor, as identified on General Plan Figure NR 3 (Coastal Views), a view impact analysis may be required by the Department. The view impact analysis shall be prepared at the project proponent's expense. The analysis shall include recommendations to minimize impacts to public views from the identified public viewpoints and corridors while allowing the project to proceed while maintaining development rights. Inconsistent: The view analysis was inadequate and did not consider impacts from Newport Bay inland and West Coast Highway inland. The limited view analysis, construction plans and rendering clearly showed the potential for significant view impact to public view points, sensitive coastal resources and public corridors (West Coast Highway). Refer to Figures 1-8. Finding, #3 3. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Inconsistent: Off -Street Parking Reduction The commercial use may be a socially important use of the property, but that possibility does not mean the off-street parking standard should change. The question is whether the Planning Commission David J. Tanner Page 33 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1259 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) judgment to grant the of -street parking reduction on the property for the range of commercial uses permitted on the property is correct. An auto sales/office use is only one possible use that would be available if the Planning Commission reduced the off-street parking standard and approved the Major Site Development Review. The approval of reduction in off-street parking represents a wealth transfer that unfairly benefits the applicant at the expense of the community who will be faced with a future empty space or the city placed in a position to allow a variance/parking exception to a future tenant to avoid a vacant space. It is arbitrary to allow one landowner to benefit from a decision that, while it benefits society, does not confer similar gains on other landowners. Such approval would be precedent setting. The precedential value of the local government's decision for future interpretations of its LCP will be extremely high. The City will be leery of unequal treatment of landowners. Other landowners will request similar off-street parking reduction to accommodate mixed use projects. There is a shortage of parking along the Mariners' Mile. This will change the character of the Mariners' Mile, impact the adjacent residential neighborhoods and reduce public parking/coastal access. In this case, the LCP requires the City to apply the higher standard of strict scrutiny, the preservation, protection and restoration of coastal resources and coastal views. Because the project does not meet the strict standard of the LCP, the reduction in parking should be denied. Off -Street Parking Reduction and Height Waiver When the City increased the value of the property by changing the land use and zoning to allow mixed - uses, the City did not anticipate having to further increase the value to allow reduction in parking spaces, increases in maximum building height, reduction in public views or impacts to sensitive coastal resources. In so doing, the City anticipated development would occur consistent with the General Plan, Municipal Code and LCP. The City did not intend to have to "singling out" a property for different treatment from surrounding properties. When the City applied to the Coastal Commission for certification of its LCP, the City did not alert the Coastal Commission to expect increases in maximum building height, reduction in public views or impacts to sensitive coastal resources when implementing the LCP. Compliance with the General Plan, Municipal Code and LCP is intended to allow decisions that are not arbitrary or fundamentally unfair. Residents rely on existing California Coastal Act protections and the right to protection from the adverse effects of a legally deficient development standard. The City should weigh the benefit to the owner against the detriment to neighbors, the community and to the State's coastal resources to ensure their decisions are not arbitrary or fundamentally unfair. David J. Tanner Page 34 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1260 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) E. CONDITIONAL USE PERMIT NO. UP2019-054 (Section 20.66.090) All Facts in Section A & B in Opposition of Major Site Development Review and Site Development Permit are hereby incorporated by reference. Findina # 1. The use is consistent with the General Plan, any applicable specific plan, and the certified Coastal Land Use Plan for sites located within the City's Coastal Zone; Inconsistent: The project planning application for the Coastal Development Permit fails to provide all required information. Specifically, Section 21.52.015 (C) (Coastal Development Permits) of the Municipal Code. Without this information the City does not have factual and/or legal support for the City's decision that the project is consistent or inconsistent with the relevant provisions of the certified Local Coastal Program. The General Plan Housing Element discusses Infill/Reuse Opportunity Areas including the Mariners' Mile and states :40 "Coast Highway frontages shall be developed for marine -related and highway -oriented general commercial uses, and properties located on interior streets maybe developed for free-standing neighborhood -serving retail, multi family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor." The project proposes commercial and residential use fronting on Coast Highway. Specifically, an auto sales dealership with a residential rooftop deck. The General Plan does not say that Coast Highway can be developed for marine -related, highway -oriented general commercial uses and mixed-use commercial and residential uses. Therefore, the project is inconsistent with the General Plan Housing Element. This is not subjective standard. The provision of housing and particular affordably priced housing is an important element in considering a project's impact on the general welfare of the community and sensitive coastal resources of statewide concern. It is argued the State Housing Accountability Act prevails over the general welfare of the community. Sociological factors, protection of property values, traffic and safety considerations, preservation of health, employment and the city's economy, the provision of adequate public services, light impacts, air quality and odors, etc. all enter into the question of general welfare. A project's impact on the general welfare must be considered not only at the neighborhood level but also at the city-wide and state level. In this case, the City is charged with implementing the LCP and must balance the impact of housing laws with their impact on general welfare, not only at the community level by also at the State level. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Inconsistent: See prior comments. 4° General Plan Housing Element Mariners Mile, page 5-59 David J. Tanner Page 35 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1261 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Inconsistent: The design does not meet the requirements for design compatibility. The project proposes a cube shaped residential building with a flat roof. No cube shaped residential buildings with flat roofs exist in the immediate project vicinity. The operating characteristics represent a significant unavoidable safety hazard to residents and the general public by taking access to West Coast Highway and to the off- site intersection of Tustin Avenue, Ocean View Street, Avon Street and the un -named drive at the rear of the subject property. The project proposes residential and commercial use adjacent to and fronting WCH. If approved the project will set a precedent for other developments along the Mariners' Mile. The use proposes a single mixed-use structure rather than freestanding commercial and residential structures. Single residential/commercial use structures do not exist on the inland side of West Coast Highway in the vicinity of the project. If approved, the project will set a precedent for other developments along the Mariners' Mile. The inclusion of an affordable housing component into this mixed-use structure allows the applicant to request a waiver to increase the maximum permitted heigh of the entire structure. There are no other single residential/commercial use structures which exceed the maximum height limit on the inland side of West Coast Highway in the vicinity of the project. If approved, the project will set a precedent for other developments along the Mariners' Mile. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and Inconsistent: See response to #3 above. S. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Inconsistent: This project will be precedent setting for the reasons stated throughout these comments. The Project is not consistent with the Housing Element conclusion that "average density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre was utilized as the realistic development capacity". The project's proposed 26 units is well beyond the Housing Element realistic development capacity of 15 units calculated in the Housing Element for the property. On-going General Plan Amendment: The approval of the CUP and Major Site Development Review is arbitrary and will impact the future development of the Mariners' Mile. Project approval is premature given the on-going General Plan Housing Element and Circulation Element update process. An action at this time will have an erosive effect, a failure to see that the change would be inimical to the over-all community and character of the Mariners' Mile. Compliance with LCP polices and development David J. Tanner Page 36 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1262 Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) standards is the standard for review of Coastal Development Permits and should be the standards relied upon when updating the General Plan. Need for Specific Plan: Comprehensive plan policies can support more intensive uses that create wealth transfer. It is justified, however, because it occurs by applying policies that benefit the entire community, not just a single landowner. Staff's analysis and recommendations are arbitrary. For example: there is no effort to protect marine businesses. F. RECOMMENDATIONS 1. Deem the planning application incomplete. 2. Should the Commission choose to proceed, I recommend the Commission take public testimony and schedule a public workshop at a future date. 3. Should the Commission choose to take action, the Commission determine 1) the project does not qualify for a CEQA Class 32 exemption and instruct staff to prepare an Initial Study and initiate preparation of the appropriate CEQA/LCP required environmental analysis and 2) determine the project is subject to the Traffic Phasing Ordinance. Upon completion of this analysis return the project to the Commission for deliberation. 4. Based on inconsistencies with the General Plan, Municipal Code, and Local Coastal Development Program, the project Conditional Use Permit, Major Site Development Review and Coastal Development Permit application be denied on its face. There is no need to comply with CEQA. Thank you for this opportunity to comment. Sincerely, David J. Tanner - END David J. Tanner Page 37 of 37 February 16, 2021 223 62nd Street, Newport Beach 92663 12-1263 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Tracy Rath To: Planning Commissioners Subject: 2510 PCH Apartment Project 2/18/21 Meeting Date: Tuesday, February 16, 20214:07:22 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To Whom It May Concern; Stop selling out for your very own personal self interest. Have the courage to represent the taxpayers that have afforded you the salary, pension, and lobbyist windfall you have the luxury to take advantage of in an ethical manner. Provide for the people of our community that allows their children a sense of safety, the elderly a sense of peace for the immeasurable amount of taxes they have paid over their lifetime to create a beautiful neighborhood, and afford every other citizen in between harmony. Have the honor to take less financially for yourself while knowing that you replaced it with a value that touches every citizens heart for generations. Be a leader in defying corruption not a leech and a follower in sucking the life out of Americans. Where is your conscience? No individual is able to shed their very own stained skin that slowly erodes the core fabric of their soul. Do what is righteous and PROTECT MARINER'S MILE from the depraved dark hearts that care not as they scourge the earth. Challenging your morality, Tracy Rath 441 Redlands Ave. Newport Beach, 92663 Sent from my iPhone 12-1264 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Jeff Frum To: Planning Commissioners Subject: 2510 Pacific Coast Highway Date: Tuesday, February 16, 20214:37:32 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Commissioners: We are concerned that residents have not had adequate opportunity to review the impact to our community, especially view degradation and traffic congestion. Please consider giving your constituents ample time and data to fairly evaluate this project. Respectfully, Jeff & Mardi Frum 1400 Kings Rd, Newport Beach, CA 92663 12-1265 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Trinh Luu and Tan Nguyen 2420 Cliff Drive Newport Beach, CA 92663 February 16, 2021 Planning Commissioners of Newport Beach and the City Council of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 To Whom It May Concern, We are writing to the Planning Commissioners and City Council of Newport Beach as concerned citizens seeking to protect Mariner's Mile. It has come to our attention that the City is supporting the development of a high density residential apartment complex on Pacific Coast Highway without soliciting input from the very public that this project will directly impact. As residents of Newport Heights for the last eighteen years, the recent news of this project brings to mind a myriad of issues, especially with regard to available parking, traffic congestion, and the unavoidable obstruction of the scenic views afforded to John Wayne Park. We urge the City to allow for adequate time and consideration of its residents' concerns surrounding Mariner's Mile's proposed projects, specifically as to 2510 and 2530 West Coast Highway, as well as an opportunity for open dialogue between the City and its citizens before this development is hastily approved. First, it is unclear how this project will manage available parking without having an adverse impact on Newport Heights. The mixed-use plan, with residential apartments above retail space, leaves no room for parking of visitors of the units, delivery trucks, or employees and customers of those retail stores. Having lived across from John Wayne Park for almost two decades, we have frequently faced problems where we do not have room to park in front of our own home because people park their cars in our neighborhood to walk down to PCH. Between the shows at the Newport Theater Arts Center and people using the parking lot at John Wayne Park to leave their cars before walking or biking down to the beach, the area around Cliff Drive immediately above the proposed building cannot accommodate an increase in vehicles to the area. Moreover, with the Covid shutdowns, many are now flocking to John Wayne Park to take in the views and safely enjoy each other's company outdoors, taking up available parking in the lot and forcing more to park on the street to begin with. The plan's lack of proposed parking spaces for these foreseeable needs will only exacerbate this problem and needs to be addressed by the City. Second, the plan does not convey how it will ease the already congested traffic on Pacific Coast Highway. Since we have moved here, Cliff Drive has transformed from a residential street into a busy street used by many to bypass the traffic on PCH. As things currently stand, drivers zoom past every day, ostensibly ignoring the fact they are using a residential road. Our street has also somehow become the starting point for drivers to demonstrate the power of their souped up engines and brand new mufflers as they rev up and down Cliff Drive. Frankly, Cliff Drive has become unsafe, and the City's refusal to take comments from the public up to this point exhibits a willful ignorance to take into consideration the reality of these issues and the concerns of those whom this project will most detrimentally affect. Lastly, the City has not addressed the impact of the development on the scenic views from Newport Heights and John Wayne Park. It is difficult to imagine how the proposed plan will not take away from the current views of Newport Harbor that have always been enjoyed by the public. Apart from the bright pink and blue paint choices that are already plaguing Mariner's Mile, the added aesthetic value of a mixed use building is minimal at best. The development of 12-1266 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Mariner's Mile with an unnecessary commercial site will only serve to detract from the natural beauty of our city, posing as a visual nuisance and eyesore to those trying to take in a sunset over the water. We ask that the City merely give its citizens the opportunity to voice their concerns before rushing to approve this project without adequate notice to its residents. Those who live here are the most intimately familiar with potential issues and must be given the City's time and attention before being forced to grapple with the ramifications of a development that has not been thoroughly debated. Sincerely, Trinh Luu and Tan Nguyen 12-1267 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Carolyn Brubaker To: Plannina Commissioners Subject: Mariner"s Mile develoment Date: Tuesday, February 16, 20215:03:34 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We are writing with the hope that you will slow down this development project so that more community input can be expressed and heard. We live in a beautiful beach city and hope to contain further high density development. Thank you for your consideration, Gary and Carolyn Brubaker 1710 Kings Rd, Newport Beach, CA 92663 12-1268 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Joyce Kelner To: Plannina Commissioners Subject: Mariners Mile Date: Tuesday, February 16, 20216:08:28 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. As a resident of Newport Beach, I highly urge you to authorize an overall plan study for Mariners Mile development. Joyce Kelner Sent from my Whone 12-1269 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Nancy Barfield To: Planning Commissioners Subject: FW: Mariners Mile Date: Tuesday, February 16, 20218:14:55 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Too All, I would like to take all of you on a tour of the area so you can really get to know what our neighborhood is all about. Tell me how you think the traffic is going to flow and not inundate our neighborhood? Tell me how is it that the Coastal Commission doesn't allow there areas to be blocked from views? Yes, you are in a Coastal Corridor for the PUBLIC not for cramming 100 lbs of development into 5 lbs of space. How do you alleviate methane gas and sewer gas from not wafting into our area nor putting up pipes above the roofs that look ridiculous. Where do the VISITORS park their cars when they are visiting the apartments, on Tustin, Ocean View, Avon, PCH???? Where does the trash trucks and delivery trucks park without blocking Tustin or Avon? How is the outdoor bar be que area not going to cause smoke and smells going up the side of the hill to the homeowners on Park Ave, Cliff Dr and Tustin Ave. Do you know if the three developments get approved there will be 304 more cars in the area? Where are they all going to go? Which shopping centers are they going to, pretty much all on 17th Street for groceries, pharmacies, restaurants that are affordable, cleaners, staples, surf shops, schools, etc.. What route are they going to take? Tustin to Cliff Dr to Irvine Ave to 17th or Tustin all the way up to 17th. We have moms and dads driving students to school, sports and practice from the peninsula and Lido area and guess what route they take? Straight up Riverside to Cliff Dr to either Irvine Ave. or Dover Dr.. Guess what happens when PCH is backed up at Riverside or Dover, the cars turn up to Cliff Dr and then, Voila, busy area in a middle of a neighborhood. I would like to sit down with you and have a conversation about this project and the ones projected for the future. Nancy Barfield Please be cognizant of the integrity of our neighborhood. 12-1270 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: TOMLU BAKER To: Dept - City Council; Planning Commissioners Cc: TOMLU BAKER Subject: 2510 PCH Apartment Project Date: Wednesday, February 17, 2021 1:10:55 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Planning Commission and City Council, The City is hastily pursuing the 2510 PCH Apartment Project while denying the residents the opportunity of Open Community Meetings to more completely understand the Project multiple impacts. Without these Meetings, the Residents { without full understanding of the Project details} will not have the opportunities to offer acceptable refinements. Concerns include but are not limited to: -Increase traffic on PCH and the surrounding Communities. -Reduction in traffic safety associated with PCH ingress and egress from the Project, Tustin Ave and Riverside Ave. -Sufficient infrastructure to accommodate Emergency Vehicles, Service Vehicles and Delivery Vehicles. -Elimination of views from public parks, the harbor and along PCH. -Decrease in Neighborhood Parking. -Increased Noise to the surrounding areas. -Increased Pollution to the surrounding areas. -Increased Apartment Sewage Odor to the surrounding Communities. This Project should be delayed until the City holds Public Outreach Workshops to address the Project and the impacts to the surrounding Communities. Sincerely, Tom Baker Newport Beach Sent from my iPad 12-1271 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Cindy Helfrich To: Plannina Commissioners Subject: Mariners mile development Date: Wednesday, February 17, 20216:40:04 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing as a Newport Beach resident that is perplexed at the lack of aesthetic planning of projects on Miracle Mile. Here is your chance to create a beautiful and functional corridor. What is even more important is the impact on the traffic and safety of this project. Why has there not been an environmental or traffic study on the impact? Take your lead from the rejuvenation of Lido Village that is beautiful and functional. Thank you Cindy Helfrich Sent from my iPhone 12-1272 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Birute Ranes To: Planning Commissioners Cc: Dent - City Council Subject: Protect Mariner"s Mile Date: Wednesday, February 17, 20217:38:23 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, Please slow down the process of making Mariners Mile high density. Give the community an opportunity to respond to proposed projects. The high density will damage park views, increase traffic, decrease parking and overall have a negative effect on the quality of life in Newport. Please hold open community meetings to answer questions. It is our neighborhood, it is our home and we want to have a say. Thank you. Newport Beach Resident, Birute Ranes 12-1273 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Michael Helfrich To: Planning Commissioners; Dept - City Council Subject: 2510 PCH Project Date: Wednesday, February 17, 20218:35:15 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commission, I am writing to express very serious concerns regarding the 2510 W. PCH which is currently up for approval and the future of Mariners Mile development. This project has numerous important issues such as the great increase in traffic/congestion on main streets such as Avon, Tustin, Riverside, PCH, and Cliff. Currently Tustin is a two way street and with cards parked there is no way two cars can go by. Cars will have to either back up or pull over into homeowners driveways. This street, along with the others, is also a major source for citizens to walk and ride bikes etc. The health and safety of the residents of Newport will be greatly negatively impacted. This is a monumental traffic concern and must be addressed before the project is allowed to move forward. The developer has no intention of researching these safety concerns and dismisses the impact on the neighborhood. In addition, many residents have been enjoying the beautiful views from our city parks. The project will impact views from West Coast Highway, John Wayne Park, Cliff Drive Park and Newport Bay. These parks are a source of enjoyment for all citizens of Newport and a project should not be allowed to impact parks which have been here for such a long time. Next, the public is still not sure what the overall effects of all the planned projects now and in the future for Mariners Mile. We need time to understand all the projects and the vision of Mariners Mile. Is it to be a long line of car dealerships and bright blue buildings? Thanks, Michael Helfrich 12-1274 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: iohn tuttle To: Planning Commissioners Cc: Norm Beres Subject: 2510 Project Date: Wednesday, February 17, 20219:41:37 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Newport Beach Planning Commission I am property owner very close to this project and the developer of lots next to the adjacent John Wayne Park. When our project was approved we took measures to enhance the views from the park and limit fence and building heights that would impact or limit public views. How are those concerns being applied when the height limit is being allowed to go to 35 feet? Have people really had the opportunity to see how high these building are going to be and how they will effect the views. I don't believe so. Traffic on Tustin Ave. will be impacted and this is not an easy street to navigate now. The street is too narrow for two cars to pass easily or safely. You constantly have to pull aside to let other drivers pass. How many know who has the right away going up and down that Tustin hill? Not many with hill experience in Newport Beach. Something more has to address the traffic flow and added vehicles for this project to made sure it has been mitigated properly. I would urge this not to be approved at this time to allow the developer more time to work with the community and explain the beneficial aspects of the project to see if there can be more public support for it. Thank you, Howard Tuttle 4 Park Place Newport Beach 12-1275 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: shelia kuhn To: Plannina Commissioners Subject: Mariner"s Mile Date: Wednesday, February 17, 2021 10:25:42 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To whom it may concern, As a taxpayer in Newport Beach California, I am highly concerned with the recent communication that the city planning team is denying the residents request to hold open communication meetings to answer our questions. My property on Kings Road has been a significant investment. When we purchased the property 15 years ago there was a commitment that properties would not be built up to block views, including the renovation of the Balboa Bay Club. Being transparent and clear as possible with the taxpayers is the only fair way to handle something that could significantly change the views, property values, traffic patterns and many other things in the Newport Beach community. Dave & Shelia Kuhn 949-400-5951 12-1276 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: NewportHeiahtsCliffhaven To: Planning Commissioners; Dept - City Council Subject: 2510 PCH Project Date: Wednesday, February 17, 2021 10:43:16 AM Attachments: Screen Shot 2021-02-17 at 9.41.24 AM.png Screen Shot 2021-02-17 at 9.40.20 AM.png imacie.png image.pno imacie.png image.pno imacie.png image.pno image.mg image.ona Screen Shot 2021-02-17 at 10.11.48 AM.png Screen Shot 2021-02-17 at 10.33.39 AM.p_ng Screen Shot 2021-02-17 at 10.35.40 AM.g_ng [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chair Weigand and Planning Commissioners of Newport Beach, It is unfathomable and irresponsible that the applicant for the 2510 PCH project is not being required to conduct a traffic study along Mariner's Mile and disseminating the information to the surrounding communities of Newport Heights, Cliff Haven, Bayshores and Lido Isle. It appears that applicant is displaying reckless disregard to the abutting communities, as well as, in this PCH 1.3 mile corridor. The current speed on PCH is 45 mph going south and 40 mph going north. The speeds have not been discussed with regard to this project and it is absurd to think that no one has addressed the ingress and egress of vehicles entering this project at 40-45 mph. The average speed to make a turn at the proposed 2510 project site is approximately five mph. At this time, our community is asking for a traffic study to review the impacts of this project. Please for the safety and well being of our 4,300 students in the Heights and to protect the Junior LifeGuards crossing PCH everyday in the summer and for those young children attending the sailing schools along Mariner's Mile, not to mention the day care school Bright Horizons located right next-door at 2500 PCH. Perhaps, as these photos will capture the indispensable need for a traffic study. Its is critical. Thank you, Newport Heights / Cliff Haven Junior Guards Crossing PCH and Riverside 12-1277 PCH & Riverside One Block from the 2510 Site Plan Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) 12-1278 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Summer Camp at the Sea Scout School 12-1279 Hundreds of children attending camp annually Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) 12-1280 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Bright Horizons Day Care at 2500 PCH - Right Next Door 4ftANWqW,WF 2510 entrance and exit - blind spot next to daycare center 12-1281 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) accident in Cliff Haven Tragic Accident on PCH 1400 PCH 12-1282 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) 141 PCH and Riverside - Dead PCH Riverside - three dead 12-1283 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) .. + 1900 PCH maimed pedestrians injured wilen struck by caX EM M iU 04*' . d% hW km- aSx�Pio pltit99 ��{4�bti� peicx;aakS h wa�nI iky[ a � 6e a ias aw v+ Ih li Mq pWkand r%" oau" dhe tv W �h °santY,a •1 bei i �dsmeh i4x cClsrvi dihr ¢4}� �5il7i ^J'ian'vrh� t Illa ,lhorltbi idd kh-00 — 12-1284 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Hi gh0W0YW)UAT. Project (PA2019-249) COMMUNITY IAF_VELCPNIEN7 Planning Commission FUER 17 2021 Newport Beach CA C11TY0F ]Dear Members of the planning Commission: AN j�'*PC)RT BSP' I am writing to urge you to reject approval of the project bordered by PCH.Avpn. and Tustin Ave. A couple of years ago the developer of the property had a master plan for the entire Mariners . There were many objections to that plan. So now he has decided to split it up and do one little piece at a time. To allow the density he is proposing for only 3 units of affordable housing does not make sense, There is not visitor's parking. These people live at the beach and they are not going to have any guests? Ingress and egress on PCH is always dangerous. Please do not allow any variances on this property. The City is in the process of forming a new General Plan. It has been delayed for a year now because of the Covid-19 pandemic. But this project should not be approved until a new General Plan for the whole area has been formulated. Sincerely yours, Elaine Linhoff 1769 E. Ocean Blvd. Newport Beach, CA 92661 12-1285 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249) Site Location: 2510 And 2530 West Coast Highway Dear Chair Weigand and Commissioners, Please slow this project down to allow for the development of a Mariner's Mile Corridor Specific Area Analysis. This is something that has been promised to the public as far back as Measure Y (and perhaps before that) which occurred when the city created a committee to amend the General Plan with a focus on policy and land use changes. During the analysis stage of this process, the Mariner's Mile Corridor was considered as appropriate to be "in scope" of the analysis. However, the Committee decided to exclude it from this amendment due to its complex nature, resources, and time it would take to complete, putting the ballot measure deadline at risk. Then came the Mariner's Mile Charettes going on in early 2015, which were halted for some reason that I've forgotten. I recall former Councilmember Tony Petros spearheaded this project, then it was shelved when he withdrew his candidacy for re- election. It's time to complete the process and come up with the Specific Plan. The public is infuriated by the what is perceived as an ambush with the 2510 W PCH project, on top of the Newport Village project coming soon after. We are not of the NO PROJECT mindset but are a group of concerned residents that believe a Specific Plan is way overdue and necessary. The Applicant conducted a ZOOM community meeting on February 2 which resulted in lots of questions with many needing answers from staff. I sent my questions to the Planner after the ZOOM which are outlined below. In the way of background, my questions were triggered by the RESOLUTION NO. PC2021-001, where General Plan Land Use and other GP Policies are provided then followed by statements how the proposed project is consistent with all the policies listed. There are also pages representing "Facts in Support of Findings". RESOLUTION NO. PC2021-001 starts on page 9 of the 622 -page staff report, and ends on page 40 where Commissioner votes are documented with the Chair's signature is made. I urge you to read through the Policies and staff's "consistency statements" in the Resolution and draw your own conclusions. Here are the questions I submitted to the planner after the ZOOM and the answers in response from the planner. My questions are in blue and staff's responses in red. The basis of my questions was compatibility of a 11,000+ sq foot luxury car showroom as compared with other public, visitor, and residents uses for this space. DKraus- Policy LU 6.19.4 in the staff report states that the priority for inland parcels of Coast Highway frontage, generally between Riverside Avenue and Tustin Avenue, should be uses that serve upland residential neighborhoods such as grocery stores, and specialty retail. This is part of the Resolution in the Staff report. Please describe how the project meets this policy when a 11,000 sq ft car showroom is proposed? Staff: Policy LU 6.19.4 is intended to prioritize uses between Riverside and Tustin Avenue which is (north)east of the project site. The existing uses along this frontage area include a bank, Starbucks, yoga 12-1286 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) studio, and salon which is consistent with the uses that are encouraged to be prioritized under this policy. The proposed project which lies outside the Riverside and Tustin Avenue frontage area will not impact or prevent the existing uses or future (prioritized) uses such as a grocery store or specialty retail from operating along the Riverside and Tustin Avenue frontage area. Commissioners, If LU 6.19.4 is talking about outside of Riverside and Tustin, and doesn't pertain to the proposed project, then why is LU 6.19.4 even included as a GP Policy in the Resolution? Furthermore, the word "generally" is the operative word here. The project is a 3 -minute walk from Wells Fargo so this policy should "generally' apply. Thank you, Dorothy Kraus. DK Policy LU2.2, Complete Communities, is referenced in the staff report, Resolution, page 21. How is this project enabling Newport Beach to continue as a self-sustaining community and minimize the need for the residents of this project to travel outside of the community for retail, goods and services? How does a 11,000 sq foot car showroom support this policy? Staff: The proposed project's mixed-use design provides both commercial and residential opportunities within the confines of the City as well as the project site itself (potential for a live/work opportunity) and inherently minimizes the need for residents to travel outside the city to access both a retail use and source of employment (the boutique auto showroom). As a reference, Policy LU 2.2 is cited in full below: LU 2.2 Sustainable and Complete Community Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Commissioners: Some sort of a sundries store and/or coffee shop, locally owned gift shop, and/or boutique salon services seem like a better choice in terms of "sustainable and complete" community over a luxury car showroom, not to mention compatibility with nearby uses. Thank you. Dorothy Kraus. In Exhibit A "Conditions of Approval", # 19 states: "The test driving of vehicles from the auto showroom shall be prohibited on residential streets within the City of Newport Beach." Why is test driving prohibited on residential streets only? What about prohibiting test driving on PCH within the city's limits, where we already know that noise disturbances from vehicles traveling at high speeds with engines open full throttle, is an ongoing occurrence? What about the auto car delivery trucks? These trucks are large, noisy and when left idling discharge diesel fumes. This auto delivery truck was spotted trying to turn off Riverside Drive onto Avon to enter into the back of the BMW dealership on Monday. Are residents expected endure the impacts of these trucks traveling in/out on Avon beneath their homes to pickup/drop off luxury cars? Likewise, if they enter/exit from PCH there is a whole different issue with safety and traffic impacts. 2 12-1287 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) The BMW dealership on West Coast Highway is .3 miles from the proposed project and luxury car showroom. The auto/boat showroom proposed for the Newport Village project is .2 miles from the proposed 2510 W PCH project. I disagree the "consistency analysis" claiming this is a suitable use for this parcel at this location, and respectfully request that the 11,000 sq ft luxury car show room be reconsidered. It is not a valued -added component to the iconic Mariner's Mile, nor does it reflect a village like quality. It's completely out of character and we're headed for a "Miles of Cars" situation on PCH in our beach town community. Rooftop deck: I cannot find any mention of what will be on the 3,015 sq ft. roof top deck to be used for "outdoor recreation". This is an omission that needs to be addressed in terms of noise, lightening, height of equipment and hours of use. Thank you, Commissioners for your time in this matter. Sincerely, Dorothy Kraus 3 12-1288 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Riley A. To: Planning Commissioners; Dept - City Council Subject: 2510 PCH Apartment Project Date: Wednesday, February 17, 20212:20:18 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good Afternoon, I am emailing you to object to the High Density Planning PCH Apartment project. As a lifelong Newport Beach resident, I have witnessed a substantial increase in unnecessary housing within our community. I strongly reject these apartment building plans due to the beautiful ocean views they would obstruct, and the inevitable increase in density and traffic. I also condemn the City Planning's decision to deny requests to hold open community meetings to answer questions about this project. This project would affect the entire community; therefore, the community's voice deserves to be heard. Please reconsider holding open meetings, and moving forward with this project all together. Thank you Riley Alexander 12-1289 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Mark Moshayedi To: Planning Commissioners CC: ��Matsle; Schneider. Matthew; CiN Clerk"s Office; Summerhill. Yolanda; Junis. s—o e; Campbell. ]Im Subject: 2510 W. Coast Hwy redevelopment Data: Wednesday, February 17, 20212:29:28 PM Attachments: 13960-02 TG Lette-df 210216 PCH-LOWEREDHE1GHr.pdf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chair Weigand and Members of the Planning Commission: My name is Mark Moshayedi and I am the owner of, and applicant for, the 2510 mixed use project. I am a Newport Beach resident and the parent of children who attend school in Newport. I also own, or co-own, other commercial properties in the City including the former Smart & Final Center in Cd M. Like you, I am therefore personally invested in the City and want what is best for all of its residents. When I started work on the redevelopment of 2510 Coast Highway over two years ago my intent was twofold. One, I wanted to design a project that was consistent with the General Plan and zoning standards, even though many of the land use restrictions are undesirable. For example, the zoning requires 0.25minimum FAR for commercial buildings and a 100' setback from Coast Highway for residential uses. These constraints were not ideal for our project, but I abided by them because that is what the City prescribed. Second, I wanted to provide some affordable housing so those who can afford as little as $900/month would have an opportunity to live close to the Bay. It was always my understanding the community encouraged development that adhered to the General Plan and the City's coastal program. The recent correspondence from the neighbors related to this project therefore surprised me, especially given that I have still not personally received any meeting requests from the neighbors. Much of the community concern seems to focus on the views of the Bay from John Wayne Park. To that end, I am happy to submit to you a new plan set, updated today, which shows a height reduction for the project's commercial structure of over five feet to 257'. This height reduction improves the view of the Bay from John Wayne Park and brings the scale of the project down as seen from Coast Highway, as shown in the image below and attached height exhibit. I also understand that traffic is a community concern, particularly in the Newport Heights neighborhood. Relative to the existing boat sales use, the proposed project would result in a net increase of 8 AM peak hour trips and 13 PM peak hour trips. As shown in the attached report from Urban Crossroads, this is far less than what other permitted uses on the property allow. For example, a single medical or dental office at the allowed development intensity would result in more than twice the number of daily trips. I understand that there is a reluctance for change in some areas of our City. But I also know that there is respect for property rights and for developers who abide by the rules. I therefore ask for your support tomorrow night. If there are any questions that I can answer about the project, please reach out to me directly at marklaspaceip com. Thank you for your service to our City. Best, Mark Moshayedi Managing Partner Space investment partners Attachments: (1) February 17, 2021 Revised Plan Set (httns://westgroup.sharefile.com/d-sd2a6718cc7da4o95b7b27907667b3c14) (2) 2510 PCH Mixed -Use Development Trip Generation Assessment prepared by Urban Crossroads, Inc. (3) Revised height exhibit and visual simulations. YOOE REVISED SIMUTATION��Y��carz•���� Wr YO0" PREVIOUS SIMULATION .....P,...W...a. ,. REVISED SECTION PREVIOUS SECTION 12-1290 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) U*o URBAN CROSSROADS urbanxrmds.com * CONFIDENTIAL/ATTORNEY WORK PRODUCT February 16, 2021 Mr. Sean Matsler Cox Castle Nicholson 3121 Michelson Drive, Suite 200 Irvine, CA 92612 SUBJECT: 2510 PCH MIXED-USE DEVELOPMENT TRIP GENERATION ASSESSMENT Dear Mr. Sean Matsler: Urban Crossroads, Inc. is pleased to provide the following Trip Generation Assessment for 2510 PCH Mixed -Use Development (Project) which is located at 2510 West Coast Highway within Mariner's Mile in the City of Newport Beach. The purpose of this work effort is to calculate the Project's trip generation and compare to the trip generation that could be generated on the site for other permitted uses. EXISTING USE TRIP GENERATION The site is currently developed with two structures totaling 4,487 square feet of existing boat sales (Bayport Yachts). For the purposes of this assessment, a credit has been taken for the trips associated with the existing uses. The trip generation rates used for this analysis are based upon information collected by the Institute of Transportation Engineers (ITE) as provided in their Trip Generation Manual (10th Edition, 2017) for automobile sales (new) (ITE Land Use Code 840) (see Table 1). There is no ITE trip generation rate available for boat sales, as such, the automobile sales (new) land use has been utilized to estimate existing traffic. Table 2 summarizes the total trip generation for the existing site. As shown on Table 2, the existing use generates 126 two-way trips per day, with 8 trips during the AM peak hour and 11 trips during the PM peak hour. TABLE 1: EXISTING TRIP GENERATION RATES ' TSF=thousand square feet 'Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017). No trip generation rate available for boat sales. As such, automobile sales land use have been used. 13960-02 TG Letter 12-1291 ITE LU AM Peak Hour PM Peak Hour Land Use Units Code In Out Total In Out Total Daily Trip Generation Rate S2 AutomobileSaIes New3 TSF 840 1.37 0.50 1.87 0.97 1.46 2.43 27.84 ' TSF=thousand square feet 'Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017). No trip generation rate available for boat sales. As such, automobile sales land use have been used. 13960-02 TG Letter 12-1291 Mr. Sean Matsler Cox Castle Nicholson February 16, 2021 Page 2 of 6 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) TABLE 2: EXISTING TRIP GENERATION SUMMARY AM Peak Hour PM Peak Hour Land Use Quantity Units In Out I Total In Out I Total Daily Trip Generation Summary Boat Sales 4.487 TSF 6 2 8 4 7 11 126 ' TSF=thousand square feet PROJECT TRIP GENERATION The proposed Project site plan shown on Exhibit 1 includes a mix of residential and non-residential land uses on an existing lot currently occupied by Bayport Yachts located at 2510 West Coast Highway. The Project site plan prepared by Westgroup Designs includes a boutique showroom for high-end vehicle sales fronting West Coast Highway, parking at the entry level behind the showroom, with residential units located on the second and third levels to the rear of the property. The Project is proposing a mixed- use development consisting of approximately 10,975 square feet of non-residential (vehicle/retail sales), and 35 multi -family residential dwelling units (of which 3 units are designated as affordable homes). Specifically, the non-residential use is a proposed boutique showroom for high-end luxury vehicles. The trip generation rates used for this analysis are based upon information collected by the ITE as provided in their Trip Generation Manual for multifamily house (low-rise) (ITE Land Use Code 220) (see Table 3). EXHIBIT 1: PRELIMINARY SITE PLAN 13960-02 TG Letter FT 1 AI o � I - v mi -� ABOVE ABOVE POLI TWO —RIES ONE STORV AT C_" I '. C 13960-02 TG Letter FT • RUP -20CCl1kNCV TYPE IIIA 11CTION - v mi -� ABOVE ABOVE POLI TWO —RIES ONE STORV AT C_" I '. C F J Lli j �:�r -- - AREA _ �i LO► URBAN 12-1292 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Mr. Sean Matsler Cox Castle Nicholson February 16, 2021 Page 3 of 6 The ITE Trip Generation Manual does not have applicable trip generation rates for the proposed boutique auto showroom use. As such, the trip generation rates from an Austin -Foust Associates study conducted at an exotic car sale only showroom has been utilized for the purposes of this trip generation assessment (report dated May 17, 2004). TABLE 3: PROPOSED PROJECT TRIP GENERATION RATES ' DU=dweIIingunit; TSF=thousand square feet Z Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017). s Based on a trip generation study by Austin -Foust Associates at an exotic car sa I e only showroom (report dated May 17, 2004). The resulting trip generation for the proposed Project is shown on Table 4. As shown on Table 4, the proposed Project is anticipated to generate 294 two-way trips per day, with 16 trips generated during the AM peak hour and 24 trips generated during the PM peak hour. TABLE 4: PROPOSED PROJECT TRIP GENERATION SUMMARY ITE LU AM Peak Hour PM Peak Hour Land Use Land Use Units Code In Out I Total In Out I Total Daily Trip Generation Rate S2 Multifamily Housing (Mid -Rise) 35 DU 4 12 16 12 7 20 Multifamily Housing (Low -Rise) DU 220 0.11 0.35 0.46 0.35 0.21 0.56 7.32 Boutique Auto Showroom3 TSF N/A 0.00 0.00 0.00 0.18 0.17 0.35 3.50 ' DU=dweIIingunit; TSF=thousand square feet Z Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017). s Based on a trip generation study by Austin -Foust Associates at an exotic car sa I e only showroom (report dated May 17, 2004). The resulting trip generation for the proposed Project is shown on Table 4. As shown on Table 4, the proposed Project is anticipated to generate 294 two-way trips per day, with 16 trips generated during the AM peak hour and 24 trips generated during the PM peak hour. TABLE 4: PROPOSED PROJECT TRIP GENERATION SUMMARY 1 TSF=thousand square feet PERMITTED USES Per the Newport Beach Municipal Code, Chapter 20.22, the following uses are some of the permitted uses within the Mixed -Use Mariner's Mile (MU -MM) Zoning District: • Industrial (handicraft industry, research and development) • Recreation (cultural institutions) • Adult Day Care (6 or fewer), Child Day Care (8 or fewer) • Retail (Boat/Marine/Retail Sales) • Service Uses — Business/Financial/Medical/Professional (financial institutions, business/professional office, medical office) 13960-02 TG Letter LO► URBAN 12-1293 AM Peak Hour PM Peak Hour Land Use Quantity Units In Out I Total In Out I Total Daily Trip Generation Summary Multifamily Housing (Mid -Rise) 35 DU 4 12 16 12 7 20 256 Boutique Showroom 10.975 TSF 0 0 0 2 2 4 38 Project Total 4 12 16 14 9 24 294 1 TSF=thousand square feet PERMITTED USES Per the Newport Beach Municipal Code, Chapter 20.22, the following uses are some of the permitted uses within the Mixed -Use Mariner's Mile (MU -MM) Zoning District: • Industrial (handicraft industry, research and development) • Recreation (cultural institutions) • Adult Day Care (6 or fewer), Child Day Care (8 or fewer) • Retail (Boat/Marine/Retail Sales) • Service Uses — Business/Financial/Medical/Professional (financial institutions, business/professional office, medical office) 13960-02 TG Letter LO► URBAN 12-1293 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Mr. Sean Matsler Cox Castle Nicholson February 16, 2021 Page 4 of 6 • Service Uses — General (animal grooming, animal retail, accessory food service, fast-food, small health fitness, maintenance/repair, nail salons, postal services, printing/duplicating services, etc.) Of the permitted uses for the site, medical office is the one of the highest generating uses listed. As such, trip generation for currently permitted uses is based on medical office. The maximum non- residential floor -to -area ratio allowed is 0.5. The site is 42,821 square feet with an FAR of 0.5 results in a maximum development size of 21,410 square feet. As such, the trip generation for health/fitness club, medical office, and fast-food restaurant with drive-thru window has been calculated based on 21,410 square feet. The trip generation rates used for this analysis are based upon information collected by the ITE as provided in their Trip Generation Manual for health/fitness club (ITE Land Use Code 492), medical - dental office (ITE Land Use Code 720), and fast-food restaurant with drive-thru window (ITE Land Use Code 934) (see Table 5). TABLE 5: PERMITTED USE TRIP GENERATION RATES ' TSF=thousand square feet 2 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017). a No daily trip generation rate available. Estimated at10timesthe PMpeak hour The resulting trip generation for the permitted uses are shown on Table 6. As shown on Table 6, the lowest of these permitted uses (health/fitness club) is anticipated to generate 740 two-way trips per day, with 28 trips generated during the AM peak hour and 74 trips generated during the PM peak hour. TABLE 6: PERMITTED USES TRIP GENERATION SUMMARY AM Peak Hour PM Peak Hour Land Use Quantity Units In Out I Total In Out I Total Daily Trip Generation Summary Health/Fitness Club 21.410 TSF 14 14 28 42 32 74 740 Medical -Dental Office 21.410 TSF ITE LU AM Peak Hour PM Peak Hour 60 Land Use Units Code In Out I Total In Out I Total Daily Trip Generation Rate S2 439 422 860 364 Health/Fitness Club TSF 492 0.67 0.64 1.31 1.97 1.48 3.45 34.50 Medical -Dental Office TSF 720 2.17 0.61 2.78 0.97 2.49 3.46 34.80 Fast -Food Restaurantwith Drive-Thru TSF 1 934 1 20.50 19.69 40.19 16.99 15.68 32.67 1 470.95 ' TSF=thousand square feet 2 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017). a No daily trip generation rate available. Estimated at10timesthe PMpeak hour The resulting trip generation for the permitted uses are shown on Table 6. As shown on Table 6, the lowest of these permitted uses (health/fitness club) is anticipated to generate 740 two-way trips per day, with 28 trips generated during the AM peak hour and 74 trips generated during the PM peak hour. TABLE 6: PERMITTED USES TRIP GENERATION SUMMARY AM Peak Hour PM Peak Hour Land Use Quantity Units In Out I Total In Out I Total Daily Trip Generation Summary Health/Fitness Club 21.410 TSF 14 14 28 42 32 74 740 Medical -Dental Office 21.410 TSF 46 13 60 21 53 74 746 Fast -Food Restaurantwith Drive-Thru 21.410 TSF 439 422 860 364 336 699 10,084 Pass -by Reductions -215 -207 -422 -182 -168 -350 -5,042 Fast -Food Total 224 215 438 182 168 349 5,042 ' TSF=thousand square feet 13960-02 TG Letter LO► URBAN 12-1294 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Mr. Sean Matsler Cox Castle Nicholson February 16, 2021 Page 5 of 6 TRIP DISTRIBUTION PATTERNS Trip distribution patterns are likely to be similar to those for the existing use. There may be a nominal percentage of traffic that uses Avon Street to access Tustin Avenue to the existing residential areas to the northeast. However, the majority of traffic is likely to oriented to West Coast Highway. Although there is no physical restriction to full turning movements at the existing driveway on West Coast Highway, vehicles trying to make a left turn onto West Coast Highway during peak hours are likely to use Avon Street to Tustin Avenue to use the traffic signal at West Coast Highway. FINDINGS As shown on Table 7, the proposed Project is anticipated to generate 168 net new two-way trips per day with 8 new AM peak hour trips and 13 new PM peak hour trips in addition to the existing use. TABLE 7: TRIP GENERATION COMPARISON OF EXISTING AND PROPOSED PROJECT ' TSF =thousand square feet; DU = dwelling units As shown on Table 8, the proposed Project is anticipated to generate fewer trips in comparison to the permitted uses as follows: Health/Fitness Club: Project to generate 446 fewer two-way trips per day with 12 fewer AM peak hour trips and 50 fewer PM peak hour trips • Medical -Dental Office: Project to generate 452 fewer two-way trips per day with 44 fewer AM peak hour trips and 50 fewer PM peak hour trips Fast -Food Restaurant with Drive-Thru Window: Project to generate 4,748 fewer two-way trips per day with 422 fewer AM peak hour trips and 325 fewer PM peak hour trips 13960-02 TG Letter LO► URBAN 12-1295 AM Peak Hour PM Peak Hour Land Use Quantity Units In I Out I Total In Out I Total Daily Exisitng Use: Boat Sales 4.487 TSF 6 2 8 4 7 11 126 Proposed Project: Mixed -Use 10.975 TSF 4 12 16 14 9 24 294 35 DU Net Change Total Trips -2 10 8 10 2 13 168 ' TSF =thousand square feet; DU = dwelling units As shown on Table 8, the proposed Project is anticipated to generate fewer trips in comparison to the permitted uses as follows: Health/Fitness Club: Project to generate 446 fewer two-way trips per day with 12 fewer AM peak hour trips and 50 fewer PM peak hour trips • Medical -Dental Office: Project to generate 452 fewer two-way trips per day with 44 fewer AM peak hour trips and 50 fewer PM peak hour trips Fast -Food Restaurant with Drive-Thru Window: Project to generate 4,748 fewer two-way trips per day with 422 fewer AM peak hour trips and 325 fewer PM peak hour trips 13960-02 TG Letter LO► URBAN 12-1295 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Mr. Sean Matsler Cox Castle Nicholson February 16, 2021 Page 6 of 6 TABLE 7: TRIP GENERATION COMPARISON OF PROPOSED PROJECT AND PERMITTED USE ' TSF =thousand square feet; DU =dwelling units If you have any questions, please contact me directly at (949) 861-0177. Respectfully submitted, URBAN CROSSROADS, INC. (�4244_aw c;r-- Charlene So, PE Associate Principal 13960-02 TG Letter LO► URBAN 12-1296 AM Peak Hour PM Peak Hour Land Use Quantity Units In I Out I Total I In I Out I Total Daily Proposed Project: Mixed -Use 10.975 TSF 4 12 16 14 9 24 294 35 DU Permitted Uses: Health/Fitness Club 21.410 TSF 14 14 28 42 32 74 740 Net Change Total Trips -10 -2 -12 -28 -23 -50 -446 Medical -Dental Office 21.410 TSF 46 13 60 21 53 74 746 Net Change Total Trips -42 -1 -44 -7 -44 -50 -452 Fast -Food Restaurantwith Drive-Thru 21.410 TSF 224 215 438 182 168 349 5,042 Net Change Total Trips -220 -203 -422 -168 -159 -325 -4,748 ' TSF =thousand square feet; DU =dwelling units If you have any questions, please contact me directly at (949) 861-0177. Respectfully submitted, URBAN CROSSROADS, INC. 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A 34- ZIL .:�- — — - -k- -- - .. 0 0 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) 2510 West Coast Highway Project PA2019-249 2/18/21 Good day Mr. Chairman and Members of the Planning Commission, My name is Charles Klobe. I am a resident of Newport Heights and the President of the Newport Heights Association, our HOA. I oppose this project being approved tonight as staff is recommending. There is no reason to grant a parking reduction on the commercial component. If the developer fails to locate a suitable auto tenant and decides to pivot to a grocery market they can apply for a change and it will likely be granted. The entrance to the parking garage is 8' 2". There are no Amazon, FedEx or UPS delivery trucks this low. A pickup truck is over 6' tall. Deliveries must be made by parking outside where there is no parking. Studies show that even studio units are occupied by two persons. Two-bedroom units could be occupied by 4 adults. The residents alone could have 88 vehicles. The two-bedroom affordable unit in this project is allocated NO parking spaces. See Drawing G-1, handwritten Page 112. Does anyone believe that there will be less than 4 adults occupying that unit with no cars? Since there is no mass transit that serves the local service businesses then apartment residents will likely drive a car to those services. The only walkable services are a dry cleaner, a Post Office, and expensive restaurants. Parking will be made up on the adjacent streets. Why no parking study? According to the drawings there does not appear to be any vehicle charging stations in the parking structure. Why? State law requires cities to enforce the law that commercial trash haulers provide recycle bins for trash. The trash enclosure for the residential units might hold three bins. Based on the unit count these would need to be emptied every day. That is the potential for three trash truck pickups every day for the residences alone. The Avon Alley is narrow and the driveway to the parking goes downhill from the alley. Can a typical trash truck navigate the incline? They will have to back up to exit as there is no turnaround. Is this safe? Did anyone even consider it? The trash enclosure for the commercial component is in the front. State law requires commercial users to recycle their trash. This likely requires three bins like the residential side. These trucks must enter from West Coast Highway. They will have to back up to exit onto West Coast Highway as there is no turnaround. These trucks are almost always staffed with one person so no safety person to help with the backup process. Is this safe? Did anyone even consider it? 12-1301 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Why is a height variance necessary? Parking could be under ground with a lower overall building height. This could mitigate the views lost from the park to the water or from the street to the coastal bluff. The parking garage could be made taller so delivery trucks can go underground and pass through instead of backing out of each side. Was this considered? The applicant's drawings are conveniently missing the 35 air conditioning units on the roof and all the plumbing and venting necessary for 35 units. Will they be screened from view from the park? How much extra building height will these add? By law, each unit can install a satellite dish for their use. Are the locations for these considered? This project is owned by a member of a family that owns many properties along Mariner's Mile. Why doesn't the city request that they share their vision for the whole of their holdings? Why does the city staff continue to offer up these projects with little to no involvement of all the stakeholders? Why does this smell of piecemealing? Per Policy LU 6.19.3: How was it determined that marine related businesses are adequately provided in the area? I believe the marine business is booming during COVID- 19. Did the former tenant volunteer to leave to downsize or were they presented with an untenable rent increase that forced that decision? Many others will write with reasons why this project may not comply with the General Plan, the LCP, and other things that are questionably recommended. Page 4 of the staff report sounds like it was written by the applicant. The HAA might not apply here since the affordability ratio is only 5%. The drums are beginning to beat with the sounds of Greenlight II. One of these projects will be the straw. The Planning Commission can postpone this, condition it, or reject it and direct the applicant to comply with all the areas that they are not. The staff interpretation of the General Plan, the zoning code, and the LCP is an opinion. Opinions can be challenged. Thank you for your service, Charles Klobe 12-1302 From: To: Cc: Subject: Date: Attachments: Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) Beverly Rubio Weigand, Erik; Planning Commissioners; Campbell, Jim Deborah Rosenthal; JILL S AYRES; dave(cbearsi.com; mark(nbspaceip.com; smatslser(nbcoxcastle.com 2510 West Coast Highway Mixed Use Project (PA2019-249); [TPM No. NP2020-013; CDP No. CD2019-062; CUP No. UP2019-054; Major SDR No. 2019-003; and CEQA Class 32 Exemption] Wednesday, February 17, 20215:02:08 PM 2021-02-17 LTR to NBch PC.pdf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chairman Erik Weigand and Members of the Newport Beach Planning Commission: At the request of Deborah M. Rosenthal, Esq., please find attached a letter from her regarding the above -referenced matter. Should you have any questions, please contact Ms. Rosenthal directly. Regards, Beverly A. Rubio for Deborah M. Rosenthal, Esq. Fitzgerald Yap Kreditor LLC 12-1303 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) FITZGERALD•YAP•KREDITQR LLP February 17, 2021 VIA E-MAIL Chairman Erik Weigand and Members of the Newport Beach Planning Commission City of Newport Beach 100 Civic Center Drive Newport Beach, California 92660 ATTN: Deputy Community Development Director E: eweigand(c�newportbeachca.gov planningcommissioners(ane)yportbeachca. gov j campbellknewportb eachca. gov ATTORNEYS AT LAW Michael J. FitzGerald* Eoin L. Kreditor* Eric P. Francisconi Lynne Bolduc George Vausher, LLM, CPA$ Eric D. Dean John C. Clough David M. Lawrence Natalie N. FitzGerald Jodi M. Wirth Brook John Changala Josephine Rachelle Aranda John M. Marston f Deborah M. Rosenthalt Maria M. Rullot Larry S. Zemant Author's Email: drosenthal@fyklaw.com FYK ref # 2021018.01 Re: 2510 West Coast Highway Mixed Use Project (PA2019-249) fTPM No. NP2020-013; CDP No. CD2019-062; CUP No. UP201 Major SDR No. 2019-003; and CEQA Class 32 Exemption] Dear Chairman Weigand and Members of the Commission: This letter is submitted on behalf of the Coalition to Protect Mariner's Mile (Coalition), a grassroots organization dedicated to preserving the special qualities of this stretch of West Coast Highway in the City of Newport Beach, including its marine orientation, human scale, and historic character. The above -referenced project ("Project") will replace an existing coastal -related use with a high-end boutique automobile showroom and multi -story multi -family residential structure. The Coalition opposes approval of the Project in its current configuration as inconsistent with the City's General Plan, Municipal Code, and Local Coastal Plan (LCP), violative of the California Environmental Quality Act (CEQA), and unsafe or unfair to existing residents. This letter summarizes the Coalition's objections to the Project and incorporates by reference the comments submitted by Mr. David Tanner, a Coalition member, as well as other community residents. The Project is clearly designed to maximize density, lot coverage, and height under recent changes to State housing law, without considering or mitigating obvious impacts to existing residents. In other words, the Project provides the absolute minimum of public benefits, if any, while claiming every potential incentive or benefit to maximize profitable residential development along an historically commercial corridor. The result is a Project that is seriously out of scale with the surrounding community and dismissive of legitimate planning concerns. The Project blocks important water views from numerous public view points, and sends traffic onto overcrowded and substandard streets with no mitigation measures, not even a traffic study. Rather than ignoring or 2 Park Plaza, Suite 850 . Irvine, CA 92614 1 Tel: 949-788-8900 . Fax: 949-788-8980 . www.fyklaw.com *Professional Corporation . tOf Counsel • $Certified Specialist in Estate Planning, Trust & Probate Law, and in Taxation Law, State Bar of California 12-1304 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2 LLY Chairman Erik Weigand and Members of the Newport Beach Planning Commission February 17, 2021 Page 2 of 6 accepting the Project's numerous unmitigated impacts, the Coalition asks this Commission to use its authority to balance State policies in favor of additional housing with the City's long-time planning goals and the interests of existing residents. Coastal Act Noncompliance The Project is located within the Coastal Zone and affects views both from and to the Pacific Ocean protected under the Coastal Act. First, the Project is not a coastal -dependent use. In fact, auto sales and multi -family residences can be sited anywhere; they do not require a coastal location. At the same time, the Project proposes to replace a coastal -dependent use that has served the burgeoning boating community of Newport Beach for a substantial period. The Project should be required to mitigate its adverse impacts on coastal -dependent uses as a condition of replacing them with general uses that can be located anywhere. As coastal property is converted to non -coastal dependent uses, these valuable and iconic uses are crowded out, requiring mitigation within the City's control. Visual simulations show the Project will cover existing water views from numerous public vantage points and replace existing views with a monolithic multi -story building that eliminates any sense of proximity to the coast. Inland views from public vantage points will be partially obscured by the Project, and views of inland bluffs from the water (boaters and kayakers) will be largely blocked. The Project proponent claims that water views will only be partially obstructed from public view location, like John Wayne Park, but does not address the out -of -scale character of the residential building or the significant reduction in water views. The applicant unreasonably and deliberately restricted view simulations to a handful of locations where the Project will have the least impact, even though these carefully selected simulations actually show dramatic impacts to existing water views. Rather than water views of docks, boats, and other active uses, the Project will restrict public views to a tiny strip of empty water peaking from behind a large out -of -scale structure. The Project violates core tenets of the Coastal Act, including the City's obligation to encourage that all development in the Coastal Zone "preserves and enhances coastal resources ... and coastal views." It allows replacement of marine -related businesses with unremarkable housing, with no attempt to mitigate for the marine losses. By failing to adequately address traffic, air quality, and views, the Project worsens conditions of crowding in an already congested stretch of West Coast Highway. At a minimum, the Project should be required to mitigate for its adverse impacts on views, traffic, air quality, and community compatibility, in accordance with the City's certified LCP. Unless the Project is required to comply with the City's LCP, the proposed CDP cannot be issued in accordance with law. General Plan/Zoning Ordinance Noncompliance The Project is designed to meet the absolute minimum requirements of the General Plan and Zoning Ordinance, with no effort to avoid significant adverse impacts or provide public benefits on a highly visible site along West Coast Highway. The bulk of the Project violates numerous 12-1305 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2 LLY Chairman Erik Weigand and Members of the Newport Beach Planning Commission February 17, 2021 Page 3 of 6 neighborhood compatibility requirements because its design is so much larger and bulkier than other structures in the same area. It hulks over views from John Wayne Park and other public view sites, concealing important water views and overbalancing existing structures. The theory of the applicant seems to be that it is entitled to ignore all compatibility and scale requirements so long as it provides the minimum number of very low income housing units to qualify for processing under the Housing Affordability Act (HAA). While the HAA is a powerful tool to encourage the provision of affordable housing, it does not automatically exempt the Project from compliance with the City's plans for West Coast Highway. The design of the boutique auto sales building along West Coast Highway appears to be largely compatible with surrounding development, except for the proposed rooftop recreation facilities serving the residential building. However, the multi -family residential building reflects mediocre design, with inadequate articulation, poor siting, and an overall impression that is out of scale with the neighborhood. The multi -story residential building is designed so as to obscure the character - defining bluff along the back of those lots fronting West Coast Highway. In other words, the Project will conceal important protected views in the Coastal Zone, both from the scenic West Coast Highway, as a City -designated Coastal View Road, and the water. Instead of views of natural coastal bluffs, the Project will offer a multi -story building of mediocre design that completely obscures the natural topography. The height variance requested for the Project cannot be granted under existing regulations. Although the Project's three proposed units of affordable housing under the Housing Accountability Act (HAA) are eligible for incentives, all variances must nonetheless meet public health and safety requirements. In this case, the height variance is incompatible with the community character and potentially causes dangerous air quality impacts. The parking variance leads to severe overcrowding, with safety impacts to the surrounding community that will be required to deal with uncontrolled overflow parking. The Project applicant is obligated to demonstrate its proposal will meet health and safety requirements, which has not been done. In fact, both Staff and the Project applicant appear to have ignored the need to offer evidence the Project meets that standard for incentives under the HAA. This is not a Staff responsibility, and the Coalition asks the applicant to demonstrate the safety and compliance of the incentives it has requested to increase Project density. Under the City's LCP and General Plan, the proposed parking variance for the boutique auto sales showroom is improper and unsupportable, while the parking proposed for the residential section is clearly inadequate. The City estimated no morning peak hour trips for the showroom and Staff recommended a parking reduction of more than 30 spaces or 70 percent, leaving only 13 spaces to be provided. The City's traffic analysis suggests only 38 total daily trips associated with the showroom, equating to 17 in/out visits. In other words, the City appears to assume the showroom will not employ any salespersons who will require parking or access, or that they will sneak in and out during oof-peak hours. There is no attempt to determine if the Austin -Foust study involved a similarly -sized facility at a high-profile location. One of the concerns expressed by commenters is that a boutique auto showroom will not survive financially with fewer than 15 (potentially as low as 10) potential customers per day. In the alternative, a successful business is likely to generate 12-1306 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2 LLY Chairman Erik Weigand and Members of the Newport Beach Planning Commission February 17, 2021 Page 4 of 6 substantially more traffic. Although the City asserts it will not approve a replacement project requiring more parking spaces, it does not address the impacts of approving a development with a low likelihood of success and a high likelihood of remaining vacant for substantial periods of time in the future. The Coalition urges the City to consider the variances or "incentives" requested by the applicant to determine if they are necessary, feasible, and consistent with the City's plans for the long-term future of West Coast Highway. While the City is legally mandated to support the provision of low and very low-income housing, it is not obligated to grant every requested variance without searching review. By law, the applicant is required to show the proposed variance is necessary to allow provision of affordable housing, and that it will not endanger surrounding residents. In this case, the applicant has offered no information or analysis demonstrating the proposed Project will preserve the health and safety of surrounding owners. The Project cannot be approved without this crucial data, and the Planning Commission cannot carry out its statutory duties without insisting that it be provided, circulated for public review, and linked to actual conditions on the ground. CEQA Noncompliance The City is responsible for ensuring the Project does not have significant adverse impacts under CEQA, as well as the Coastal Act and the local Planning and Zoning Laws. In this case, City Staff has determined this highly -impactive Project is eligible for a Section 32 Infill Exemption, requiring no environmental review of the Project. Given the visible and sensitive site, as well as its location adjacent to an existing neighborhood, the City's approval of a Section 32 Exemption is inappropriate. The City also ignores the cumulative impact of the Project with other proposals along the same stretch of West Coast Highway with the potential for entirely changing the long- time character of the area. Section 32 is available for projects that will "not result in any significant effects relating to traffic, noise, air quality, or water quality." City Staff simply assumed the Project would not have significant effects but made no effort to study actual impacts. For instance, public testimony supports a conclusion that odors and noxious emissions from development along West Coast Highway have serious adverse impacts on residences located on the cliffs above the Project. City Staff required no analysis of the known health impacts of development on cliff -front homes, including the likely impacts of the Project. It is the applicant's obligation to demonstrate eligibility for the Section 32 exemption by showing the Project had considered and addressed its odor and noxious gas impacts on other residents. Public testimony is that development along West Coast Highway has sickened residents on the cliffs above because of gas and odor emissions. While it is possible the Project will not have similar impacts, it is the obligation of the applicant to demonstrate that its impacts will not be significant. This has not occurred. Traffic is an area of major concern. The City concluded the Project will generate only 294 trips per day, only a handful of trips less than the number required to trigger a traffic study. The City's traffic generation numbers are extremely suspect and should have been subject to additional review. 12-1307 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2 LLY Chairman Erik Weigand and Members of the Newport Beach Planning Commission February 17, 2021 Page 5 of 6 For instance, the City assumes the residential units will each require only one parking space, with no allocation for visitors or multi -car families. While this is technically allowable for parking purposes under State law, there is no evidence that the 32 moderate -income tenants are likely to limit themselves to a single car. The parking and traffic analyses also assume that less than half of the residents will leave the property for work during the am peak period or return during the pm peal period. At the same time, the traffic generation figures for the boutique auto sales office assumes no traffic during the am peak period, not even salespersons. Similarly, the auto sales estimates appear to assume only two trips during the pm period, without indicating whether they are potential customers or salespersons. Parking for sales staff is not discussed. The Staff report addresses the possibility that the boutique auto sales office will fail but assumes the property will simply remain vacant unless a similarly low traffic generation use is located. In other words, it appears the Project was intentionally designed to avoid any requirement for a traffic study, even though any successful commercial use on West Coast Highway is likely to generate more than the handful of uses reported by the applicant, and the proposed parking variance drastically restricts the type of commercial uses that can occupy the site into the future. Residential traffic is equally troubling. The City's traffic study assumes approximately 7.3 daily trips from each of the multi -family residences. This is consistent with generally accepted traffic estimates for multi -family units. However, City Staff did not consider the possibility of mandatory accessory dwelling units that could effectively double the number of cars using the Project. The City also failed to consider the Project's residential traffic generation onto two-lane residential streets that do not have the capacity to carry additional cars. These streets are already crowded when families congregate to pick up school children from area schools, and they are marginal to carry the number of required cars. The Project should be required to direct improve these streets, if possible, or to avoid the two-lane streets. Except for sending residential traffic through the commercial project onto West Coast Highway, there are no alternatives that will be safe and usable. The minimal traffic numbers provided by the applicant show no reduction in vehicles miles traveled, which is one of the standard requirements under CEQA. The Project also proposes to provide only one parking space per residential unit, plus another 13 units to serve the commercial portion. Although the residential parking is technically consistent with State law, it is woefully inadequate to meet normal residential parking demand in southern California. The likelihood is that Project cars will spill onto surrounding neighborhood streets for overnight parking, adversely affecting residents and decreasing traffic safety. The Coalition suggests that a minimum parking mitigation measure should be a requirement for parking permits to prevent Project residents from utilizing scarce off-site parking within the neighborhood to the detriment of existing residents. This is a common mitigation measure in other areas and should be implemented to protect existing residents. Potential noise impacts are not demonstrated to be less than significant. As the Planning Commission is well aware, sound travels and is likely to be magnified by the location of the Project at the bottom of a cliff next to a major arterial. The City did not require adequate studies to ensure the Project will not impact existing uses in surrounding areas, especially due to mechanical 12-1308 Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received 2 LLY Chairman Erik Weigand and Members of the Newport Beach Planning Commission February 17, 2021 Page 6 of 6 equipment and rooftop recreation. This analysis is not complicated and should have been an automatic requirement for a Project at this location. The bottom line is that the Project does not qualify for a Class 32 Infill Exemption because of the overwhelming likelihood it will have significant adverse impacts on traffic and air quality. The Project's traffic generation figures are extremely suspect because they assume virtually no commercial traffic and avoid any consideration of future ADUs. There is no consideration of cumulative project traffic. Parking is similarly understudied, especially since the Project is using an artificially low parking generation figure technically authorized under State law, but without any factual support in a mass transit -deficient area of southern California. The Coalition demands the Planning Commission require the applicant torp ove it qualifies for an Infill Exemption or prepare adequate environmental documentation for a Project that will bring significant new residents to an already crowded area of the City. Conclusion The Project requires substantial redesign to avoid view and traffic impacts before it can be considered for approval by the Planning Commission. The Coalition is happy to work with the developer to allow HAA development consistent with existing GP and LCP policies. In fact, the Coalition is disappointed the developer chose to pursue the maximum allowable development envelope with consulting the affect community until Project design was complete. This is a recipe for neighborhood dissatisfaction and exhibits a lack of genuine concern for anything except maximizing development and profits to the detriment of surround residents. The Coalition encourages, indeed demands, that the City require consider traffic impacts to two-lane streets not designed to handle multi -family traffic, odor impacts common in the areas, and view impacts to a highly -sensitive stretch of West Coast Highway with prized water views that will be eliminated by this Project. Thank you for your consideration of these comments in connection with this important, precedent - setting Project. Very truly yours, Deborah M. Rosenthal, FAICP cc: Ms. Jill Ayres Oillysawaltz@icloud.com) Mr. David Tanner (dave(c)earsi.com) Mr.Mark Moshayedi (mark@spaceip.com) Sean Master, Esq. (smatslsergcoxcastle.com) 12-1309 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: 7777shirley(ftmail.com To: Plannina Commissioners Subject: Coalition to protect Mariners mile Date: Wednesday, February 17, 20213:10:53 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We r against hi density projects especially that will wipe out our ocean views And anything that will create higher traffic. Please ! We pay enough in hi taxes that will reduce our home values Sent from my iPhone 12-1310 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Martha Glasgow To: Planning Commissioners; Dept - City Council Subject: 2510 PCH Apartment Project Date: Wednesday, February 17, 20215:22:01 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Commissioners and Council members, I am concerned with the building of a large apartment complex at 2510 PCH. I am told that residents have requested community meetings to answer questions about the project but those requests have been denied. I am also told that this project will come before the Planning Commission on February 18th, tomorrow. As this project could set a few precedents for future projects along PCH I would like you to act slowly in making any decisions and let the community concerns be addressed. Sincerely, Martha Glasgow 12-1311 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: GARY RAYMOND RANES Cc: Planning Commissioners Subject: Re: Mariners Mile Date: Wednesday, February 17, 20216:57:24 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. > On Feb 17, 2021, at 8:21 AM, GARY RAYMOND RANES <zone24@att.net> wrote: > Please do not support a short sighted closed piecemeal approach that promotes high density residential development without input from residents . > We need open meetings for input to voice our concerns to maintaining the needs of our parks, safety, parking and increased traffic externalities. > Gary Ranes > Resident > Newport Beach 12-1312 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: GARY RAYMOND RANES Cc: Planning Commissioners Subject: Re: Mariners Mile Date: Wednesday, February 17, 20217:07:10 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please do not supporta short sighted closed agenda that promotes highmdensity residential development without input from residents and general public. We need open meetings to voice our concerns to maintaining the needs of our parks, safety and increased traffic. GaryRanes Resident Newport Beach > On Feb 17, 2021, at 6:58 PM, GARY RAYMOND RANES <zone24@att.net> wrote: > >> On Feb 17, 2021, at 8:21 AM, GARY RAYMOND RANES <zone24@att.net> wrote: >> Please do not support a short sighted closed piecemeal approach that promotes high density residential development without input from residents . >> We need open meetings for input to voice our concerns to maintaining the needs of our parks, safety, parking and increased traffic externalities. >> Gary Ranes >> Resident >> Newport Beach 12-1313 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Nancy Geerlings To: Planning Commissioners Subject: Building project Date: Thursday, February 18, 20217:23:56 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. PLEASE do not allow a 3 story apt building to be built along Mariners Mile below John Wayne Park and N13 theater! Don't let the pandemic be an excuse to ram thru a project before citizens have a chance to present their views. And protect their views ! Sent from my iPhone 12-1314 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: blush1996CcDaol.com To: Planning Commissioners; Dept - City Council Subject: 2510 PCH Project Date: Thursday, February 18, 20219:24:48 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To: City of Newport Beach Planning Commissioners Re: 2510 PCH Project I'm deeply concerned about the above -referenced project, which is set for approval by the Planning Commission today, February 18. This project is flawed in many ways and should undergo environmental review to address each of the following impacts. <!--[if !supportLists]-->• <!--[endif]-->Sig nificant traffic and safety impacts <!--[if !supportLists]-->• <!--[endif]-->Public and private views from West Coast Highway, John Wayne Park, Cliff Drive Park and Newport Bay will be impacted <!--[if !supportLists]-->• <!--[endif]-->The project doesn't blend with the community <!--[if !supportLists]-->• <!--[endif]-->The project will negatively affect the marine industry. <!--[if !supportLists]-->• <!--[endif]-->The community needs time to understand the effect this and other planned projects will have on Mariner's Mile The Planning Commission needs to slow this project down. Please do not support any high density projects that will eliminate park views, increase traffic, jeopardize the safety of children and reduce available parking. Thank you for your consideration of my concerns. Suzanne Forster Newport resident, voter and taxpayer 12-1315 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Alexandra Benson To: Plannina Commissioners Cc: Dent - City Council Subject: Protect MARINERS MILE Date: Thursday, February 18, 20219:40:41 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Committee, My family has been residents of Newport Beach for over 30 years and the Mariners Mile has always been an important landmark for us. The development that is being planned will drastically increase traffic and congestion in our kid friendly streets. This is a threat to the safety of children walking from the local public schools as well ruining the views that are visited and loved by so many. Please protect Mariners Mile! Sincerely, Alexandra Benson The Castaways, NB 12-1316 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Stephanie King To: Planning Commissioners Subject: Opposition to high-density housing on PCH Date: Thursday, February 18, 2021 10:15:40 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear NB Planning Commissioners: I am a resident of Newport Heights. It has recently come to my attention that a high-density residential housing project is planned for 2510 Pacific Coast Highway, and I am writing to register my opposition to this project. I understand that the City has denied residents' requests to hold open community meetings about this planned development. This section of PCH is narrow with few outlets (no outlet between Dover and Tustin). Adding high- density housing seems likely to add significantly to traffic congestion. In addition, the community park that lies above 2510 PCH is enjoyed by many in the community for its views. Please grant the request for community discussion of this project that will impact many who live in and drive through this part of the City of Newport Beach. Regards, Stephanie King 12-1317 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: swansway7(algmail.com To: Planning Commissioners Subject: 2510 PCH Project Date: Thursday, February 18, 2021 10:37:16 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Vote no! Please preserve our views from John Wayne Park on Cliff Drive. That park and that view are one of the jewels of our city! Many of us enjoy that park everyday. It is a small space for gathering or quiet reflection on the beauty of the ocean. I do not support this project. Just say no! Thank you Myrna Hamid Sent from my iPhone 12-1318 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Debsk8 To: Plannina Commissioners Subject: 2510 PCH project Date: Thursday, February 18, 2021 10:41:58 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. As a 40 year plus resident of Newport, I am opposed to a project of this type in this location. I believe a car dealership / apartment combo is not a necessary enhancement to the area. If Newport keeps packing in people in every little cubbyhole possible, we will soon loose our beautiful small town feel. What an eye sore to the residents living above this ugly mess. Plus right next to a day care??? Seriously?? Please re -think this project. Thank you, Debbie Nance 12-1319 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Anna Riddlesperger To: Planning Commissioners Subject: NO to 2510 PCH Project Date: Thursday, February 18, 2021 10:57:16 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, I am writing as a concerned Newport Beach resident. PCH and the streets in the Heights area are already heavily impacted with traffic. Furthermore, what a complete juxtaposition to have low income housing units above a luxury car dealership. Newport Beach residents pay a lot of money for their views and the beautiful parks. We do not need apartments in an area where car accidents occur on a regular basis. Please reconsider! Anna Riddlesperger Sent from my iPhone 12-1320 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Tom Gvulav To: Planning Commissioners Subject: 2510 PCH Project Date: Thursday, February 18, 2021 11:27:42 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing in opposition to this project's approval. You must not grant any variances to accommodate this project due to the material negative impact to the public views from the park. This type of project is exactly what CEQA was designed to prevent. Please vote NO on the current proposal. Note: I have no issue with approval provided the project is not granted any variances and complies with the current general designation and zoning ordinances. It's his property right. Thanks you, "Do not let what you cannot do interfere with what you can do. I' Tom Gyulay 1600 Kings Road, NewRort Beach CA 92663 X949) 474-1566 office (714) 813-9876 cell tom e,sageretailgroup.com 12-1321 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Mary Curry To: Planning Commissioners Subject: Project below Kohn Wayne Park Date: Thursday, February 18, 2021 11:28:30 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Against the proposed building above John Wayne Park. Would any member of the planning commission want this building in their site line. And multilevel apartments next to an existing day care center is just begging for trouble. Please reconsider the design and or location. 12-1322 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Lee, Amanda To: Schneider. Matthew Cc: Rodriauez, Clarivel Subject: FW: Urgent! Project @ 2510 PCH Date: Thursday, February 18, 2021 11:31:20 AM From: Kelly Couzens <kellycouzens@yahoo.com> Sent: Thursday, February 18, 202111:01 AM To: Planning Commissioners<PlanningCommissioners@newportbeachca.gov> Subject: Urgent! Project @ 2510 PCH [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners: Please do not approve the project referred to as the 2510 PCH Project. The proposal consists of 35 apartments, blocks views from Cliff Dr. and will have a huge negative impact with increased traffic. Sincerely concerned, Kelly Couzens Brooks 1442 Galaxy Dr. Newport Beach, CA 949-291-8459 kellycouzens(@yahoo.com 12-1323 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Ted Mumm To: Planning Commissioners Subject: Protect Mariner"s Mile Date: Thursday, February 18, 2021 11:33:56 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Newport Beach residents do not want and do not need new the PCH Apartment Project on Mariner's Mile. Please reject the proposal. Thank you, Carl Mumm 319 Cedar Street Newport Beach, CA 92663 12-1324 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Kay Ridgeway To: Plannina Commissioners Subject: The 2510 PCH project Date: Thursday, February 18, 2021 12:22:02 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. As a constituent, voter, and tax payer of Newport Beach for over 25 years, I find this development to be a significant over -reach for its location and the surrounding community. IF this project must be approved on some level, I implore you to NOT grant any height variance, and to make sure it is NOT under -parked. I have not counted, but there are already MANY auto dealerships on that stretch of PCH. Apartments deserve some open space, ample parking, and happy neighbors. They are not intended to encroach on the property rights and privileges of those who pre-exist around them. I am strongly opposed to this development. Thankyou Kay M. Ridgeway 1508 Cumberland Lane Newport Beach CA 92660 949-422-3931 kay@ridgeways.org 12-1325 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Allison Lucas To: Planning Commissioners Subject: Proposed PCH project below John Wayne Park Date: Thursday, February 18, 2021 12:38:48 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good afternoon, I wanted to express my extreme concern about the proposed project under Cliff Drive on PCH. Apartments and a car dealership are proposed. This project, if approved, will rob us residents of the wonderful views from the park. It will also make already challenging traffic and parking issues much, much worse. Aren't height restrictions there for a reason? To prevent blocked views? To keep buildings in line with the existing "landscape?" To prevent an already populated area from getting worse? Why is it so easy to make constant exceptions? I completely disagree with the idea of the project and will continue to express my concerns about it. I hope you take a resident's opinion into consideration when discussing this project. Thank you for your time, Allison Lucas Sent from my iPhone 12-1326 Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Gerral Group To: Planning Commissioners; Dept - City Council Subject: 2510 PCH Apartment Project recommend approval Date: Thursday, February 18, 20213:01:29 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Commissioners and City Council, we recommend that you APPROVE the 2510 Mariners Mile project. Mariners Mile is a hodgepodge, and this will be an improvement and the no views will be lost. Respectfully, Giannini and Wilson R. P. "Skip" Wilson, Jr. Gerald A. Giannini Gerral Group Seville Properties, Realtors B.R.E. No. 00449831 gerral@outlook.com www.gerralgroup.com 12-1327 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Jerilynn Martin To: Plannina Commissioners Subject: Newport Heights 2510 PCH Project Date: Thursday, February 18, 20213:18:22 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commisioners. Have you actually seen the plans for this monstrosity? Why is such a beautiful and elegant city considering such an eye sore and traffic debacle for this neighborhood? The view from Veterans Park would be marred and forever changed and not for the betterment of NPB. Please take your time in considering if this is what's best for the residents and not the city's pocketbook. Thank you. Kindly, J. Martin Sent from Yahoo Mail on Android 12-1328 a UL Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Amy Lawrence To: Plannina Commissioners Subject: 2510 PCH. Project Date: Monday, February 22, 20213:33:00 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear planning commission, Please do not approve a large scale residential project on that parcel of PCH. The parks in Newport Heights have served not just the local Newport heights community but people come from all over to enjoy the open view. We have seen the value of our open spaces during the pandemic and to lose these spaces to enjoy the view and sunsets as a community is very sad and a misuse of the land. Not to mention the traffic impact it will have on the small streets leading to PCH . Don't turn pch into what lajolla did years ago with high density apartments obscuring the beautiful coastal views . Please reconsider approving such a project that would have such an impact on so many people . Thank you , Amy Lawrence Sent from my iPhone 12-1330 Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Debbie. Shepherd To: Planning Commissioners Subject: 2510 PCH Project Date: Tuesday, February 23, 2021 11:11:13 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commission, This project is not compatible with our city and is ridiculous. As a resident of the city, I am absolutely opposed against this project. Please do not approve it. Sincerely, Debbie Shepherd NOTICE: This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message. 12-1331 Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Debbie. Shepherd To: Planning Commissioners Subject: 2510 PCH Project Date: Tuesday, February 23, 2021 11:11:13 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commission, This project is not compatible with our city and is ridiculous. As a resident of the city, I am absolutely opposed against this project. Please do not approve it. Sincerely, Debbie Shepherd NOTICE: This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message. 12-1332 Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Bruce & Kathe Choate To: DDe t - City Council; Planning Commissioners Cc: choateoncliff(a)gmail.com Subject: 2510 W. Coast Highway project Date: Wednesday, February 24, 20215:43:45 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Members of the Newport Beach City Council and Planning Commission, As I understand it, the people of Newport Beach elect the members of the City Council to represent the citizen's interests. The City Council then appoints planning commissioners who provide oversight to the City's land use planning process and real estate development to assure it is consistent with the resident's vision for their city. The City then hires planning staff, who is accountable to the City Council. All of this suggests that the residents should be adequately represented when it comes to important and often life changing projects to be built in our city. Consequently, I am writing to express my disappointment over the approval process for the 2510 W. Coast Highway project on Mariners Mile. Inasmuch as the Planning Commission has approved this project, I have several questions that I feel are worthy of an answer. I have often wondered why residents are not informed of these projects until they are presented to the Planning Commission, at which time it is too late to have any significant input. Shouldn't we have a say in what happens in our neighborhoods? I believe that most people affected by this project are appalled at what is in store for them. Noise, traffic, pollution and parking issues, to say the least, on a daily basis. I participated in the Zoom call with the developer and his representative, and I don't believe these issues were answered to anyone's satisfaction. This building appears to take up every square inch of the property and there seems to be no effort whatsoever to give it any kind of a nautical character as is appropriate for Mariners Mile. I was left wondering if any staff or planning commissioners visited the site and surrounding areas, and tried to imagine what this building would look like in context to the adjacent buildings and their impact on treasured views. Facing PCH the building has the appearance of a glass box with yet another exotic car showroom. How many more of those do we need? This one comes with a promise of no test drives in our neighborhoods; we shall see. It is quite clear that the added traffic along Tustin, Avon and Riverside is going to be a problem. Why wasn't a traffic study completed? What about the ingress and egress on Pacific Coast Highway? It is already dangerous with the speeds vehicles reach along Mariner's Mile. I understand that Commissioner Koetting took exception to a comment made by David Tanner (coalition spokesman) in reference to "bias" by city staff. I am saddened to say that this is how we residents feel. Where is our representation and who is listening to us? The development of Mariners Mile is in the interest of all the citizens of Newport Beach, and from the north via PCH, it serves as the gateway to our beautiful city. With the kind of development proposed in the above named project, as well as the design being discussed for the adjacent Newport Village project, it will start to have the appearance of Huntington Beach. We can't go back once these massive projects are built. We live here, and will see and experience it every day. Clearly the Mariner's Mile development plan needs more study and it should include the input of neighbors and other impacted citizens. I feel this is an urgent matter and I do hope that you will consider taking a closer look at what could be a tragic mistake. I know that all of us who live in Newport Heights and 12-1333 Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) adjacent neighborhoods would welcome the opportunity to work with all interested parties to maintain the unique character of our City and in particular Mariner's Mile. Please do not throw us under the bus. Thank you for your time and consideration. Sincerely, Kathe, Ch rclZev 12-1334 Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: alice brewer To: Planning Commissioners Subject: 2510 PCH Project Date: Thursday, February 25, 20213:41:07 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners, I feel this building doesn't represent the village feel we are trying to achieve. Please do not give a height variance as people should be able to enjoy the water views from the park. There are too many apartments, not enough traffic access to the building and where is the parking for visitors? Where is an area for relaxation? A pool? greenery? How is the refuse located for trucks to access without disturbing tenants. This is Newport Beach, a different feel than you have in Costa Mesa with blocks of ugly Condos, no greenery, and no amenities. Please do not do to PCH what you did to Via Lido. You ruined the feel of the neighborhood by allowing those condos to be put practically on the sidewalk, with little vegetation and no amenities. This is not China! You goofed on Via Lido, now you have a chance to get it right. Do not allow this project to pass. It will add traffic to PCH. How are moving vans going to get into this complex? Through that narrow road? Are the children at the preschool going to have a safe entry and exit? This overblown monstrosity needs to be rethought. Please send them back to the drawing board to create something that will add to our community, not cause a myriad of new problems for overcrowded PCH. Alice Brewer A resident of Newport Beach 12-1335 Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Randy Hause To: Planning Commissioners; Dept - City Council Subject: Fwd: Westcliff Plaza Proposed Expansion Date: Thursday, February 25, 20218:53:33 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Honorable Planning Commission Members and City Council Members, Kindly be advised that our family and neighbors are strongly opposed to the Irvine Company's proposed redevelopment at Westcliff Plaza. The increased traffic and traffic flow as well as parking options will adversely affect our neighborhood forever. The reconfiguration of this shopping center will be the second redesign by the Irvine Company. Past designs have resulted in increasingly dangerous conditions to those individuals patronizing Westcliff Plaza. Now, this new proposal spills into our neighborhood! The current traffic flow for pedestrians, cars and bicycles on Irvine Boulevard, Westcliff Drive, 17th Street, 18th Street, Mariners Drive and Rutland Road will be both dense and dangerous. It is truly an accident waiting to happen! Dangerous conditions already exist when Mariners School is in session. In addition, there is absolute gridlock in the morning and afternoon when parents drop off and pick-up their children. Also, between Dover Drive and Newport Boulevard along 17th Street there are already over 100 places to eat!! I challenge you to count them and come up with a different number! We don't need to look like the City of Irvine!! Why is this being allowed? What is the City's motive? Will the City Council and Planning Commission members please listen to the concerned residents and general public? I suspect only the Irvine Company is in support of this project! As a Concerned Citizen of Dover Shores/Westcliff for over 50 years, sadly our family's voices are not being heard Please do the right thing and do not allow this project! Thank you for your consideration. Respectfully, Randy Hause 1215 Sussex Lane Newport Beach 92660 ®❑ Reply Forward 12-1336 Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Elizabeth Trupiano To: Planning Commissioners Subject: NO Way - 2510 PCH Project Date: Saturday, February 27, 20216:36:59 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. This is a ridiculous consideration - as a tax payer and resident of NPB I enjoy the unobstructed view from the park. Home owners across the street should no doubt be outraged that the City is considering this project. This project should be a BIG Hell -0 NO. Regards, Elizabeth Trupiano 714 318 4060 111 Via Ravenna 92663 Sent from Yahoo Mail on Android 12-1337 Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Margee Drews To: Plannina Commissioners Subject: JOHN WAYNE PARK VIEW Date: Sunday, February 28, 20218:24:11 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please take at least one level off the proposed building below JWP- or force that project to go subterranean. How could you do this to our neighborhood? Karl & Margee Drews 325 Alsio Ave NB CA 92663 Sent from Mail for Windows 10 12-1338 Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Gloria Sceberras To: Plannina Commissioners Subject: STOP STOP STOP !!!!!!!!!!!!!!!!!!!!! Date: Monday, March 1, 20219:04:54 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Do not pass any permit to add that monster building on PCH, John Wayne Park is a public park, this monster building is an insult to the PUBLIC WHOM YOU, CITY PLANNERS SHOULD ! ! ! ! ! TAKE INTO CONSIDERATION, THE PUBLIC MUST COME FIRST!!! Sent from my iPhone 12-1339 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: heather hendrickson To: Plannina Commissioners Cc: citycouncil(n n Subject: 2510 PCH Date: Thursday, February 18, 20213:37:31 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Planning Commissioners: As a longtime Newport Beach resident amd business owner, I respectfully request a full perspective of the overall planning for Mariners Mile as a whole be presented to the community. Let you us have an open community meeting with the Development Department - on Zoom or Zoom+in person option. The issues and opportunities the Mariners Mile corridor present warrant full community participation. As such, I request you table approval for the above referenced property in any regard until such time as community have more opportunity to comment. The pandemic has made communication more difficult however it should not be a reason to less fully solicit and explore community engagement. Sincerely, Heather A. Hendrickson Heather Hendrickson Land Principal Tel 949.293.1433 From the field 12-1340 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: heather hendrickson To: Dept - City Council Cc: Plannina Commissioners Subject: 2510 Pacific Coast Highway Date: Thursday, February 18, 20213:45:15 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. The following letter was emailed to Newport Beach Planning Commissioners 2/18/21 3:37pm. Thank you. Begin forwarded message: From: heather hendrickson <heather.hendrickson@gmail.com> Date: February 18, 2021 at 3:37:24 PM PST To: planningcommissioners@newportbeachca.gov Subject: 2510 PCH Dear Planning Commissioners: As a longtime Newport Beach resident amd business owner, I respectfully request a full perspective of the overall planning for Mariners Mile as a whole be presented to the community. Let you us have an open community meeting with the Development Department - on Zoom or Zoom+in person option. The issues and opportunities the Mariners Mile corridor present warrant full community participation. As such, I request you table approval for the above referenced property in any regard until such time as community have more opportunity to comment. The pandemic has made communication more difficult however it should not be a reason to less fully solicit and explore community engagement. Sincerely, Heather A. Hendrickson Heather Hendrickson Land Principal Tel 949.293.1433 From the field 12-1341 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: C Rob To: Plannina Commissioners Subject: That ridiculous bldg on calendar tonight Date: Thursday, February 18, 20214:14:33 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. 1. What happens to the kids RIGHT NEXT DOOR during construction? 2. This thing does not in any way fit into this city. Especially right on front street ... PCH! 3. Where are they supposed to park up to 70 cars for tenants and more for their guests? This should be a HUGE issue with the Planning Commission and must be addressed before this project is even brought to the table. 4. This building is U G L Y ! ! ! ! ! ! How can this even be considered? 5. What are the benefits of this project if it's approved? No I don't want to ask that because it cannot be approved it just can't. You are the City of Newport Beach's Planning Commission, not this developer's. Please do not allow this monstrosity on PCH or any where! A very very concerned resident of this beautiful city, Claire Roberts 12-1342 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Teresa Axe To: Planning Commissioners Subject: 2510 PCH Date: Thursday, February 18, 20214:31:39 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I just became aware of the proposed very large building proposed for 2510 PCH. In my opinion this oversized building would hurt our neighborhood! Obscuring the beautiful view from the public park above would be a huge loss for so many. Most evening the park is full of people social distancing outdoors while trying to socialize with friends and family. Please hear the concerns of the people in the neighborhood that would be negatively impacted. Thank you. Teresa Axe 202 La Jolla Dr 92663 Sent from my iPhone 12-1343 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Barbara Yeager To: Planning Commissioners Subject: 2510 PCH project Date: Thursday, February 18, 20214:32:23 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We are troubled to see the size of the proposed apartment project below John Wayne P ark in Newport. We ask you to reject any height variance and to carefully consider all impacts on the wonderful park. This park is very heavily used by the under -parked Newport Heights community. My wife and I have lied inn the Heights over 30 years, Height limits along PCH are crucial to preserving the feel of our town. Variances for any reason sets a terrible precedent. Thank you for your consideration, Barb and Kurt Yeager 2332 E. 15th Street Sent from my iPad 12-1344 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Bob Richev To: Plannina Commissioners Subject: 2510 PCH Date: Thursday, February 18, 20214:34:59 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Mr. Weingand Chairperson Planning Commission Newport Beach, CA Mr. Chairman and members of the Planning Commission My name is Bob Richey and I am a Real Estate Developer. I have been a resident of Newport Heights for the past 26 years. I am strongly against the proposed property redevelopment located at 2510 Pacific Coast Highway. The building being proposed is out of character for the area. It's mass, design, and intended use are purely greed driven by the developer. This proposed project, if it is approved, will create a diminution of values on many expensive homes in Newport Heights. The loss created to the neighborhood will result in reduced property tax revenue to the city, this at the worst possible time due to the COVID-19 pandemic. Approval of this project will certainly create a very dangerous precedent for the Mariners Mile area. Mariners Mile is an area that, if developed correctly, can preserve our quality of life, and create revenue for the city through the guidance of staff, and appointed and elected officials. Please consider putting yourselves in the position of the residents of the Heights who are most affected. They will be facing the burden of a monetary loss of value, and in many cases, their most highly valued monetary asset. The loss of viewshed from our parks and neighboring areas dilutes the ambiance of the Newport Heights area. All of this because of a single developer whose only motive is greed. We are counting on you to use your best judgement, as we look to you to protect our quality of life and future wellbeing. Please vote a strong and willful NO to the approval of this project. Thank you for your time and consideration. Bob Richey RCR Enterprises, LP 17450 Mt. Herrmann Street, Suite D 12-1345 Fountain Valley, Ca. 92708 Bob. rich ey(@ rcrcompanies.com Cell # 951 288 8555 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) 12-1346 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Nancy Scarbrough To: Planning Commissioners Subject: 2510 Coast Highway Project Date: Thursday, February 18, 20214:50:52 PM Attachments: 2510 PCH Planning Commission.pdf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please consider the attached comments for tonight's Planning Commission meeting. NaviC9 ScarbrvUoVl Nancy@NancyforNewport.com Cell: 949-887-6974 12-1347 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) 2510 Coast Highway Feb. 18, 2021 Good Morning Chair Weigand and Commissioners, I am opposed to this project for several reasons. Among them is the fact that this project eliminates a marine businesses that has existed on Mariners Mile for several years. The project consultant stated at a public meeting that the inclusion of a boutique auto showroom at the front of this project was due to the reduced demand for marine related businesses. Bayport Yachts, who used to occupy the building has told us that they left due to extreme rent hikes. According to the National Marine Manufacturers Association, the latest data show 2020 cumulative sales of personal watercraft up 10%, saltwater fishing sales up 5% and jet boats up 9% compared to a year ago. Clearly there is no lack of interest in outdoor recreation during this pandemic. Councilman Duffy informed me that his boats are back ordered. The proximity to the water makes Mariners Mile a perfect location for companies who sell sailboats and yachts. It is unreasonable to think that that type of business could store their inventory 5 miles away in Santa Ana or Costa Mesa. Newport Beach will lose a valuable source of sales tax and a business type that has been a cornerstone of our city from the beginning. Further, the current zoning Mixed -Use Horizontal 1— MU -H1. According to our Zoning Code Chapter 20.22 "The MU -H1 designation provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners' Mile Corridor, (a) the Coast Highway frontages shall be developed for marine -related and highway -oriented general commercial uses in accordance with CM and CG designations, and (b) portions of properties to the rear of the commercial frontage may be developed for free-standing neighborhood -serving retail, multi family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor in accordance with the CN, RM, CV, or MU -V designations respectively." I disagree that we should be reducing the marine based businesses in our City. Please request that the developer re -consider the use of the commercial building and the mix of commercial and residential uses at this site. Thank you. Nancy Scarbrough 12-1348 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: patty nesbit To: Plannina Commissioners Cc: patty nesbit Subject: 2510 PCH Project Date: Thursday, February 18, 20214:58:06 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I oppose this project. It will add more cars and traffic to an area already filled with too much traffic. The height variance is a bad idea. The whole project will just be an eyesore. Thank you, Patty Nesbit NB resident for 31 years 12-1349 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: patty nesbit To: Plannina Commissioners Cc: patty nesbit Subject: 2510 PCH Project Date: Thursday, February 18, 20214:58:06 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I oppose this project. It will add more cars and traffic to an area already filled with too much traffic. The height variance is a bad idea. The whole project will just be an eyesore. Thank you, Patty Nesbit NB resident for 31 years 12-1350 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Matsler, Sean To: Planning Commissioners; City Clerk"s Office Cc: Schneider, Matthew; Mark Moshayedi; Summerhill, Yolanda; Campbell, Jim Subject: Applicant Correspondence - Agenda Item No. 3 (PA2019-249) Date: Thursday, February 18, 20215:18:30 PM Attachments: Applicant Letter Responding to Public Comments (PA2019-249) - February 18 2021.pdf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chair Weigand and Members of the Planning Commission: The attached letter responds, in detail, to the legal claims made in various letters submitted to the City in connection with the proposed 2510 Coast Highway project. We find these claims to be without legal merit. Best, Sean Sean Matsler kiCOX CASTLE NICHOLSON Cox, Castle & Nicholson LLP 3121 Michelson Drive I Ste 200 1 Irvine, CA 92612 direct: 949.260.4652 main: 949.260.4600 1 fax: 949.260.4699 smatsler@coxcastle.com I vcard I bio I website This communication is intended only for the exclusive use of the addressee and may contain information that is privileged or confidential. If you are not the addressee, or someone responsible for delivering this document to the addressee, you may not read, copy or distribute it. Any unauthorized dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please call us promptly and securely dispose of it. Thank you. 12-1351 111 COX CASTLE N ICHOLSON February 18, 2021 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) Cox, Castle & Nicholson LLP 3121 Michelson Drive, Suite 200 Irvine, California 92612-5678 P: 949.260.4600 F: 949.260.4699 Sean Matsler 949.260.4652 smatsler@coxcastle.com VIA EMAIL [PLANNINGCOMMISSIONERS@NEWPORTBEACHCA.GOV] Chair Weigand and Members of the Planning Commission City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Re: Agenda Item No. 3: 2510 West Coast Highway Mixed Use Project PA2019-249) Responses to Public Comments Chair Weigand and Planning Commissioners: This Firm represents the applicant for the 2510 West Coast Highway Mixed Use Project (PA2019- 249) ("Project") located at 2510 West Coast Highway ("Property"). The Project will be before Planning Commission this evening. Below are responses to public comments received by the City this week, organized by topical area. As discussed further below, the legal comments consist of conjecture and opinion and do not undermine the valid basis for the Planning Commission's action to approve the project. Housing Accountability Act: Summary of Comments: Mr. David Tanner ("Tanner") claims that the Housing Accountability Act ("HAA") does not apply to the Project because the Project does not meet the City's objective General Plan and Zoning standards, the standards of CEQA, and the Coastal Act. He further alleges that the HAA requires 20% of the total Project units to be sold or rented to lower income households and that the Project does not comply with that standard. Coalition to Protect Mariner's Mile attorney, Deborah Rosenthal ("Rosenthal"), states that "[w]hile the HAA is a powerful tool to encourage the provision of affordable housing, it does not automatically exempt the Project from compliance with the City's plans for West Coast Highway." Response: The HAA applies to the Project because it applies to all housing development projects, including mixed-use projects where at least two-thirds of the project's square footage is designated for www.coxcastle.com Los Angeles I Orange County I San Fra"1591352 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 2 residential use. The HAA does not include a requirement for 20% of the total units to be sold or rented to lower income households. The Project is a mixed-use development with over two-thirds of the Property's square footage designated to residential use (i.e., 34,306 residential building area vs. 11,266 non-residential building area). Therefore, the HAA applies to the Project. Once it is determined that the HAA applies to a project, the HAA imposes a burden on the City to approve the Project except in narrow circumstances. The City must treat a project protected by the HAA differently than it would treat a other projects. Specifically, the HAA imposes restrictions on a City's ability to reject or reduce the density of a housing project. Under the HAA, if a proposed development meets objective general plan and zoning standards, a city cannot deny the project, or impose conditions that will reduce the density of it, unless the City makes written findings based on a preponderance of the evidence that (1) the project will have a specific, adverse impact on the public health or safety and (2) there are no feasible ways to mitigate or avoid those impacts except to reject the project or to require a lower density. As Rosenthal accurately notes, "the HAA is a powerful tool to encourage the provision of affordable housing." Under the HAA, the City is limited to imposing objective general plan and zoning standards on the Project, and it is prohibited from imposing subjective standards on the Project. Objective standards are those that "involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal." Govt. Code §§ 66300(a)(7), 65913.4(a)(5) (emphasis added). Standards relating to height, setbacks and floor area ratio are good examples of objective standards. The requirement in Code Section 21.30A.040(B)(4) that requires the City to evaluate a project's impact on public views is an example of a subjective standard that the City cannot apply to the Project. Regardless, the Project will not impact public views, including views from John Wayne Park, as shown in the visual simulations prepared by the applicant. The Project meets all objective General Plan and zoning standards, as discussed further below. Local Coastal Program Consistency: Summary of Comments: Tanner and Rosenthal state an opinion that the Project is inconsistent with the City's Local Coastal Program ("LCP"). Rosenthal states that unless the Project is required to comply with the City's LCP, the CDP cannot be issued. 12-1353 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 3 Response: The Project conforms to all applicable sections of the LCP. The LCP designates the Project site as Mixed -Use Mariners Mile (MU -MM). This category is intended to provide for a horizontal distributed mix of uses, which may include general or neighborhood commercial and multi -family residential. The Project would develop a boutique auto showroom and multi -family residential use, thus complying with the intent of the designation. The Project is further consistent with all applicable LCP policies and goals. For example, Coastal Land Use Plan Policy 2.1.4-1 requires properties located on the inland side of Coast Highway designated MU -H to be developed for marine -related and highway -oriented general commercial uses, and allows multi -family residential to be located on portions of properties to the rear of commercial frontages. Here, the boutique showroom, a highway -oriented general commercial use, would be located along Coast Highway, with a multi -family component to the rear of the property, in compliance with Policy 2.1.4-1. Policy 2.1.4-5 requires development to be designed and planned to achieve high levels of architectural quality and compatibility, with adequate pedestrian and circulation and parking to be provided. The Project has a high-quality, visually appealing design from all facades. It would be compatible with surrounding properties with respect to height, bulk, and design. The Project would feature pedestrian connections to the sidewalk to allow for pedestrian circulation and would provide adequate and safe vehicular circulation and parking. Similarly, Coastal Land Use Plan Policy 2.1.4-6 requires sufficient area for individual uses to prevent fragmentation and assure viability, quality, and compatibility with adjoining uses. The site would feature two uses, a showroom and a multi -family residential use, both of which would have adequate area to assure viability and quality but would be integrated to prevent fragmentation. The design and scale of the Project would be compatible with adjoining uses. The Project's height will not affect public views of coastal resources, as shown in the Applicant's view simulations. In addition, the Project will be compatible with the height, massing, and character of the surrounding neighborhood. The Coast Highway fagade is actually lower than the architectural features at the adjacent Rolf s Wine building to the west on the corner of Tustin and Coast Highway. The design will be high-quality and visually appealing by incorporating marine elements and articulated facades, similar to the nearby Quay Work project. The Project will not create any traffic or pedestrian hazards. It is consistent with all applicable General Plan and Zoning Code provisions. There is no basis for comments that the Project is inconsistent with the City's LCP. Because the Project will comply with the policies of the City's LCP, as acknowledged by Rosenthal, the Project's CDP can be lawfully issued. 12-1354 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 4 Coastal Development Permit: Summary of Comments: Tanner claims, without support, that the Applicant's Coastal Development Permit application is incomplete. Response: There is no support for the claim that the Coastal Development Permit application is incomplete. It is complete and contains all required information. The Code Section cited by Tanner requires the applicant to provide evidence in support of the findings that allow the City to approve or conditionally approve a coastal development permit application. The Applicant provided such information to the City and that information was the basis to support the City's findings that the Project conforms to all applicable sections of the LCP. General Plan Consistency: Summary of Comments: Tanner claims that the Project does not comply with objective General Plan policies and cites several General Plan policies that he claims are objective. By contrast, Rosenthal acknowledges that the Project meets the minimum requirements of the General Plan. Response: The Project is consistent with all applicable objective General Plan policies and standards. The standards Tanner claims are objective standards are subjective standards. For example, Tanner claims that LU 1.6, "Protect and, where feasible, enhance significant scenic and visual resources that include open space, mountains, canyons, ridges, ocean, and harbor from public vantage points" is an objective standard. However, it does not contain objective standards or benchmarks and would require subjectivity to determine whether, for example, enhancement is feasible. Objective standards are those that "involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal." (Govt. Code §§ 66300(a)(7), 65913.4(a)(5).) None of the General Plan policies that Tanner claims are objective contain uniformly verifiable standards. The Project complies with all objective General Plan policies and standards. 12-1355 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 5 Density: Summary of Comments: Tanner alleges that the Project's density exceeds City standards, specifically, the Housing Element's density standards. Response: The Project is consistent with the General Plan's density limitations, which are 0.5 for the commercial building and 20.1-26.7 dwelling units per acre for the multi -family component of the Project. The State Density Bonus Law and the City's Density Bonus Code provide for an increase in the number of units of up to 35% above the maximum number of units allowed by the General Plan for projects that include a minimum of 11% of units affordable to Very Low Income Households. Here, the Project will provide three Very Low Income units, which equates to 11% of the 26 base units. Therefore, the Project is eligible for 10 additional units above the 26 base units allowed by the General Plan for a total of 36 units. A total of 35 units are proposed, one fewer than allowed. Tanner's claim that the Project's density does not comply with City standards is therefore incorrect. Mariners' Mile Strategic Vision and Design Framework: Summary of Comments: Commenters claim that the Project is inconsistent with the Mariners' Mile Strategic Vision and Design Framework. Response: The Project is compliant with the Mariners' Mile Strategic Vision and Design Framework. The showroom is consistent with the uses envisioned along the inland area of Mariners' Mile. The Project's color scheme utilizes neutral brown, tan, and grey colors with contrasting white trim elements consistent with the Mariners' Mile color palate. The architecture respects views from John Wayne Park by providing both flat and undulating rooflines that are free of mechanical equipment or vertical intrusions. The Project's landscaping enhances existing Palms along Coast Highway while adding an additional Palm and background hedge consistent with the Mariners' Mile Coast Highway edge landscaping framework. Additional landscape features include linear concrete paver driveways, vine covered walls, and palms lining the eastern edge of the Coast Highway access driveway. 12-1356 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 6 In addition, the Project will include pedestrian articulation features and cohesive retail appealing to upscale local -serving tenants, in compliance with the Strategic Vision and Design Framework. Marine Related Uses: Summary of comments: Commenters state an opinion, without supporting documentation or evidence, that the Project will affect the marine industry. Tanner states an opinion that the Project is inconsistent with City policy because it does not retain the current marine related use on the site. Rosenthal claims that the Project Applicant should mitigate for "marine losses." Response: The prior marine sale use does not have direct access to the sea and is not dependent on its location to function. In fact, it has already relocated to a nearby office. Further, there are adequate marine related businesses in the area to serve current and foreseeable demand. There is no support for Tanner's position that the Project would potentially significantly adversely affect the marine industry or marine economy by removing the current use of the site. There is similarly no support for Rosenthal's position that mitigation is required to account for the loss of a marine sale use. There is no environmental impact to mitigate. Argument, speculation, unsubstantiated opinions and narratives, such as the statement by commenters that the Project will affect the marine industry, do not constitute substantial evidence. (Pala Band of Mission Indians v. County of San Diego (1998) 68 Cal.App.4th 556, 580.) Here, there is no evidence that the Project will affect the marine industry. Views Summary of comments: Commenters argue the Project will impact views from Coast Highway, John Wayne Park, and Newport Bay. Tanner and Rosenthal claim that the Project will impact views from John Wayne Park and Coast Highway. Tanner includes drawings prepared by "Protect Mariner's Mile" in support of his claim. Rosenthal states an opinion that inland views from public vantage points will be partially obstructed by the Project and views of inland bluffs from the water will be largely blocked. Response: The drawings provided by Tanner do not accurately reflect the Project's design. For example, they show solar panels and HVAC units on the residential portion of the Project that are not proposed. 12-1357 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 7 The drawings simply say they were created by "Protect Mariner's Mile." Typically, simulations are created by an architect or similar professional and take into account surveyed base elevations, grading, scaled height and massing. The applicant's simulations do this; Tanner's drawings do not. Our scaled comparison of Tanner's drawings to the Project's plans show that those drawings overstate the Project's height by 7-8 feet and inflate the building's massing. In addition, the Applicant submitted a new plan set on February 17th that shows a height reduction for the Project's commercial structure of over five feet to a total height of 25'2". This height reduction improves the view of the Bay from John Wayne Park and reduces the scale of the project as seen from Coast Highway. This height reduction is not shown on Tanner's drawings. The Project does not have the potential to obstruct public views from identified public view points and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to the ocean, bay, harbor, or other scenic resource due to the location of the Project site. The site is located on the inland side of Coast Highway and development cannot block views to the south of Newport Harbor. There is no evidence that the Project will obstruct inland views from public vantage points or water views. Further, comments regarding impacts to views from private property are not relevant because private views are not protected by the General Plan. The Applicant prepared visual simulations that show accurate depictions of views of the Project from John Wayne Park and demonstrate the lack of impacts to public views from John Wayne Park. As shown in the simulations, the Project is consistent with the standards of the City's LCP and will not impact public views, including views from John Wayne Park. Lighting and Glare: Summary of Comments: Tanner states an opinion that the Project will generate nighttime lighting and glare impacts to John Wayne Park from the proposed multi -family residential windows. Response: The Project will not result in any lighting or glare impacts. The Project site is highly urban and contains existing lighting and glare. The proposed multi -family building will not produce lighting or glare that is inconsistent with the existing neighborhood character. In addition, the Project's Conditions of Approval require the following two conditions that would eliminate any potential for the Project to emit excessive illumination: Condition of Approval 9: "The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The 12-1358 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 8 Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated." Condition of Approval 10: "Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are "1" or less at all property lines." Design, Massing, Height, and Community Compatibility Summary of Comments: Commenters argue that the Project will be incompatible with the community and state concern over the Project's height. Tanner states an opinion that the Project's architecture and massing is not compatible with the community. Rosenthal states a slightly different opinion that the boutique showroom is compatible with the surrounding community but the multi -family residential building's design is mediocre and out of scale with the community. Response: The design of the Project will be high-quality and compatible with adjacent uses with respect to building elevations. The architectural details will provide modulation of building masses, elevations, and rooflines to promote visual interest. The buildings will be a maximum of three stories in height, which is compatible with the scale of surrounding buildings that are generally two stories in height. The Project's Coast Highway elevation will be approximately 25 feet two inches in height, which is below the elevation of some adjacent properties, as shown on the Applicant's simulations. Adequate setbacks are incorporated into the Project's design to ensure that the Project will be compatible with adjoining uses. In addition, the Applicant has incorporated a "green" wall into the fagade of the residential entrance on Avon Street and a grass and paver style driveway to add to the high-quality design of the Project. The Project will feature neutral colors that will be compatible with surrounding development. There is no basis for comments that the Project's architecture or massing will be incompatible with the surrounding community. Nor is such compatibility an objective standard eligible for consideration by the Planning Commission under the Housing Accountability Act. 12-1359 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 9 Traffic and Access: Summary of Comments: Commenters argue that the Project will cause traffic and safety impacts. Tanner states an opinion that residential traffic should not take access directly from Coast Highway because it is congested and will present safety hazards. He also asserts that the Project will result in potentially significant adverse traffic impacts at the project entrance, the intersection of Coast Highway and Tustin Avenue, and the off -set intersection of Tustin Avenue, Avon Street, Ocean View Street and an access drive fronting the north side of the property. Tanner alleges that the City inappropriately calculated the Project's Average Daily Trips and should have used the standard commercial use generation factor for the auto showroom. Rosenthal states, without support, that the Project should be required to mitigate for its adverse impacts on traffic, and that the Project's 294 trips are "extremely suspect" because 294 trips is six trips less than the City's 300 trip threshold that requires a traffic study. She states an opinion, without any support, that the streets near the site do not have the capacity to carry additional cars (even though the Project's level of development was contemplated in the 2006 General Plan EIR). Response: Relative to the existing boat sales use, the proposed project would result in a net increase of 8 AM peak hour trips and 13 PM peak hour trips. This is far less than what other permitted uses on the property allow. For example, a single medical or dental office at the allowed development intensity would result in more than twice the number of daily trips. Based on calculations by the City's traffic engineer, the Project would generate 295 daily trips, and a net increase of 169 daily trips, based on Traffic Phasing Ordinance trip generation procedures. There is no basis for Tanner to assert that the Project would generate more than 300 average daily trips, or for Rosenthal to claim that the calculation of the Project's daily trips are "suspect" simply because they are close to a City threshold. Tanner provides no evidence to support the conclusion that the Project would generate over 300 average daily trips. Likewise, Rosenthal provides no documentation or evidence to challenge the Project's trip generation calculation. Argument, speculation, unsubstantiated opinions and narratives do not constitute substantial evidence. (Pala Band of Mission Indians v. County of San Diego (1998) 68 Cal.AppAth 556, 580.) As discussed in Urban Crossroads February 16, 2021 Trip Generation Assessment Memo, uses that are currently permitted within the MU -MM Zoning District include medical office, industrial, 12-1360 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 10 and retail. Several of the permitted uses would generate daily trips that far exceed the number of Project daily trips. For example, a dental office would generate 746 daily trips, more than double the number of daily trips generated by the Project. The Project would not present any access issues or hazards as a result of its proposed access from Coast Highway and would not result in traffic impacts. Rosenthal's position that the Project should mitigate for traffic impacts is unsubstantiated. There are no traffic impacts for which mitigation is required. As concluded by Urban Crossroads in its February 16, 2021 Memo, trip distribution patterns are likely to be similar to the existing use of the site. Parking: Summary of Comments: Commenters state concern that the Project does not include a sufficient number of parking spaces. Tanner and Rosenthal state an opinion that the Project does not propose a sufficient number of parking spaces. Rosenthal, however, admits that the number of residential spaces is technically allowed under State law and "consistent with generally accepted traffic estimates for the multi- family residences." She nonetheless, and somewhat quizzically, suggests a mitigation measure for parking permits. Response: A Parking Demand Evaluation was prepared for the Project that concluded the Project provides adequate parking capacity to support the proposed type and intensity of uses. Neither the City's vehicle sales parking rate nor the City's retail sales parking rate accurately reflects the high-end boutique showroom use planned for the site. The City's rates overstate the actual parking demand, based on calculations conducted by a traffic engineer. There would be a peak parking demand of 13 spaces at the proposed showroom and as such, the Applicant has requested a reduction in the required off-street parking. Rosenthal's speculation that the Project will likely remain vacant or be unsuccessful is improper and irrelevant to the analysis of whether there is sufficient off-street parking to meet this Project's demand. Rosenthal's suggested mitigation measure of parking permits is likewise inappropriate because there is not a parking impact to mitigate. Vehicular and Pedestrian Safety: Summary of Comments: Commenters claim that the Project will increase safety hazards. Tanner argues that residential access should be prohibited from Coast Highway. 12-1361 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 11 Response: There is no basis for the claim that the Project will increase hazards to pedestrians or vehicles. There is adequate access for vehicles from Coast Highway today, and the Project does not include any feature that would potentially present a hazard to pedestrians in the vicinity of the Project site. Prohibiting pedestrian access from Coast Highway, as Tanner suggests, would prohibit residents from walking to and from the Project site, thus reducing pedestrian access to City sidewalks connecting the Project to the surrounding community. Such a policy would be a detriment to future residents and would be inconsistent with City policies encouraging pedestrian connections. Air Quality Summary of Comments: Commenters claim, without evidence, that the Project will result in adverse air quality impacts. Rosenthal states, without support, that the Project should be required to mitigate for its adverse air quality impacts. She alleges the Project will cause "dangerous air quality impacts" without any evidence supporting her allegation. Response: As demonstrated in Urban Crossroads' June 10, 2020, 2510 West Coast Highway Mixed -Use Development Air Quality and Greenhouse Gas Assessment, neither short-term nor long-term air pollutant emissions generated by the Project would exceed significance thresholds established by the South Coast Air Quality Management District. No sensitive receptors would be exposed to emissions in excess of standards during construction or operation. Noise: Summary of Comments: Commenters claim, without support, that the Project would result in noise impacts. Response: There is no support for the claim that the Project would result in noise impacts. The Project is a multi -family residential use and a showroom use that will only be open during the day. Neither of these uses are noise -generating uses. The residential HVAC system will comply with applicable regulations such that it will not adversely affect nearby uses. A Noise Impact Analysis was prepared for the Project on July 28, 2020 and concluded that the Project would not create any sources of noise that would exceed thresholds. Noise levels are not 12-1362 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 12 expected to exceed 64 dBA CNEL at the building fagade, which is less than the City's 65 dBA CNEL exterior noise compatibility criteria for residential mixed-use. Class 32 CEQA Exemption: Summary of Comments: Commenters assert that additional environmental review is required. Tanner and Rosenthal assert that the Project does not qualify for a CEQA Class 32 exemption because the Project could have significant impacts and presents "unusual circumstances." As an example, Tanner states that eliminating the existing marine -related business on the site constitutes an "unusual circumstance." Rosenthal states that the site is "visible and sensitive" to support her opinion that a Class 32 exemption is inappropriate. Response: The Project qualifies for a CEQA Class 32 exemption because it is an infill project with no potential environmental impacts. The Project is an infill development because it involves replacing existing development with a showroom and multi -family residential use in an area surrounded by urban development. There is no reasonable probability that the Project would have a significant effect on the environment. The Project complies with the City's General Plan and Zoning Code, will not block views from public locations, will not generate traffic impacts, and will not pose public safety hazards. The Project meets the City's density limitations and will be compatible with the height, massing, and character of the surrounding community. Technical studies demonstrate that no noise, air quality or GHG impacts are anticipated. Contrary to Tanner's comment, the elimination of the existing marine -related business on the site is not an environmental impact. Contrary to Rosenthal's comment, the Project will not result in odors or noxious emissions. There are no unusual circumstances associated with the Project. The fact that the Applicant is requesting a reduction in the number of parking spaces does not show unusual circumstances, contrary to Tanner's assertions. There is similarly no fair argument that the Project would potentially result in significant environmental effects. Earthquake, Liquefaction, Fire: Summary of Comments: Tanner states concern about potential earthquake, liquefaction, and fire impacts. 12-1363 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 13 Response: The Project will not create or exacerbate earthquake, liquefaction, or fire risks on the Project site or anywhere else in the City. Tanner provides no evidence to the contrary. Regional Housing Needs Assessment: Summary of Comments: Tanner states that the City will be required to add housing units, including affordable units, to the City to meet its Regional Housing Needs Assessment ("RHNA") goals. Response: The Project will assist the City in meeting its RHNA goals by providing housing, including affordable units, on a site that currently does not provide housing. Accessory Dwelling Units: Summary of Comments: Tanner asserts that the impact of ADUs on the City and Mariners' Mile have not been evaluated. Rosenthal states that the City failed to consider the possibility of mandatory ADUs that could double parking on the site. Response: The Project does not propose any ADUs and therefore is not required to evaluate the impacts of ADUs. As discussed in Save Round Valley Alliance v. County of Inyo (2007) 157 Cal.AppAth 1437, a project does not need to consider impacts associated second units that can potentially be built in accordance with State law if those units are not a reasonably foreseeable consequence of the initial project. Future development of ADUs is too speculative to require CEQA analysis. The court reasoned that "even if the building of some second units might be foreseeable, it is impossible to predict how many units will be built, the size of such units... or how such units might impact the environment." Here, ADUs are entirely speculative and therefore not required to be evaluated. Health and Safety: Summary of Comments: Rosenthal argues that the City cannot establish findings to support the requested incentives because the Project will cause public health and safety concerns. She cites air quality impacts, overcrowding, and compatible with community character as alleged health and safety concerns. 12-1364 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 14 Response: An impact on public health and safety is defined as a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written health or safety standards, policies, or conditions. A general plan or zoning inconsistency specifically does not quality as a specific, adverse public health or safety impact. (Gov. Code § 65589.5(d)(2).) The Project will not cause any public health or safety concerns. Contrary to Rosenthal's claim, the Project will not cause air quality impacts, lead to overcrowding, or be incompatible with community character. Rosenthal provides no evidence that the Project will cause air quality impacts, lead to overcrowding, or cause incompatibility with the community character. The City has sufficient information to make a finding that the Project will not result in any health and safety impacts. Community Outreach: Summary of Comments: Some commenters suggest that additional community meetings and forums are warranted prior to a Planning Commission meeting on the Project. Response: Among other community outreach, the Applicant held a community meeting via Zoom on February 2, 2021 to review the Project and answer questions from the public. Approximately 70 community members attended the meeting. Thereafter, the Applicant provided updated Project plans to address some of the community concerns. One of the changes the Applicant made to the Project plans to address community concerns was to reduce the height of the Project fagade along Coast Highway to address concerns about view obstructions from John Wayne Park. The Applicant has conducted significant outreach to the community, including at the meeting on February 2nd and in follow-up direct correspondence with numerous citizens. Environmental Justice: Summary of Comments: The Coalition to Protect Mariners' Mile alleges, without documentation or any evidence, that the Project does not take environmental justice into consideration. 12-1365 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) February 18, 2021 Page 15 Response: There is no evidence to support the commenter's assertion. To the contrary, the Project will provide residents, including low income residents, accessibility to high-quality housing opportunities near the coast. Claims of environmental justice are baseless. General Welfare of Community: Summary of comments: Tanner states a general opinion that the Project will negatively affect the general welfare of the community. Commenters state, without evidence, that the Project will harm neighbors and children. Response: There is no basis, nor evidence in Tanner's letter, that would support the conclusion that the Project would negatively impact the general welfare. It provides community -serving retail and multi- family units, including affordable units, to serve the City's residents. It is a high-quality building that will be compatible with the existing community. The Project is compatible with the General Plan, Zoning Code, and LCP. There is simply no basis for the comment that the Project will negatively impact the residents of the City. Argument, speculation, unsubstantiated opinions and narratives do not constitute substantial evidence. (Pala Band of Mission Indians v. County of San Diego (1998) 68 Cal.AppAth 556, 580.) Sincerely, gy__� Sean Matsler of Cox, Castle & Nicholson LLP cc: Matt Schneider [via e-mail: MSchneider@newportbeachca.gov] Jim Campbell [via e-mail: JCampbell@newportbeachca.gov] Yolanda Summerhill, Esq. [via e-mail: YSummerhill@newportbeachca.gov] Mark Moshayedi [via e-mail: mark@spaceip.com] 080335\12261045v2 12-1366 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Amy Gagnier To: Plannina Commissioners Subject: W Coast Hwy Date: Thursday, February 18, 20215:59:39 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear commissioners, As a homeowner at 207 Tustin Ave. this would GREATLY impact my life and my property. We already have gathered signatures from all neighbors to get permits for the problem already occurring with 2 hour parking in front of our OWN property. All signatures were submitted in November, still no response. This entire project is not only hideous but, extremely dangerous. We have very small children on our street for one and the traffic, cars, dealership, test drives, which, will occur, to test power going up our hill would be a disaster. The blocking of views from parks and homes would be gone forever. If this project goes through, will our property taxes decrease due to lost views, higher traffic, noise, ect.? I think not. This is a poor location in all entirety for this project. Please vote NO! Regards, Amy Gagnier 207 Tustin Ave. Newport Beach, CA If you're lucky enough to live by the ocean, you're lucky enough. 12-1367 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Carrie Christv To: Planning Commissioners Subject: 2510 PCH Date: Thursday, February 18, 20216:11:15 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please please please don't approve apartments that would block the view from the park above! It's not too late ..... let's keep some of the charm of Newport Beach! The last thing PCH needs is some more apartments, more cars, more parking problems. I've spent many an afternoon at that park with my children and with my friends when I was younger.... it's a beautiful view! Don't spoil it .... for the sake of the almighty dollar! Sincerely, Carrie Christy Sent from my iPad 12-1368 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Lorietrottier To: Plannina Commissioners Subject: 2510 PCH Project Date: Thursday, February 18, 20216:30:31 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am requesting that you please continue this project so that I may review the plans and environmental documents for this building and height variance. The project's building mass appears to be significantly higher, out of scale and out of character with the surrounding area and community. The additional height appears to significantly impact public views from a park to the harbor. I have just been notified of this project and request additional time to review plans and related documents. Lori Trottier, AICP CEP 949-235-3094 12-1369 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Derek Landry To: Planning Commissioners Subject: 2510 W Coast Highway Date: Thursday, February 18, 2021 7:02:47 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing to support the proposed project on the site. This is what the city needs on these undeveloped lots along this section of PCH. We need more mix use and Multifamily next to existing retail. Don't listen to the NIMBYs up on the hill.... Thank you Derek M. Landry 949-355-3812 12-1370 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: (null) (null) To: Planning Commissioners Subject: 2510 PCH project Date: Thursday, February 18, 20217:27:11 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Councilmembers, As a long time resident extremely familiar with the usage of John Wayne Park, recently dedicated, and long time president of the Newport Theatre Arts Center, I feel well qualified to voice a concern over the scope of the structure below the park and theatre. The usage of the park is so much a part of the surrounding community as well as for people from all parts of the area. Day and night folks are picnicking, sunbathing, exercising, strolling, sitting and chatting, all enjoying the view. When the boat parade occurs, there is standing room only. Other occasions also draw many, many viewers, the views at sunset, the views at sunrise, the cavalcades down PCH. What a shame to take this away from the people who live here and work her and play here for one more big building. My participation in that vicinity counts for over forty years, so I know of the seniors who sit in their cars to watch the view, the workers who come there on their lunch hour, the moms who bring their toddlers, the school boys who gather with their bikes to look at the scenery, the weddings, the prom pictures and parties, the birthday parties. It is amazing how the park is used and enjoyed. I wonder if you would visit the location on occasion, you might notice the same popular usage. Please do not allow anything to destroy the jewel of Newport Beach. Sincerely, Rae A. Cohen 12-1371 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Cheryl Chris Ohlhaver To: Plannina Commissioners Subject: 2510 PCH apt and car dealership Date: Thursday, February 18, 20217:33:29 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. This project is ridiculous, do we have to live like hamsters on top of each other? Traffic on PCH is already horrendous in that area. Why can't you leave a nice park view alone to let our community enjoy it. Please don't approve this plan! Sent from my iPhone 12-1372 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Mandy Madden To: Planning Commissioners Subject: 2510 PCH Project- NO Date: Thursday, February 18, 20217:46:33 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. PLEASE DO NOT. As a resident of Newport/ East side Costa Mesa who frequents this park this would completely change the charm and beauty of what we all love about where we live. This will also create more traffic and safety concerns. Please reconsider!!!! - Mandy Sent from Yahoo Mail for iPhone 12-1373 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: BiLL Lyon To: Planning Commissioners Subject: PCH Development Date: Thursday, February 18, 20218:31:11 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear N. B. Planning Commissioners, PCH has become a mini -freeway, and is impacting the community's quality of life. The proposed apartment complex will add to the congestion and traffic woes that are already negatively impacting the area. Please vote no on this development. Sincerely, Bill Lyon Resident Sent from my iPhone 12-1374 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Ela To: Planning Commissioners Subject: 2510 W PCH apt building Date: Thursday, February 18, 20218:40:31 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, I have just seen the 2510 W PCH Apt building project plan on Newport neighborhood site. This is totally awful and ugly. Why on earth city of NPB would allow such a project that destroys the beauty of our city?????? And makes it even more contested??? Thank you, Ela Sent from my iPhone 12-1375 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: john Reiss To: Plannina Commissioners Subject: No building by Cliff Drive Date: Thursday, February 18, 20218:46:26 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am a resident of Costa Mesa but go to the park on Cliff Drive once a week to walk. The main reason I, and scores of others, choose this park is the beautiful Channel and ocean views. This view belongs to all of us. A construction of this size and height will only benefit the developer but forever change the landscape . Sincerely, John Reiss 12-1376 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Sarah Lagerlof To: Plannina Commissioners Subject: No on 2510 PCH Project Date: Thursday, February 18, 20219:29:58 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please do not approve this project. It will increase traffic flow which is unsafe for the surrounding neighborhood. The structure is too large and tall and will destroy the beautiful view that aide in property values. Thank you. Sarah Lagerlof 1895 Parkcrest DrIve Costa Mesa CA 92627 12-1377 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: geri ferguson To: Planning Commissioners Subject: Re: 2510 PCH Project Date: Thursday, February 18, 2021 10:21:35 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I'm objecting to giving this project a height variance. It would set a very bad precedent going forward. Why should this property receive special consideration? It will obstruct a view. "Resist much, obey little." -Edward Abbey 12-1378 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Kerri Hirsch To: Plannina Commissioners Subject: N011 M to 2510 PCH projectM Date: Friday, February 19, 20216:33:09 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Absolutely 100% NO to this project!!!!! PCH is already packed! It's ugly It brings nothing positive to the community Should trigger a green light vote as it will definitely increase the car trips yet once again you'll help the developers weasel around it They're already pushing the envelope with the requested increased height variance. (Which will undoubtedly be the first of many variance requests) The community has spoken again and again that we do not want growth like this. you are our elected officials for once do what the community wants! ! ! ! ! ! ! ! No! No! No! Kerri Hirsch 949-533-4035 12-1379 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Jeanie To: Plannina Commissioners Subject: 2520 PCH Project Date: Friday, February 19, 20217:02:04 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am opposed to this project. When the Library and City Hall were built, view corridors on MacArthur were preserved. That same standard should apply to 2510 PCH. Please insist that this project be redesigned. Thank you, Jeanie Roe, 2518 Wavecrest drive, CDM. 12-1380 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Amy Ogburn To: Plannina Commissioners Subject: 2510 pch project Date: Friday, February 19, 20217:58:22 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear city planning, I am a long time resident of Newport Heights and I am apposed to the beauty, density, heighth, and traffic concerns of the proposed project. It will cause public views to be altered and obstructed, it's an eye sore and isn't in keeping with the beauty of Newport Beach, and the density is too heavy, and it will create too much traffic. Amy Ogburn 309 La Jolla Drive Newport Beach CA 92663 12-1381 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Debbie Knost To: Planning Commissioners Subject: John Wayne park Date: Friday, February 19, 2021 10:25:14 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I've lived in Newport since early 60's I've seen many changes some good some bad. I think our planning department needs to listen to the residents Stop taking away the few public views we have left! We need to stop building high rise condos allowing so many people ! More people, more water, more traffic!! Newport should not become a mini Los Angeles! Please say no !!! Save Newport Beach Please SAVE what's left of Newport's charm! Sent from my iPad 12-1382 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Stacia To: Plannina Commissioners Subject: No High Density development on Mariners Mile Date: Friday, February 19, 20218:18:07 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am a resident of Cliff Haven (25 years) please slow down and do not pass this High Density development plan. There are other ways we should look at developing that area. For years it is a mishmash not reflective of out town. There should be care for the use and aesthetic of Mariners Mile as it really should show off the best of Newport - as we do not have a traditional "center". Thank you for your consideration. 12-1383 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Janine Allen To: Plannina Commissioners Subject: 2510 PCH Project Date: Friday, February 19, 20219:04:30 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I live in Newport Heights. I don't have a view except when I go to the park to see the bay. This project does not belong here. It is massive and not appropriate for this area. Please consider the residents that live here and not just developers. Thank you! Janine Allen 406 San Bernardino Ave Newport Beach 92663 12-1384 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Stacia To: Planning Commissioners Subject: No High Density Date: Friday, February 19, 20218:53:47 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. The project will result in significant traffic and safety impacts The project will impact view from West Coast Highway, John Wayne Park, Cliff Drive Park and Newport Bay The project does not blend with the community The project will negatively impact the marine industry The project should undergo environmental review. There are obvious significant impacts The community needs time to understand the effect this and other planned projects will have on the Mariners Mile. S. Nadelman 12-1385 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: IeslieabrennanCalgmail. com To: Plannina Commissioners Subject: Mariners Mile Date: Saturday, February 20, 20219:07:20 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please do not allow the building of condominiums at Marines Mile. The view we are able to enjoy is really what got us through COVID-19. Thank you, Leslie Brennan 424 Westminster Ave Newport Beach CA 92663 (949)689-8349 12-1386 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: James Cantwell To: Plannina Commissioners Subject: 2510 PCH Project Date: Saturday, February 20, 2021 11:26:20 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hi I recently heard the news about the proposed 2510 PCH Project near John Wayne Park, and I think it would be a horrid shame if the development gets approved and goes ahead. My girlfriend and I (we live off Irvine Ave adjacent to the Back Bay) frequently travel to the park by bike to enjoy the sunsets and harbor views from this vista point. The only outcome from this development is disruption of the serene area during construction, and blocking the views of the harbor from John Wayne park for forever when the development is completed. I would urge the Planning Commission of Newport Beach to do whatever is in their power to prevent the development from going ahead. When a community downgrades amenities like John Wayne park (that have been enjoyed by generations), it's on a slippery slope. What's next? High rises on Balboa Island? Dredging the Back Bay for more million dollar boat moorings? Let's do the right thing here. James Cantwell Concerned Newport Beach Resident 12-1387 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Breann McGee To: Plannina Commissioners Subject: 2510 PCH Project Date: Saturday, February 20, 2021 1:13:49 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello, I recently heard the news about the proposed 2510 PCH Project near John Wayne Park, and I think it would be a tragedy if the development gets approved and goes ahead. My boyfriend and I frequently travel to the park by bike to enjoy the sunsets and harbor views from this vista point. The only outcome from this development is disruption of the serene area during construction, and blocking the views of the harbor from John Wayne park for forever when the development is completed. It was also cause even more traffic to an already busy highway. I would urge the Planning Commission of Newport Beach to do whatever is in their power to prevent the development from going ahead. When a community downgrades amenities like John Wayne park (that have been enjoyed by generations), it's on a slippery slope. Please, I hope the right decision is made. Thank you! Breann McGee Concerned Newport Beach Resident 12-1388 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Bret Ebriaht To: Plannina Commissioners Subject: 2510 Coast Highway Date: Sunday, February 21, 20218:04:14 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am a Newport Heights resident and I oppose this project. I do not want any variances granted that obstruct views from our parks. I do not want high density housing built where there are no facilities or businesses to support the residents. The residents of those units would drive directly uphill through our neighborhood to get to 17th street. Thank you, Bret Ebright Sent from my Whone 12-1389 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Linda Heller To: Plannina Commissioners Subject: 2510 PCH Date: Sunday, February 21, 20218:42:51 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please do NOT let this happen. It will take away from the views at John Wayne Park which many people come to enjoy. Linda Heller 12-1390 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: JUDY LEEPER To: Plannina Commissioners Subject: 2510 PCH Project Date: Sunday, February 21, 20212:20:48 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing to ask you to NOT approve this project. I love going to John Wayne park and enjoying the incredible view. We have enough of high rise homes and buildings that block the view of all of the residents in Newport Beach. Please vote no on this project Judy Leeper 12-1391 Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249) From: Sandra Sowers To: Planning Commissioners Subject: 2510 W. Coast Highway Project Date: Monday, February 22, 20219:19:23 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. February 22, 2021 To whom it may concern: Thank you for taking the time to read our letter regarding the 2510 W. Coast Highway project. We have owned our homes on Cliff Drive across from the John Wayne Park and the bay since the early 1990's. We were saddened to hear/see that our views will be reduced as a result of a private auto storage and an apartment building with a rooftop deck construction project. For several years the Newport Harbor Educational Foundation volunteers have arranged a beautiful home and garden tour of our community. The donations benefit Newport Harbor High School. The homes are viewed by many people, and a lovely luncheon is hosted at John Wayne Park. The views of our city and the bay are appreciated by the donors from various cities and our community. The John Wayne Park is truly a landmark enjoyed by many students, adults and families from all over the world. The back drop view is magnificent for special photos captured. The daytime and nighttime views show the beauty of Newport Beach. We hope that you can reconsider the height of the apartment building and eliminating the roof topdeck. We would like to know when the story poles will be erected so we can see the true visual impact? We look forward to attending a community meeting regarding the Master Plan for Mariners Mile. Please help us preserve our community. Thank you for your time to this matter. Sincerely, Sandra Sowers and Family ssnewportbeach&email. com 12-1392 Attachment H Project Plans, February 17, 2021 12-1393 Ilk a r + f 1 • 4d #4b -L lb �Ilft ' y � k I # Re y * { + fa -dft� t� w6%6 z_ ' h t I{ r F f � qkL � { � i a i40- a IP1 F } , Y ' ■ r 16-0 1-tv a lip .00 q%*6 &We ML op . I L400, 10 . RP i f }4ft6i ~ Ike: i . d F # 4P ■ FW lb 4 4 " �• A4 _ war 4p r & mar # * ti F r L 91 do r4rJ dif } # # 4r IP Ip vow -416 * —* 44 wo MAW %N. Ap # � dillims F # F 000 dip d. or 10 / - jr 44 i i, we 1 MMW . i op F• � 1 .. # ` 4 JOE - ' a + — r 1 � r PP r o do lip -WOOpw OP jwL do dt a 40 Opp a 3 r AM A 12-1394 dw A)>O' i *• _ ja a , PROJECT DATA ASSESSOR PARCEL NUMBER 425-471-55 & 425-471-56 PROJECT ADDRESS 2510 & 2530 W EST COAST H I G HWAY NEWPORT BEACH, CA. 92663 APPLICABLE CODES CITY OF NEWPORT BEACH ZONING ORDINANCE GENERAL PLAN LAND USE MU -H1 MIXED USE HORIZONTAL ZONING DISTRICT MU -MM MIXED-USE MARINER'S MILE FIRST 100' FROM COAST HWY CAN ONLY BE NON-RESIDENTIAL NON-RESIDENTIAL USES REQUIRED ON GROUND FLOOR; MIN. DEPTH OF 25' AT STREET FRONTAGE (20.18.130.C) TYPE OF CONSTRUCTION COMMERCIAL BUILDING - V -B RESIDENTIAL BUILDING - III -A SPRINKLERED, NFPA-13 OCCUPANCY CLASSIFICATION R-2 RESIDENTIAL UNITS M RETAI L S-2 GARAGE LOT AREA F.A.R. BUILDING HEIGHT 42,821 SF. 0.983 ACRES RESIDENTIAL: 26' FLAT ROOF <3/12 PITCH; 35'W/ APPROVAL OF DISCRETIONARY APPLICATION COMMERCIAL: 31' SLOPED ROOF >3/12 PITCH; 40'W/ APPROVAL OF DISCRETIONARY APPLICATION RECREATIONAL AMENITIES REQUIRED: 2700 SF (75 SF PER DWELLING UNIT) PROVIDED: 3,015 SF TRASH 1625 D.U. = 48 SF TRASH +48 SF RECYCLING = 96 SF 2650 D.U. = 96 SF TRASH + 96 SF RECYCLING = 192 SF 5-10K SF NON-RESIDENTIAL = 24 SF TRASH + 24 SF RECYCLING = 48 SF 10-25K SF NON-RESIDENTIAL = 48 SF TRASH + 48 SF RECYCLING = 96 SF GRADING CUT/FILL 300 CU. YD. CUT 610 CU. YD. FILL +/- 310 CU YD IMPORT SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT DEVELOPMENT PARAMETERS ZONING REQ'D PROVIDED NON-RESIDENTIAL MIN. 0.25 0.98 ACRES (42,821 SF.) MAXIMUM BUILDING HEIGHT (42,821 X 0.25 = 10,672 SF 35'W/ APPROVAL OF 10,705 SF) DISCRETIONARY APPLICATION TOTAL NUMBER OF UNITS 35 266 S F 32 MAX.1, AX. 0.5 (26.3 /o) INCOME UNITS (42,821 X 0.5 = A -1.3A LEVEL 3 COMMERCIAL FLOOR PLAN 21,410 SF) LEVEL 3 RESIDENTIAL FLOOR PLAN RESIDENTIAL MAX. 1.0 34,306 SF EXTERIOR ELEVATIONS (42,821 SF) (80.1%) A-5 TOTAL 45,372 SF RESIDENTIAL: 26' FLAT ROOF <3/12 PITCH; 35'W/ APPROVAL OF DISCRETIONARY APPLICATION COMMERCIAL: 31' SLOPED ROOF >3/12 PITCH; 40'W/ APPROVAL OF DISCRETIONARY APPLICATION RECREATIONAL AMENITIES REQUIRED: 2700 SF (75 SF PER DWELLING UNIT) PROVIDED: 3,015 SF TRASH 1625 D.U. = 48 SF TRASH +48 SF RECYCLING = 96 SF 2650 D.U. = 96 SF TRASH + 96 SF RECYCLING = 192 SF 5-10K SF NON-RESIDENTIAL = 24 SF TRASH + 24 SF RECYCLING = 48 SF 10-25K SF NON-RESIDENTIAL = 48 SF TRASH + 48 SF RECYCLING = 96 SF GRADING CUT/FILL 300 CU. YD. CUT 610 CU. YD. FILL +/- 310 CU YD IMPORT SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT DEVELOPMENT PARAMETERS ZONING MU -MM MEZZANINE OFFICE MIXED-USE MARINER'S MILE TOTAL SITE AREA 0.98 ACRES (42,821 SF.) MAXIMUM BUILDING HEIGHT 26' FLAT ROOF; 10,672 SF 35'W/ APPROVAL OF 885 DISCRETIONARY APPLICATION TOTAL NUMBER OF UNITS 35 NUMBER OF MARKET -RATE UNITS 32 NUMBER OF VERY LOW 3 INCOME UNITS LEVEL 2 RESIDENTIAL FLOOR PLAN BUILDING AREAS - NON-RESIDENTIAL BOUTIQUE AUTO SHOWROOM 8 741 SF MEZZANINE OFFICE 1,484 SF 750 SF EGRESS STAIR FROM ROOM 291 SF 11,266 SF TOTAL BUILDING AREAS - RESIDENTIAL UNIT STUDIO COUNT 10 SF/UNIT SUBTOTAL 41880 SF 488 ONE BEDROOM TWO BEDROOM COMMON AREAS, SUPPORT, & CIRCULATION TOTAL GROSS AREA 16 667 10,672 SF 9 885 71965 SF 0 101789 SF TOTAL 34,306 SF LANDSCAPED AREAS GROUND FLOOR CENTRAL COURTYARD ROOF TOP DECK TOTAL OUTDOOR RECREATION AREAS 899 SF 1,533 SF 1,251 SF 3,683 SF ROOF TOP DECK 3,306 SF (CIRCULATION FROM ROOFTOP) (2 91 SF) TOTAL 3,015 SF PARKING SUMMARY RESIDENTIAL - REQUIRED PER CITY OF NEWPORT BEACH MUNICIPAL CODE SECTION 20.40.040 UNIT COUNT RATIO REQ'D PKG STUDIO 8 1 8 STUDIO - AFFORDABLE 2 1 2 ONE BEDROOM 15 1 15 ONE BEDROOM - AFFORDABLE 1 9 1 2 1 18 TWO BEDROOM TWO BEDROOM - AFFORDABLE 0 0 0 TOTAL 35 A -1.2A 44 BOUTIQUE AUTO SHOWROOM - REQUIRED PER URBAN CROSSROAD'S "2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMAND EVALUATION" (OCTOBER 17,2019) GROSS AREA RATIO REQ'D PKG 105975 SF. 1 PER 876 SF 13 OVERALL TOTAL REQUIRED OVERALL TOTAL PROVIDED STALL TYPE TOTAL GENERAL VAN A. P. 9'X18' STAN DARD A. P. 91X18' STANDARD 8.5'X17' ARCHITECTURAL TOTAL 2 2 53 57 OVERALL TOTAL PROVIDED PROJECT SUMMARY G-1 SHEET INDEX STALL TYPE TOTAL GENERAL VAN A. P. 9'X18' STANDARD A. P. 9'X18' STANDARD 8.5'X17' ARCHITECTURAL TOTAL 2 2 54 58 PROJECT SUMMARY G-1 SHEET INDEX SHEET # SHEET NAME GENERAL CS -1 COVER SHEET PROJECT SUMMARY G-1 ARCHITECTURAL A-0.1 SITE DEMOLITION PLAN A-0.2 SITE PLAN A -1.1A LEVEL 1 COMMERCIAL FLOOR PLAN A-1.113 LEVEL 1 RESIDENTIAL FLOOR PLAN A -1.2A LEVEL 2 COMMERCIAL FLOOR PLAN A-1.213 LEVEL 2 RESIDENTIAL FLOOR PLAN A -1.3A LEVEL 3 COMMERCIAL FLOOR PLAN A-1.313 LEVEL 3 RESIDENTIAL FLOOR PLAN A-2.0 TYPICAL UNIT PLANS A-4.1 EXTERIOR ELEVATIONS A-4.2 EXTERIOR ELEVATIONS A-5 BUILDING SECTION A -A A-6 IMAGERY STUDIES KEY MAP A-7 IMAGERY STUDIES A-8 IMAGERY STUDIES A-9 IMAGERY STUDIES A-10 IMAGERY STUDIES A-11 IMAGERY STUDIES PH -01 SITE PHOTOMETRIC CIVIL C-1 TITLE SHEET, GRADING NOTES, ETC. C-2 GRADING PLAN, SECTIONS, DETAILS, ETC. C-3 EROSION CONTROL PLAN & SOILS REPORT RECOMMENDATIONS C-4 TOPOGRAPHIC SURVEY CONSTRUCTION POLLUTION PREVENTION PLAN C-5 C-6 GRADE PLANE ESTABLISHMENT PLAN C-7 PRELIMINARY UTILITY PLAN LANDSCAPE L-1 LANDSCAPE IMAGERY L-2 LANDSCAPE SCHEMATIC PLAN L-3 GROUND LEVEL LANDSCAPE PLAN L-4 LEVEL 2 AND 3 LANDSCAPE PLAN L-5 LEVEL 3 ENLARGEMENT L-6 LANDSCAPE NOTES AND PLANT PALETTE TvgTIN AVENUE FUTUR ROJ ECT AREA 02.17.2021 DWEST D ARCHITECTURE I PLANNING GROUP GROUP G N S INTERIOR DESIGN 12-1395 SF)/k(:E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT SITE DEMOLITION PLAN A-0.1 SN# DESCRIPTION SN.01 DEMOLISH AND REMOVE EXISTING BUILDING SN.02 DEMOLISH AND REMOVE EXISTING CONCRETE WALK SN.03 DEMOLISH AND REMOVE EXISTING STAIRS SN.04 DEMOLISH AND REMOVE EXISTING HARDSCAPE SN.05 DEMOLISH AND REMOVE EXISTING SITE WALLS SN.06 DEMOLISH AND REMOVE EXISTING ASPHALT PAVING, TYP. SN.07 DEMOLISH AND REMOVE EXISTING CONCRETE SWALE SN.08 DEMOLISH AND REMOVE EXISTING CATCH BASIN SN.09 DEMOLISH AND REMOVE EXISTING FENCE 1/16" = 1' 0 16 32 48 02.17.2021 NNOWEST D = s ARCHITECTURE I PLANNING GROUP I G N S INTERIOR DESIGN 12-1396 I I \ I I \ I I I I I \ I \ I \ I \ I _ \ I I ------------ I I I I \ I I I \ I F.H.® \ F 11 _ 2540 WEST 116 TUSTI N AVE. 120 124 TUSTI N 'I \ -- COAST HIGHWAY TUSTIN AVE. \ 1 I \ 326'- 0" AVE. I \ 1 12'-7" 117'-9" 20'-3" 160'-7" 14'-10" m 10'-3" om \ 1 w w \ F.H. _ �' R `n I 1 RESIDENTIAL: ---- — \ - R-2 OCCUPANCY 1 0�� • TYPE III -A I O CITY TREE TO REMAIN - - - - \ PROTECT IN PLACE - T _ co N CONSTRUCTION • COMMERCIAL: � w \ 1 z oEp�CAT'°N ABOVE PODIUM �m B OCCUPANCY • TWO STORIES 1 11,266 SF =OD n = PARKING GARAGE: O NEW CITY TREE - • \ 1� SEE LANDSCAPE _ • S-2 OCCUPANCY (=D - • ONE STORY AT \ 1It CAL -TRANS LIGHT TO BE RELOCATED O GRADE ^ FIVE FEET AWAY FROM THE DRIVEWAY �O O \ 1 (v,, APPROACH IBJ/ \ T • F.D.C. - - - ,- - - 101'-6" 20'-3" 1 \ ~ > co Lu c/) -00: I CITY TREE TO REMAIN - PROTECT IN PLACE _ I 76' 30' - 0"', I SETBACK I 0 --I G V L o R G w LY 12'-0" �- I , N /� EASEMEN i SID NT \ N 1 \ ; \ om• 8T-5" / 1 \ w U) / :PLAYG_ROU,ND _ \ 2436 WEST -AREi ;.. ' COAST HIGHWAY = SITE PLAN LEGEND F.H. ® FIRE HYDRANT LOCATION, VERIFY LOCATION WITH CIVIL DRAWINGS PROPERTY LINE. VERIFY LOCATION WITH CIVIL DRAWINGS AREA DESIGNATED FOR FIRE ENGINE & EMERGENCY VEHICLES CONCRETE WALK Tm WESTGROUP 2510 W. C AST HwY LLcSITE PLAN A-0.2 02.17.2021 ,, D =SIG N S INVESTMENT PARTNERS MIXED-USE DEVELOPMENT ARCHITECTURE I PLANNING I INTERIOR DESIGN ____---,----12-1397 SF)/k(:E Tm NVESTM ENT PARTN E RS 113'- 10" 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BOUTIQUE AUTO SHOWROOM 8,741 (1 ST FL.) + 1,484 (MEZZANINE) + = 10,975 SF 105975 SF / 876 SF = 13 STALLS COMMERCIAL: 750 (OFFICE) 1ST FL.: 9,491 SF MEZZANINE: 1,484 SF TOTAL: 10,975 SF LEVEL 1 COMMERCIAL FLOOR PLAN A -1.1A 1/8" = 1' TRASH 100 SF 02.17.2021 DWEST D ARCHITECTURE I PLANNING GROUP G N S INTERIOR DESIGN 12-1398 A-4.2 1 SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 1 RESIDENTIAL FLOOR PLAN A-1. 1 B Q 02.17.2021 ION ii♦LW-A DWEST D ARCHITECTURE I PLANNING GROUP I G N S INTERIOR DESIGN 12-1399 SF)/k(:E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 2 COMMERCIAL FLOOR PLAN A -1.2A 02.17.2021 DWEST D ARCHITECTURE I PLANNING GROUP I G N S INTERIOR DESIGN 12-1400 169'-8" S F)/k(: E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT MULTIFAMILY RESIDENTIAL LEVEL 2 - 18 D.U. 22 STALLS REQ. LEVEL 2 RESIDENTIAL FLOOR PLAN A-1.213 1/8" = 1' WESTGROUP 02.17.2021 _ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1401 SF)/k(:E Tm NVESTM ENT PARTN E RS L 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LEVEL 3 COMMERCIAL FLOOR PLAN A - 1.3A A-4.2 3 1/8" = 1' 16 24 1 A-5 WESTGROUP 02.17.2021 _ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1402 169'- 8" S F)/k(: E Tm NVESTM ENT PARTN E RS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT MULTIFAMILY RESIDENTIAL LEVEL 3 - 17 D.U. 22 STALLS REQ. LEVEL 3 RESIDENTIAL FLOOR PLAN A-1 .313 1/8" = 1' WESTGROUP 02.17.2021 _ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1403 a 29'- 3" SF)/k(:E Tm INVESTMENT PARTNERS 3 TYP. 2 BEDROOM 1/� 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT co co 29' - 3" oe TYPICAL UNIT PLANS 2 TYP. 1 BEDROOM 1/� A-2.0 29'- 3" 1/4" = 1' 0 4 8 12 1 TYP. STUDIO UNIT 1/� WESTGROUP 02.17.2021 _ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1404 0? 1/8" = 1'-0" NORTH ELEVATION - COMMERCIAL SN.03 SN.011 c SN.07 OPEN- 80 PEN-w U' Eim- 2 1/8" = 1'-0" ISN.011 SN.03 NORTH ELEVATION - RESIDENTIAL SF)/k(:E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT EXTERIOR ELEVATIONS A-4.1 SN# DESCRIPTION SN.01 VERTICAL WOOD LOOK METAL SIDING - DARK SN.02 HORIZONTAL WOOD LOOK METAL SIDING - WHITE SN.03 HORIZONTAL WOOD LOOK METAL SIDING -ASH COLOR SN.04 PLASTER CEMENT FOAM TRIM - DARK BRONZE SN.05 METAL PANEL - DARK BRONZE SN.06 WOOD PLANK DECKING SN.07 PRECISION CMU BLOCK y►�iF:�lil�J:al►O��_�iI�K�L[y:7��� y►R[Ill mmEel 7PLi]►11_1srirLeZol9l[i 0Ed05I: aIF_1I &I1911►Eel we] :L\'Kole] we] V EAST ELEVATION 1 " = 10'-0" 02.17.2021 DWEST D ARCHITECTURE I PLANNING GROUP G N S INTERIOR DESIGN 12-1405 w O O O LL O 0 -i w 0 U) Lu X: U) z zLL O LL O Of L ' - (V M O M SN.03 SN.011 c SN.07 OPEN- 80 PEN-w U' Eim- 2 1/8" = 1'-0" ISN.011 SN.03 NORTH ELEVATION - RESIDENTIAL SF)/k(:E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT EXTERIOR ELEVATIONS A-4.1 SN# DESCRIPTION SN.01 VERTICAL WOOD LOOK METAL SIDING - DARK SN.02 HORIZONTAL WOOD LOOK METAL SIDING - WHITE SN.03 HORIZONTAL WOOD LOOK METAL SIDING -ASH COLOR SN.04 PLASTER CEMENT FOAM TRIM - DARK BRONZE SN.05 METAL PANEL - DARK BRONZE SN.06 WOOD PLANK DECKING SN.07 PRECISION CMU BLOCK y►�iF:�lil�J:al►O��_�iI�K�L[y:7��� y►R[Ill mmEel 7PLi]►11_1srirLeZol9l[i 0Ed05I: aIF_1I &I1911►Eel we] :L\'Kole] we] V EAST ELEVATION 1 " = 10'-0" 02.17.2021 DWEST D ARCHITECTURE I PLANNING GROUP G N S INTERIOR DESIGN 12-1405 ry O O J LL 0 w U) Z LL 2 O Of LL 0 in M rSN.0lkj I�C SN.01 SN.04T,P Lwo�Typ. SN.03 co co i OPEN- OPEN- SN.08TY _OPEN - 00 U 3 1/8" = V-0" SOUTH ELEVATION - RESIDENTIAL ry O O J U- 0 W 2 Z E: z> O LL IA 1/8" = 1'-0" SOUTH ELEVATION - COMMERCIAL S F)/k(: E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT EXTERIOR ELEVATIONS A-4.2 SN# DESCRIPTION SN.01 VERTICAL WOOD LOOK METAL SIDING - DARK SN.02 HORIZONTAL WOOD LOOK METAL SIDING - WHITE SN.03 HORIZONTAL WOOD LOOK METAL SIDING - ASH COLOR y►Kill%IIw_u91:1:Z4l2101:1►12907_lLVA 09:11►ve.L1dEGA 630PA21 y►►VAI:0IF_10LT_1►1:1=9L11:7EGA 630PA0 y\Kil�rirc i•7.II,W-1►I:d.7xNRI\10 SN.07 PRECISION CMU BLOCK SN.08 POUR -IN-PLACE CONCRETE SN.09 PLASTER CEMENT - WHITE SN.10 HORIZONTAL WOOD LOOK METAL SIDING - GRAY COLOR 1 1 " = 10'-0" 02.17.2021 WEST ELEVATION DWESTGROUP D :_ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1406 TOP 34' — 10" S F)/k(: E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BUILDING SECTION A -A _COURTYARD _ OPEN TO ABOVE PARKING A-5 A (47.6' - 35'-0" ABOVE GRADE) TOP 34' - 10" w 0 (36.60'- 22'-2" ABOVE GRADE) LEVEL 3 O fn ' J m M � U) w(24.60' - 11'-2"ABOVE GRADE) LEVEL 2 m - Q (13.60' - 2" ABOVE GRADE) LEVEL 1 (13.41' ESTABLISHED GRADE) pf - 0" JF WESTGROUP 02.17.2021 v 0 D 7- S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1407 Lu LEVEL 3-22 (35.26' - 22'-10" ABOVE GRADE) o wED Tn�c� , 11 IF11 M ZZANINE O RESIDENTIAL UNIT CORR. RESIDENTIAL UNIT T •' LEVEL 2 - — Q�_ cn w(24.26'- 11�_p" w m O 0 (24.26' - 11'-10" ABOVE GRADE) Q . O FI E ACE (13.26'-10" A LEVEL -1 OVE GRADE) — — — — — — — — — — p9 - 011 - (12.40' ESTABLISHED GRADE) S F)/k(: E Tm INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT BUILDING SECTION A -A _COURTYARD _ OPEN TO ABOVE PARKING A-5 A (47.6' - 35'-0" ABOVE GRADE) TOP 34' - 10" w 0 (36.60'- 22'-2" ABOVE GRADE) LEVEL 3 O fn ' J m M � U) w(24.60' - 11'-2"ABOVE GRADE) LEVEL 2 m - Q (13.60' - 2" ABOVE GRADE) LEVEL 1 (13.41' ESTABLISHED GRADE) pf - 0" JF WESTGROUP 02.17.2021 v 0 D 7- S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1407 s F)/kc: 1= TM INVESTMENT PARTNERS I f•: r 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT IMAGERY STUDIES KEY MAP A-6 n WESTGROUP 02.17.2021 _ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1408 S F)/t(: E TM INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT ,Y ti 7. t sf t� � IMAGERY STUDIES A-7 IMAGE #1 - SEE KEY MAP WESTGROUP 02.17.2021 _ S I G N S ARCHITECTURE I PLANNING I INTERIOR DESIGN 12-1409 0 Elk, INN loll A -V ION* 4W 17 OF jv ORO. 0 AT W4 =M&: WNL! 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N.A. 16 B SINGLE N.A. 0.850 KIM // LLF1 OP35-2OL3K 0- 7 P SINGLE 1824 0.850 Louis Poulsen // HOMAN-LED-30K-LO_INTENS-T3-NO_UP_V00_A0335 e13 N.A. 0 SINGLE N.A. 0.850 Louis Poulsen 11 KIW-LED_30K_VOO_CO190 0- 3 Q SINGLE N.A. 0.850 B -K // DS-LED-e65-WFL-12 18.14 7 R SINGLE N.A. 0.850 Selux 11 L60W-1 B25_30-LW-X-04-XX-UNV Fc Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min Back Entrance Illuminance Fc 0.60 2.5 0.0 N.A. N.A. Drive Aisle Illuminance Fc 2.47 15.5 0.1 24.70 155.00 Inner Area Illuminance Fc 3.31 118.1 0.0 N.A. N.A. Light Spill Illuminance Fc 0.23 14.2 0.0 N.A. N.A. North Side Path Illuminance Fc 18.14 99.8 1.5 12.09 66.53 Sidewalk Illuminance Fc 2.57 20.5 0.0 N.A. N.A. Jobname 2510 PCHSITE - 2020-5-13_(R2).AGI Report for: Adrienne (Kelly) Amico Report by: Ismael Avina-Prieto / Applications Engineer Mounting Ht.: See Drawing See Luminaire Schedule for Light Loss Factor - Unless otherwise specified by customer Reflectance: Outdoors - Unless otherwise specified by customer Date:5114/2020 ------ Disclaimer ------ Luminaire unninaire data is obtained according to IES procedures III WIr con itic, "elod results m m di 10 �u u t 9 f for ter many incl 2510 W. COAS cdy.' Hr'. f- t invited nco bye f tor incl ted to .6ame illast input watts, t MIXED-USE DEV5 WePmtNil.ns and Jobsite Conditions. SITE PHOTOMETRIC PH -01 EE lo ooh bo bo 'n 'bo t o 'oo '0o o to to 'bo to 'bo o _�.. 'o. to t 'oo FIE] o to o\ 'o. 'oo oo t ' %o U 'n to 'oo to o 0, 'oo to to 'o. 'o. 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'o 4 o. 'o 4 a. o '..I 'o 2 'o 1 '..1 +o 1 b, t o t 'o o t o '0' b, '01 b, 01 b, '01 b, '01 b, '01 b, to t to b 11 12 12 11 11 11 11 11 11 11 11 11 11 11 11 11 o b '12 1 '11 1 '11 + o to to to to to o o '0n t o '0o t '01 is '01 is 'bl is 'bl is tl is o. ba o. b a o tn tn tn o: ta o: t.a 'b to oz b 12 1 b, to 0 to b : o� o 2 1 o o.1 b i b o t.o 'o o t o t o ' ' ' , . 1 o 1 '1 '1 t 'o a t 7 'o o is 'bl b. '" t� t� t� o o t� o o t 'o 2 t 2 b 1 1 b 1 b b : I I : I I 1 1,1 11 1,1 14 11 11 1,1 11 1,1 11 1,1 11 1, 1. '1 o '1.� '1 1 '1.o 'b . t.. 'b , t., 'o � '. 'o . 'b 'o . 'b 'o . `o� 'o o ..o to ..o 'o , '..1 'b '..1 ..o 'o . ..o to t 'o o to to 5 '1 7 17 1� 11 tF'fRFII FINPIME 1� 11 1: 11 12 1, 12 t� o 2 t 'o 2 t I 'o 1 b, o 1 b i 'o o b.o 'o 14 1.1 1 1.n 1. 1 1.o 'o o 'b 'o o 'o o o o ..o Ib 'b ..o ..o 'o i o 0o o 0o o 'o o o o to to 'o . ..o 'b . ..o 'b . '.o +o . ..o 'o to 'o o to to F '1 '18 '1 4 �1 . o] I RAHno, a. n oa oz o, , t o 0 b o o o o o 'b o o 'o o o 'o o 'o to to 'o is +0 o +0 o t o t o as 'b. 1a t n t, +o b, b, t b.o b.o +o o oo % o t.o 00 0o to b.o t o +o o b.o o t o +b o b.o b.o +0 t b.o 10 b.o tx to I ba ba ba ba ba ba ba 12 b, b+ b+ 11 b, t t b.o b.o b.o t b.o b b b b.o b.o b.o b.o b.o b bo bo b.o b.o t '..o oo b 1 b 1 '..1 ..1 b 2 b 2 oa to to b s +U b t 2 b 1 t.1 b.1 b 1 b t.0 t,o U b.. b.0 t.0 t.o b.. b.0 b.0 b.o b.. t 0 0 b.o b.o t o b.o b.o b � b . b 1 '..1 o.,l b 1 b 2 U ' t 2 b 2 b.1 t 1 b 1 t.1 b.1 b . b t 0 b 0 U b.. b 0 b 0 t.. b.. b b b.. b.o b o b 0 t b.o b.o b o b t. ob o b.o o t o o b.o b.o b.o o t o o b.o o b.o o b.o b.o o b.o b to b.o b.o t , I b t t I b t t b, b.o b.o b.o to b.o t t to b.o b b b.o b.o b b b.o b.o b b b.o b t 'b b.o b.o 02.17.2021 WEST D=s ARCHITECTURE I PLANNING I GROUP I G N S INTERIOR DESIGN 12-1414 General 1. All work shall conform to Chapter 15 of the Newport Beach requirements of the permit. 2. Dust shall be controlled by watering and/or dust palliative. 3. Sanitary facilities shall be maintained on the site during construction period. 4. Work hours are limited from 7.00 AM to 6:30 PM Monday through Friday, 8:00 AM to 6:00 PM Saturdays, and 10:00 AM to 6:00 PM Sundays and Holidays per Section 10-28 of the NBMC. 5. Noise, excavation, delivery and removal shall be controlled per Section 10-28 of the NBMC. 6. The stamped set of approved plans shall be on the job site at all times. 7. Permittee and Contractor are resposible for locating and protecting utilities. 8. Approved drainage provisions and protective measures must be used to protect adjoining porperties during the grading operation. 9. Cesspools and septic tanks shall be abandoned in compliance with the Uniform Plumbing Code and approved by the Building Official. 10. Haul routes for import or export of materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the NBMC. 11. Positive drainage shall be maintained away from all building and slope areas. 12. Failure to request inspections and/or have removable erosion control devices on-site at the appropriate times shall result in forefeiture of the construction site cleanup deposit. 13. All plastic drainage pipe shall consist of PVC or ABS plastic and either ASTM 2751, ASTM D1527, ASTM D3034 or ASTM D1785. Erosion Con trot 1. Temporary erosion control plans are required from November 15 to March 15. 2. Erosion control devices shall be available on site between November 15 and March 15. J. Between November 15 and March 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day whenever the daily rainfall probability exceeds 50 percent. 4. Place gravel bags, two bags high, as shown on plan between November 15 and March 15. Erosion Control 1. Temporary erosion control plans are required from October 15 to May 15. 2. Erosion control devices shall be available on site between October 15 and May 15. J. Between October 15 and May 15, erosion control measures shall be in place at the end of each working day whenever the five-day probability of rain exceeds 30 percent. During the remainder of the year, they shall be in place at the end of the working day whenever the daily rainfall probability exceeds 50 percent. 4. Landscaping plans shall be submitted for approval, work completed and acertificate of conformance received by the City Grading Engineer prior to closure of permit, unless waived by the City Grading Engineer. 5. Temporary desilting basins, when required, shall be installed and maintained for the duration of the project. Documentation 1. An as -built grading plan shall be prepared by the civil engineer including original ground surface elevations, as -graded ground surface elevations, lot drainage patterns and locations, and elevations of all surface and sub -surface drainage facilities. He shall provide written approval that the work was done in accordance with the final approved grading plan and state the number of yards of cut and/or fill moved during the operation. 2. A soils grading report prepared by the soils engineer, including locations and elevation of field density tests, summaries of field and laboratory results and other substantiated data and comments on any changes made during grading and their effect on the recommendations made in the soils engineering investigation report. He shall provide written approval as to the adequacy of the site for the intended use and completion of work in accordance with the NBMC. 3. A geologic grading report prepared by the engineering geologist, including a final description of the geology of the site, including any new information disclosed during the grading and the effect of the some on recommendations incorporated in the approved gradin plan. He shall provide written approval as to the adequacy of the site for the intended use as affected by geologic factors. ADDITIONAL NOTES rig O8lbu� 1. Graded slopes shall be no steeper than 2 horizontal to 1 vertical. 2. Fill slopes shall be compacted to no less than 90 percent relative compaction to the finished surface. 3. All fills shall be compacted throughout to a minimum of 90 percent approved by the soils engineer. Compaction tests shall be performed approximately every two feet in vertical height and of sufficent quantity to attest to the overall compaction effort applied to the fill areas. 4. Areas to receive fill shall be cleared of all vegetation and debris, sacrified and approved by the soils engineer prior to placing of the fill. 5. Fills shall be keyed or benched into competent material. 6. All existing fills shall be approved by the soils engineer or removed befor any additional fills are added. 7. Any existing irrigation lines and cistrens shall be removed, or crushed in place and backfilled, and approved by the soils engineer. 8. The engineering geologist and soils engineer shall, after clearing and prior to the placement of fill in canyons, inspect each canyon for areas of adverse stability and determine the presence of, or possibility of future accumulation of, subsurface water or spring flow. If needed, drains will be designed and constructed prior to the placement of fill in each respective canyon. 9. The exact location of the subdrains shall be surveyed in the field for line and grade. 10. All trench backfills shall be compacted throughout to a minimum of 90 percent relative compaction, and APPROVED BY THE SOILS ENGINEER. The Building Department may require coring of concrete flat work placed over untested backfills to facilitate testing. 11. The stockpiling of excess material shall be approved by the City Grading Engineer. 12. Landscaping of all slopes and pads shall be in accordance with Chapter 15 of the NBMC. 13. All cut slopes shall be investigated both during and after grading by an engineering geologist to determine if any stability problem exists. Should excavation disclose any geological hazards, the engineering geologist shall recommend and submit necessary treatment to the City Grading Engineer for approval. 14. Where support or buttressing of cut and natural slopes is determined to be necessary by the engineering geologist and soils engineer, the soils engineer will obtain approval of design, location and calculations from the City Grading Engineer prior to construction, 15. The engineering geologist and soils engineer shall inspect and test the construction of all buttress fills and attest to the stability of the slope and adjacent structures upon completion. 16. When cut pads are brought to near grade the engineering geologist shall determine if the bedrock is extensively fractured or faulted and will readily transmit water. If considered necessary by the engineering geologist and soils engineer, a compacted fill blanket will be placed. 17. The engineering geologist shall perform periodic inspections during grading. 18. Notification of Noncompliance: If, in the course of fulfilling their resposibility, the civil engineer, the soils engineer, the engineering geologist or the testing agency finds that the work is not being done in conformance with the approved grading plans, the discrepancies shall be reported immediately in writing to the person in charge of the grading work and to the City Grading Engineer. Recommendations for corrective measures, if necessary, shall be submitted to the City Grading Engineer for approval. Required_ln spections 1. A pre -grading meeting shall be scheduled 48 hours prior to start of grading with the following people present: owner, grading contractor, design civil engineer, soils engineer, geologist, City Grading Engineer or their representatives. Required field inspections will be outlined at the meeting. 2. A pre -paving meeting shall be scheduled 48 hours prior to start of the sub -grade preparation for the paving with the following people present: owner, poveing contractor, design civil engineer, soils engineer, City Grading Engineer or their representatives. Required field inspections will be outlined at the meeting. 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSET BEFORE STARTING STARTING GRADING. 5. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSIIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. 6. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT -OF- WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 8. ABANDONMENT OF SEWER LATERAL SHALL INCLUDE REMOVAL OF THE CLEANOUT RISER, THE 4TT BOX AND THE WYE, IF APPLICABLE. SEWER LATERAL SHALL THEN BE CAPPED WHERE THE WYE USED TO BE. 9. ABANDONMENT OF EXISTING UNUSED WATER SERVICE SHALL INCLUDE CAPPING AT MAIN (CORPORATION STOP) AND REMOVAL OF EXISTING WATER METER, BOX AND COVER. ■ NO. I DATE I DESCRIPTION 1 SITE PRECISE GRADING PLAN FOR 2510 WEST COAST HWY. NEWPORT BEACH, CA ADDITIONAL NOTES -CONTRACTOR SHALL, USE THE CITY STANDARD FORM '30 -DAY NOTICE OF INTENT TO EXCAVATE' TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT: HTTP: //WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395. PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE." -CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING. - CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE GEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING." - LICENSED SURVEYOR TO PROVIDE HORIZONTAL AND VERTICAL MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT WITH A REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY REAL OR ALLEGED IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL. BW COUNTY OF ORANGE BENCHMARK NO. 3K-23-68: FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "3K-23-68", SET IN THE WEST CORNER OF A 8 FT. BY 5.5 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED ALONG THE NORTH SIDE OF PACIFIC COAST HIGHWAY, 0.75 MI. SOUTHEAST FROM ITS INTERSECTION WITH NEWPORT BOULEVARD, 20 FT. NORTHEAST OF THE CENTERLINE OF THE NORTHBOUND LANES ALONG PCH, BETWEEN TWO DRIVEWAYS FOR #1600 PCH. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEV.= 10.457 (NAVD 88, 2015) VICINITY MAP LEGAL DESCRIPTION PARCEL A: PARCELS 1, 2 AND 3, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 AND 31 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO. 1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT,• THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 61* 00' 30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 39° WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975, PAGE 361 -OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID NORTHEASTERLY LINE NORTH 61* 00' 30" WEST 57.10 FEET TO SAID SOUTHEASTERLY LINE, THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 39' 43' 30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 AND 26 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ASSESSOR'S PARCEL NUMBER: 425-471-55 & 425-471-56 • 1A 300 C.Y. 810 C.Y. !HIS LS!IMA !L FU BE USED FUH FLL DETERIVNNA i!(,"; ' T( Dp�D ,P� nii�l-c-Tl�,4,1', l_ OQ�pFESSfO� YEFIM TSALYUK n w NO. C052871 m s F OF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 SHEET INDEX N0. DESCRIPTION 1 TITLE SHEET, GRADING NOTES, ETC. 2 GRADING PLAN, SECTIONS, DETAILS, ETC 3 EROSION CONTROL PLAN & SOILS REPORT RECOMMENDATIONS 4 TOPOGRAPHIC SURVEY BRL BREAK LINE CLF CHAIN LINK FENCE C. 0. CLEAN OUT C.Y. CUBIC YARD DS DOWNSPOUT EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM LEGEND A.B. AGGREGATE BASE A. C. ASPHALT CONCRETE BFP BACKFLOW PREVENTER BW BACK OF WALK BRL BREAK LINE CB CATCH BASIN CBX CONTROL BOX CF CURB FACE CLF CHAIN LINK FENCE C. 0. CLEAN OUT C.Y. CUBIC YARD DS DOWNSPOUT EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM ELECTRIC METER EMH ELECTRICAL MANHOLE E.P. EDGE OF PAVEMENT EV ELECTRICAL VAULT F. F. FINISHED FLOOR ELEVATION F. G. FINISHED GRADE ELEVATION FH FIRE HYDRANT F. L. FLOW LINE ELEVATION F. S. FINISHED SURFACE ELEVATION G.B. GRADE BREAK GM GAS METER GP GUARD POST H.P. HIGH POINT ELEVATION INV. INVERT OF PIPE ELEVATION L. F. LINEAR FEET LP LOW POINT LT PARKING LOT LIGHT NG NATURAL GRADE PCC PORTLAND CEMENT CONCRETE P.L. PROPERTY LINE PM PARKING METER POST PP POWER POLE PB PULL BOX PCC PORTLAND CEMENT CONCRETE R. RATE OF GRADE OR RADIUS R/W RIGHT OF WAY S. SLOPE OF PIPE SB SPLASH BOX SCO SEWER CLEANOUT SDMH STORM DRAIN MANHOLE SMH SEWER MANHOLE SR SPRINKLER ST.LT. STREET LIGHT SW SIDE WALK TC TOP OF CURB ELEVATION TE TRASH ENCLOSURE TEL. MH TELEPHONE MANHOLE TF TOP OF FOOTING ELEVATION TG TOP OF GRATE ELEVATION TOE TOE OF SLOPE TOP TOP OF SLOPE TS TRAFFIC SIGNAL T.R. TOP OF RETAINING WALL TW TOP OF WALL ELEVATION WDF WOODEN FENCE WW WATER METER WV WATER VALVE '00.00) EXISTING ELEVATION 'OG.AO- EXISTING ELEVATION 00.00 PROPOSED ELEVATION E ELECTRICAL G GAS W WATER S SEWER T - TELEPHONE - - - PROPERTY LINE STREET CENTERLINE OWNER 2510 W. COAST HWY LLC 2510 W. COAST HWY. NEWPORT BEACH, CA 92660 p. 949-350-4019 ARCHITECT WESTGROUP DESIGN 19520 JAMBOREE RD., SUITE 100 IRVINE, CA 92612 p. 949-250-0880 SOILS ENGINEER P.A. & ASSOCIATES, INC. 30 EDELMAN IRVINE, CA 92618 p. 949-679-7474 CITY OF NEWPORT BEACH PRECISE DRAINAGE PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SH EET 0 N LO 0 OF 7 12-1415 X4 SITE SPECIFIC DATA SEE NOTES FOR GRATE TYPE PROJECT NUMBER SEE NOTES FOR GRATE TYPE ORDER NUMBER PROJECT NAME I-_ PROJECT LOCATION FINISH GRADE STRUCTURE ID FINISH GRADE TREATMENT REQUIRED X 0 VOLUME EASED_" FLOW RASED (CFS) HY N� OR TREATMENT HGL AVAILABLE (FT) cr PEAK BYPASS REQUIRED (CFS) - IF APPLICABLE �o PIPE DATA LE. MATERIAL DIAMETER INLET PIPE 1 NDS 643 COUPLING-,. INLET PIPE 2 OUTLET PIPE r PRETREATMENT BIOFILTRATION DISCHARGE RIM ELEVATION 4' PVC � '\ 2 o SURFACE LOAD PEDESTRIAN OPEN FKANTER PEDESTRIAN FRAME & CODER 030' N/A 024' KRANDMEDIA VOLUME (CY) TBD ORIFICE SQ7E (DIA. INCHES) TBD NOTES: PRELIMINARY NOT FOR CONSTRUCTION. C.L. DRIVEWAY INSTALLATION NOTES CURB 1. CONTRACTOR TO PROVIDE ALL LABOR, EQUIPMENT AMIER14LS AND INCIDENTALS REWIRED TO OFTLG40 AND INSTALL THE SYSTEM AND APPURTENANCES IN ACCORDANCE WITH THIS DRAWING AND THE MANUFACTURERS SPECIFICATIONS, UNLESS OTHERWISE STATED IN MANUFACTURERS CONTRACT. 2 UNIT MUST BE INSTALLED ON LEVEL EASE. MANUFACTURER RECOMMENDS A MINIMUM 6' LEVEL ROCK EASE UNLESS SPECIFIED BY THE PROJECT ENGINEER. CONTRACTOR IS RESPONSIBLE TO VERIFY PRLUECT ENGINEERS RECOMMENDED EASE SPECIFICATIONS 4. CONTRACTOR TO SUPPLY AND INSTALL ALL EXTERNAL CONNECTING PIPES ALL PIPES MUST BE FLUSH WITH INSIDE SURFACE OF CONCRETE. (PIPES CANNOT INTRUDE BEYOND FLUSH). INVERT OF OUTFLOW PIPE MUST BE FLUSH WITH DISCHARGE CHAMBER FLOOR. ALL PIPES SHALL BE SEALED WATER TIGHT PER MANUFACTURERS STANDARD CONNECTION DETAIL 5. CONTRACTOR RESPONSIBLE FOR INSTALLATION OF ALL RISERS MANHOLES, AND HATCHES CONTRACTOR 70 GROUT ALL MANHOLES AND H47CHES 70 MATCH FINISHED SURFACE UNLESS SPECIFIED OTHERWISE. 6. WGETA779V SUPPLIED AND INSTALLED BY OTHERS ALL UNITS WITH WGETA779V MUST HAVE DRIP OR SPRAY IRRIG471011 SUPPLIED AND INSTALLED BY OTHERS. 7. CONTRACTOR RESPONSIBLE FOR CONTACTING BID CLEAN FOR AC77VA77ON OF UNIT. MANUFACTURERS WARRANTY IS VOID WITH OUT PROPER AC77VAWN BY A BIO CLEAN REPRESE7VTAT7VE GENERAL NOTES 1. MANUFACTURER 70 PROVIDE ALL MATERIALS UNLESS OTHERWISE NOTED. 2 ALL DIMENSIONS, ELEVA7704 SPECIRC4770NS AND CAPACITIES ARE SUBJECT TO CIIANGE. FOR PROJECT SPECIFIC DRAWINGS DETAILING EXACT DIMENSIONS, WEIGHTS AND ACCESSORIES PLEASE CONTACT BIO CLEAN. AER Em `----------- - ' ----- o w PIPE DRUM DOIJ 0 SEE NOTES PLAN VIEW ELEVATION VIEW WROL V7"(�TATAOAIti HANT� EsrABL6Mcovr MEDIA LEFT END VIEW RIGHT END VIEW STORMWATER BIOFILTRATION SYSTEM N TS 101[611mo7_r� 91mmeffllil[elo R/W SECTION A -A N TS T 1i1V1U DETAIL 'A' PCC CONIC. GUTTER N. T. S. WEEPSCREED 3'-0" MIN. WEEPSCREED_\ 3" FF FF 2% MIN. MIN. 4 ° 8" / e MIN. 5. MIN. ° a e II ° 4 SUBGRADE 1 4 (SUBGRADE CONCRETE) , ° II (PER SOIL ENGINEER'S - e ° RE COMMENDATIONER SOIL )ER'S RECOMMENDATION) PAD PADS ° ° e e e4 A4 TYPICAL CLEARENCE DETAIL N TS TOP OF GRATE SEE NOTES FOR GRATE TYPE -CONCRETE SEE NOTES FOR GRATE TYPE ELEV. PER PIAN n. PER PLAN I-_ -ASPHALT FINISH GRADE -SUBTERRANEAN FINISH GRADE C0 X 0 W HY N� OR cr ADAPTOR RRISER �o U - 4- (IF NEEDED) NDS 643 COUPLING-,. NDS OEESING BAOR PVC ELL r NDS 201 4'PVC SDR OR SCHED 40 DRAIN PIPE (TYP.) 4' PVC � '\ 2 o DOUBLE OUTLET CATCH BASIN PER PLAN 4' MIN PVC MAIN W/ TEE OR WYE INV. ELEV. PER PIMA 'USE 6° NDS 66 EXTENSIONS WHERE NEEDED NOTES: 1. ALL FRTINGS BY: NDS, INC. (OR EQUAL) 4. GLUE "I.P.S. WELD ON' 1773 SOLVENT PHONE (800) 726-1994 (MEDIUM BODIED FAST SET) FOR 2. REFER TO GRADING PIAN FOR FINISH GRADING PIPES THRU 6"0 3. DO NOT GLUE GRATE OR RISER TO PIPE 5. ALL PIPES TO BE 4"0 PVC SDR 35 OR SCHEDULE 40 TYPICAL DRAINAGE INLET DETAIL N TS Oq�oFESS/O� XYEFIM TSALYUK �n. `—" z w NO. C052871 m C* � s�'9T C1 V 1�. ��\Q F PC BUILDING FACE CHECK VALVE CONSTRUCTION NOTES GRADING 11) CONSTRUCT BMP PER DETAIL HEREON. �2 CONSTRUCT 4" PVC PIPE (SDR 35). �3 CONSTRUCT AREA DRAIN (12 z12') PER NDS OR EQUIV. ® CONSTRUCT P.C.C. SWALE PER DETAIL HEREON. �5 CONSTRUCT 180x18" CATCH BASIN WITH GALVANIZED TRAFFIC RATED GRATE © CONSTRUCT CONNECTION FROM PIPING SYSTEM TO STORMWATER BIOFILTRATION SYSTEM PER DETAIL HEREON. SYSTEM TO BE MAINTAINED BY THE OWNER BASED ON RECORDED M&O AGREEMENT. OFF SITE IMPROVEMENTS 1Q CONSTRUCT DRIVEWAY APPROACH (W=26 ; X=3') PER CNB TD-160—L—A AND DETAIL HEREON �k CONSTRUCT DRIVEWAY APPROACH (W=26', X=4*) PER CNB STD-160—L—A �l REMOVE EXIST. DRIVEWAY APPROACH. CONSTRUCT FULL HEIGHT (6') CURB & GUTTER AND SIDEWALK OUTSIDE OF NEW DRIVEWAY APPROACH LIMITS 10' PLAN H Z W W 7'I 1 6' 4' 1 w I U Q W I m m � IU 3/8"LIP MPX21MAXI 1p%% 6"P.C.C. 4"C.M.B. SECTION X -X AVON ST. DRVEWAY APPROACH NTS 7' -CONCRETE 0.5% -CONCRETE GUTTER 6' I-_ -ASPHALT H Y -SUBTERRANEAN Z C0 X 0 W HY N� W N cr w�l �o U ' lK X W Z o U W wF_ 10% 2 o a � MAX MAX C.L. DRIVEWAY W=26', X=3 I X 6' � x 10' PLAN H Z W W 7'I 1 6' 4' 1 w I U Q W I m m � IU 3/8"LIP MPX21MAXI 1p%% 6"P.C.C. 4"C.M.B. SECTION X -X AVON ST. DRVEWAY APPROACH NTS Z tb LI 4" PVC 45" DEGREE ELL. - TYP. (2) PLACES PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 DOWNSPOUT PER ARCHITECT'S PLAN ATTACHED WM�NSCOREW EACH SIDE "N.D.S." BLACK 4" ROUND GRATE DOWNSPOUT ADAPTER NDS903 OR PIPE INCREASER ATTACHMENT NDS407 4" P.V.C. RISER (LENGTH VARIES) FINISH GRADE 4" PVC SDR 35 OR SCHED 40 TYPICAL DOWNSPUTS CONNECTION DETAIL NTS MINIMUM SURFACE SLOPE SHOULD BE PER NBMC 15.10.120E AND AS FOLLOWS: -EARTH 12' -CONCRETE 0.5% -CONCRETE GUTTER 6' z w o -ASPHALT 1.0% -SUBTERRANEAN a 1.0% HY N� W U on cr w�l �o ' lK N �� W Z o U wF_ o a � U H — W 12' o 10% 2% 11' MAXI MAX II 7' 4' C.L. DRIVEWAY I I N U I W=26', X=4 X7' I 4' afx � IU I 3/8"LIP PX %MAXII I 1p% 3F, PL II zN 6"P.C.C. 4"C.M.B. 10 (n bi Z SECTION X -X W J Z PLAN COAST HWM. DRVEWAY APPROACH NTS Z tb LI 4" PVC 45" DEGREE ELL. - TYP. (2) PLACES PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 DOWNSPOUT PER ARCHITECT'S PLAN ATTACHED WM�NSCOREW EACH SIDE "N.D.S." BLACK 4" ROUND GRATE DOWNSPOUT ADAPTER NDS903 OR PIPE INCREASER ATTACHMENT NDS407 4" P.V.C. RISER (LENGTH VARIES) FINISH GRADE 4" PVC SDR 35 OR SCHED 40 TYPICAL DOWNSPUTS CONNECTION DETAIL NTS MINIMUM SURFACE SLOPE SHOULD BE PER NBMC 15.10.120E AND AS FOLLOWS: -EARTH 2.0% -CONCRETE 0.5% -CONCRETE GUTTER IN PA VED AREA 0.2% -ASPHALT 1.0% -SUBTERRANEAN DRAINAGE PIPE 1.0% CITY OF NEWPORT BEACH I SHEET PRECISE DRAINAGE PLAN N 0 12N 2510 WEST COAST HWY. o NEWPORT BEACH, CA OF 7 12-1416 SOILS REPORT RECOMMENDATIONS 5.1 RECOMMENDATIONS THE PROPOSED CONSTRNCTION FOR THE SITE IS CONSIDERED GEOTECHNICALLY FEASIBLE. GRADING AND FOUNDATION PLANS SHOULD TAKE INTO ACCOUNT THE SOIL CONDITIONS OF THE SITE. YOUD (1998) CITES EVIDENCE THAT HOUSES AND SMALL BUILDINGS WITH REINFORCED PERIMETER FOOTINGS AND CONNECTED GRADE BEAMS HAVE PERFORMED WELL IN JAPAN, AND SIMILAR PERFORMANCE SHOULD BE EXPECTED IN CALIFORNIA. HOWEVER, IT IS RECOMMENDED THAT A REINFORCED MAT FOOTING BE USED OVER THE SITE TO PROVIDE A MONOLITHIC FOUNDATION. THE SUBTENANEAN REGIONS OF THE PROPOSED BUILDINGS MAY REQUIRE PROVISIONS FOR WATER- TIGHT CONSTRUCTION DEPENDING UPON THE PROXIMIFY OF THE GROUNDWATER TABLE TO FINISH FLOOR. 5.2 EARTHWORK EARTHWORK FOR PROPOSED STRNCTURES, WHICH AI E FOUNDED ON THE PROPOSED SUBTERRANEAN PARKING LEVEL, WILL REQUIRE SHORING OF EXCAVATION WALLS AND EXPMT OF REMOVED SOILS. RELATIVELY MINOR CUTS AND FILLS MAY BE EXPECTED OUTS IDE OF THE SUBTERRANEAN EXCAVATION AlEAS. 5.3 EXCAVATION DEWATERING ALTHOUGH ELEVATIONS OF PROPOSED SUBTENANEAN LEVELS ARE ANTICIPATED TO BE ABOVE GROUNDWATER, FLUCTUATIONS IN GROUNDWATER LEVELS MAY OCCUR DURING CONSTRUCTION, AND TEMPORARY DEWATERING MAY BE NECESSARY. DESIGN OF THE DEWATERING SYSTEMS IS BEYOND THE AUTHORIZED SCOPE OF SERVICE AND IS TYPICALLY PERF01MED BY CONTRACTORS THAT SPECIALIZE IN CONSTRUCTION AND EXCAVATION DEWATERING. DESIGN OF THE SYSTEM MAY REQUIRE INSTALLATION OF GROUNDWATER PUMPING WELLS AND ASSOCIATED OBSERVATION TEST WELLS TO EVALUATE DRAWDOWN AND EXTRACTION RATE DEPENDING UPON THE TARGET DEPTH OF EXCAVATION WITH RESPECT TO GROUNDWATER LEVELS. 5.4 SUB -SURFACE SOIL PREPARATION (OVEREXCAVATION) AFTER CLEARING THE SITE, WITHIN THE BUILDING LINES AND 5 -FEET BEYOND (OR TO THE EXISTING STRUCTURE OR PROPERTY LINE), THE EXISTING NATIVE SOIL SHOULD BE EXCAVATED TO A MINIMUM DEPTH OF 5 FEET BELOW THE BOTTOM OF THE PROPOSED FOUNDATION. OVEREXCAVATION SHOULD BE TIMED TO ANTICIPATE FLUCTUATING TIDES. THE REMOVAL BOTTOM SHOULD BE STABILIZED WITH MINIMUM 1.5 FEET OF 1.5-2 INCHES ANGULAR CRUSHED ROCK COMPACTED INTO THE SATURATED SOIL BELOW 6 FEET FOLLOWED BY 2 FEET OF %" CRUSHED ROCK. THE CRUSHED ROCK SHOULD BE COMPACTED INTO THE NATIVE SOILS IN 6 -INCH LIFTS SO AS TO FILL THE VOIDS WITH NATIVE SOIL. THE CRUSHED ROCK SHOULD BE COMPACTED TO MINIMUM OF 95 PERCENT RELATIVE COMPACTION OF THE LABORATORY STANDARD. 5.5 FILL NATIVE GRANULAR SOILS (SAND) ARE ACCEPTABLE FOR UTILIZATION AS STRUCTURAL FILL. ALL FILL SOILS SHOULD BE PLACED IN MAXIMUM 6 -INCH LIFTS MOISTURE TREATED AS NECESSARY AND PROPERLY DENSIFIED COMPACTED TO AT LEAST 90 PERCENT OF THEIR MAXIMUM DENSITY. 5.6 IMPORTED FILL ANY PROPOSED IMPORT FILL SHOULD POSSESS AN EXPANSION INDEX LESS THAN 20, HAVE SOIL STRENGTH PARAMETERS EQUAL OR GREATER THAN THE ON-SITE SOILS, AND SHOULD BE TESTED AND APPROVED BY A REPRESENTATIVE OF THIS FOM PRIOR TO ITS USE. 5.7 TRENCH BACKFILL ALL TRENCHES SHOULD BE BACKFILLED WITH SOILS COMPACTED MECHANICALLY TO AT LEAST 90 PERCENT RELATIVE COMPACTION. TRENCHES DEEPER THAN 2 FEET SHOULD BE TESTED PROGRESSIVELY AS FILL IS PLACED. BACKFILL OF ALL TRENCHES SHOULD BE COMPACTED TO ACHIEVE A RELATIVE COMPACTION OF AT LEAST 90 PERCENT OF THEIR MAXIMUM DENSITY. CARE SHOULD BE TAKEN NOT TO DAMAGE UTILITY LINES. THE SITE SOILS ARE CONSIDERED SUITABLE FOR USE AS TRENCH BACKFILL, PROVIDED THEY ARE AT OR NEAR OPTIMUM MOISTURE. 5.8 TEMPORARY CUTS THE WALLS OF TEMPORARY CONSTRUCTION TRENCHES ARE EXPECTED TO BE STABLE WHEN EXCAVATED NEARLY VERTICAL, OR WITH ONLY MINOR SHORING IF THE TOTAL DEPTH DOES NOT EXCEED 2 FEET. SHORING OF EXCAVATION WALLS OR FLATTENING OF SLOPES MAY BE REQUIRED IF GREATER DEPTH IS NECESSARY. FOR SHORING/BRACING OF TEMPORARY TRENCH SURFACES STEEPER THAN 1H: 1V AND HIGHER THAN 2 FEET, WE RECOMMEND TRAPEZOIDAL/TRIANGULAR DISTRIBUTION OF EMTH PRESSURE. FOR DESIGN DETAIL, PLEASE REFER TO APPENDIX D, FIG. D-1. ALL WORK ASSOCIATED WITH TRENCH SHORING MUST MINIMALLY CONFIRM TO CAL -OSHA AND LOCAL SAFETY CODES. 5.9 UTILITY TRENCH BACKFILL OF ALL TRENCHES SHOULD BE COMPACTED TO ACHIEVE A RELATIVE COMPACTION OF AT LEAST 90 PERCENT OF THEIR MAXIMUM DENSITY. CARE SHOULD BE TAKEN NOT TO DAMAGE UTILITY LINES. THE SITE SOILS ARE CONSIDERED SUITABLE FOR USE AS TRENCH BACKFILL, PROVIDED THEY ARE AT OR NEAR OPTIMUM MOISTURE. ALL WORK ASSOCIATED WITH TRENCH SHORING MUST MINIMALLY CONFIRM TO CAL- OSHA AND LOCAL SAFETY CODES. ■ NO. I DATE I DESCRIPTION 1 6.1 FOUNDATION RECOMMENDATIONS 6.2 MAT FOUNDATION MAT SLAB SHOULD BE AN MINIMUM OF 18 INCHES WITH THICKENED EDGES OF 24 INCHES FOUNDED IN COMPACTED FILL OR COMPETENT NATIVE MATERIALS MAY BE DESIGNED FOR AN ALLOWABLE BEARING VALUE OF 2,500 PSF, AND MODULES OF SUBGRADE REACTION (KS) MAY BE ASSUMED TO BE 200 KCF WITH MINIMUM REINFORCEMENT OF NO.5 REBARS AT 12 INCHES EACH WAY ON TOP AND BOTTOM. WHEN DESIGNING FOR SH01 T DURATION WIND OR SEISMIC LOADS, THE ABOVE VALUE MAY BE INCREASED BY ONE-THIRD. THE BASEMENT MAT SLAB SHALL BE DIRECTLY UNDERLAIN BY WATERPROOFING, UNDERLAIN BY A MIN. 2 -INCH THICK LAYER OF SAND WITH A MINIMUM OF SE OF 40. UNDERLAIN BY MIN. 15 -MIL STEGO WRAP (OR EQUIV., LAPPED AND SEALED), UNDERLAIN BY GRANULAR NATIVE MATERIALS. JOINT IN WALLS AND FLOORS, AND BETWEEN THE WALL AND FLOOR, AND PENETRATIONS OF THE WALL AND FLOOR SHALL BE MADE WATEITIGHT USING SUITABLE METHODS AND MATERIALS (E.G. BENTONITE "WATER STOPS"). 6.3 SHORING THE UNDERGROUND LEVEL EXCAVATION WALLS SHOULD BE SUPP01 TED BY PEIMANENT SHORING. THIS CAN BE ACCOMPLISHED WITH A CAISSON AND GRADE BEAM FOUNDATION SYSTEM. THE PROPOSED DEEP FOUNDATION SYSTEM WILL TRANSFER FOOTING LOADS TO COMPETENT MATERIALS APPROXIMATELY BELOW DEPTH OF 25 FEET. 6.4 DEEP FOUNDATION - SHORING THE PROPOSED CAISSONS WITH A MINIMUM DIAMETER OF 24 INCHES MAY BE DESIGNED WITH AN ALLOWABLE END BEARING CAPACITY OF 8000 POUND PER SQUARE FOOT AND SKIN FRICTION OF 300 PSF. WITHIN THE COMPETENT MATERIAL. THE DEEP FOUNDATION SYSTEM, CAISSONS, MAY BE DESIGNED FOR LATERAL RESISTANCE, A PASSIVE PRESSURE OF 300 PSF. PER FOOT OF DEPTH, INCREASING LINEARLY TO A MAXIMUM VALUE OF 4000 PSF. WITHIN THE COMPETENT FILL MATERIAL. FIXITY OF CAISSONS MAY BE ASSUMED TO BE AT 5 FEET. WHEN DESIGNING FOR SHORT DURATION WIND OR SEISMIC LOADS, THE ABOVE VALUES CAN BE INCREASED BY ONE-THIRD. 6.1 SEISMIC RECOMMENDATIONS THE STRUCTURAL DESIGN AT THE SITE SHOULD CONFOlM TO THE MOST RECENT 2016 CALIFORNIA BUILDING CODE REQUIREMENTS FOR REGION 1 AND THE MOST RECENT DESIGN STANDARDS OF THE STRUCTURAL ENGINEERS ASSOCIATION OF CALIFORNIA. 6.6 RETAINING WALLS 6.6.1 PASSIVE PRESSURE PASSIVE EARTH PRESSURE MAY BE COMPUTED AS AN EQUIVALENT FLUID HAVING A DENSITY OF 300 POUNDS PER CUBIC FOOT (PCF), WITH A MAXIMUM EARTH PRESSURE OF 3000 PSF. AN ALLOWABLE COEFFICIENT OF FRICTION BETWEEN SOIL AND CONCRETE OF 0.30 MAY BE USED WITH DEAD LOAD FORCES. WHEN COMBINING PASSIVE PRESSURE AND FRICTION RESISTANCE, THE PASSIVE PRESSURE COMPETENT SHOULD BE REDUCED BY ONE-THIRD. 6.6.2 ACTIVE EARTH PRESSURE ACTIVE EARTH PRESSURE MAY BE COMPUTED AS AN EQUIVALENT FLUID HAVING A DENSITY OF 42 PCF AND 58 PCF FOR LEVEL AND NOT STEEPER THAN 2HORIZONTAL: 1 VE111CAL SLOPE BACKFILL RESPECTIVELY. ALL OF THE RETAINING WALLS SHOULD BE DESIGNED TO RESIST ANY ADJACENT STRUCTURAL SURCHARGE LOAD, IN ADDITION TO THE ACTIVE OR AT REST PRESSURE . BASED ON PEAK HORIZONTAL GROUND ACCELERATION MOTION OF THE SITE WITH 10% PROBABILITY OF EXCEEDANCE IN 50 YEARS AND SIMPLIFIED MONONOBE-OKABE SEISMIC ANALYSES, AN EAIIHQUAKE LOAD OF 21 PCF EQUIVALENT FLUID PRESSURE MAY BE APPLIED TO THE RETAINING STRUCTURES FOR WALLS OVER 6 FEET IN HEIGHT. LOAD SHOULD BE ZERO AT THE TOP OF FOOTING INCREASING LINEALLY TO MAXIMUM WALL HEIGHT (TOP OF BACKFILL), WITH RESULTANT TOTAL SEISMIC LOAD ACTING APPROXIMATELY AT 0.6 TIMES THE WALL HEIGHT. WHEN SHORT TERM SEISMIC LOAD IS ADDED, THE DESIGN SAFETY FACTOR MAY BE REDUCED TO 1.2, AND BEARING VALUE AND PASSIVE RESISTANCE MAY BE INCREASED BY 1/3. BACKFILL OF THE RETAINING WALLS SHOULD BE GRANULAR MATERIAL WITH A MINIMUM SAND EQUIVALENCE OF 40 (S.E.>40). A 4 -INCH PERFORATED SCHEDULE 40 PVC PIPE INSTALLED WITH AT LEAST A 1.5% SLOPE AND 4 INCHES OF CALTRANS CLASS 11 PERMEABLE MATERIAL (OR COMPATIBLE MATERIAL) ON THE BOTTOM AND 12 INCHES ON THE SIDES AND TOP OF THE PIPE SHOULD BE INCLUDED IN THE DESIGNS FOR WALLS HIGHER THAN 18 INCHES IN -ORDER TO PREVENT BUILD-UP OF HYDROSTATIC PRESSURE. EXTERIOR RETAINING WALL SHOULD BE BACKFILLED WITH A MINIMUM OF 12 INCHES OF RELATIVELY IMPERMEABLE (NATIVE SILTY SOILS) IN ORDER TO PREVENT PENETRATION OF THE SURFICIAL WATER INTO THE RETAINING WALL BACKFILL. FOR GRAPHIC DEMONSTRATION OF RETAINING WALL DETAIL REFER TO FIGURE C-1, APPENDIX C. HYDROSTATIC PRESSURE OF 62.4 PCF SHOULD BE ADDED TO ALL OF THE RETAINING WALL BELOW HISTORICAL HIGHEST GROUNDWATER LEVEL, WHICH IS 7 TO 10 FEET BELOW THE EXISTING GRADE. 6.6.3 AT REST PRESSURE WHEN MOVEMENT ON TOP OF THE RETAINING WALL IS RESTRICTED (PINNED OR FIXED), AT REST PRESSURE MAY BE COMPUTED AS AN EQUIVALENT FLUID HAVING A DENSITY OF 52 POUNDS PER CUBIC FOOT. FOR BACKFILL SPECIFICS, REFER TO 6.5.2. WATER PROOFING DESIGN AND INSPECTION OF THE RETAINING STRUCTURES IS BEYOND THE SCOPE OF OUR WORK. 6.7 SLABS -ON -GRADE (WALKWAYS & DRIVEWAYS) SLABS SHOULD BE 5 INCHES IN THICKNESS AND SHOULD BE REINFORCED WITH NO. 4 BARS AT 12 INCHES ON -CENTER EACH -WAY. FOUR (4) INCHES OF 3/4" CRUSHED ROCK SHOULD BE PLACED UNDERNEATH THE DRIVEWAY SLABS. SAWCUTS (OR COLD JOINTS) SHOULD BE MADE AT MAXIMUM OF 12 FEET INTERVALS EACH WAY, WITH A MAXIMUM LENGTH TO WIDTH RATIO OF 2 ON EXTERIOR SLABS. ANY EXTERIOR SLABS SHOULD HAVE 18 INCH THICKENED EDGES WHERE IN CONTACT WITH LANDSCAPED AREAS. 6.8 TYPE OF CEMENT FOR CONCRETE PROPOSED IN CONTACT WITH NATIVE SOIL, CEMENT (TYPE V) WITH MINIMUM STRENGTH OF 5000 PSI AT 28 DAYS AND A MAXIMUM WATER TO CEMENT RATIO OF 0.40 TO RESIST THE CORROSIVE EFFECTS OF SEAWATER. 6.9 SETTLEMENT SUBJECT TO IMPLEMENTATION OF RECOMMENDATIONS CONTAINED HEREIN, STRUCTURES MAY BE EXPECTED TO SETTLE A MAXIMUM OF 1.5 INCHES WITH A DIFFERENTIAL SETTLEMENT OF LESS THAN 1 INCH OVER 40 FEET HORIZONTAL DISTANCE. MOST STATIC SETTLEMENT MAY BE EXPECTED TO OCCUR DURING CONSTRUCTION. 6.10 TEMPORARY SHORING/BRACING DURING THE COURSE OF EXCAVATION TEMPORARY SHORING WILL BE REQUIRED. WE RECOMMEND TRAPEZOIDAL/TRIANGULAR DISTRIBUTION OF EAITH PRESSURE IN ADDITION TO HYDROSTATIC PRESSURE BELOW 2 FEET. FOR DESIGN DETAIL, PLEASE REFER TO APPENDIX D, FIG. D-1. 6.11 SURFACE DRAINAGE PROVISIONS POSITIVE SURFACE GRADIENTS SHOULD BE MAINTAINED AWAY FROM PLANNED STRUCTURES, BERM AREAS, ETC., SUCH THAT WATER IS NOT ALLOWED TO FLOW UNCONTAINED ON SITE, AND SHOULD BE CONTAINED IN APPROVED DRAINAGE DEVICES. THE GROUND IMMEDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDING AT A SLOPE OF NOT LESS THAN ONE UNIT VERTICAL IN 20 UNITS HORIZONTAL (5 PERCENT SLOPE) FOR A MINIMUM DISTANCE OF 10 FEET (3048 MM) MEASURED PERPENDICULAR TO THE FACE OF THE WALL. IF PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET (3048 MM) OF HORIZONTAL DISTANCE, A 5 PERCENT SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2 PERCENT WHERE LOCATED WITHIN 10 FEET (3048 MM) OF THE BUILDING FOUNDATION. IMPERVIOUS SURFACES WITHIN 10 FEET (3048 MM) OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 2 PERCENT AWAY FROM THE BUILDING. EXCEPTION: WHERE CLIMATIC OR SOIL CONDITIONS WALTANT, THE SLOPE OF THE GROUND AWAY FROM THE BUILDING FOUNDATION SHALL BE PERMITTED TO BE REDUCED TO NOT LESS THAN ONE UNIT VEITICAL IN 48 UNITS HORIZONTAL (2 -PERCENT SLOPE). THE PROCEDURE USED TO ESTABLISH THE FINAL GROUND LEVEL ADJACENT TO THE FOUNDATION SHALL ACCOUNT FOR ADDITIONAL SETTLEMENT OF THE BACKFILL. CONSTRUCTION PLANS SHALL INDICATE HOW THE SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CHAPTER 4, 6.12 GRADING/FOUNDATION PLAN REVIEW IT IS RECOMMENDED THAT P.A. AND ASSOCIATES REVIEW THE GRADING AND FOUNDATION PLANS FOR THE PROPOSED PROJECT AS SOON AS THEY BECOME AVAILABLE. THE PURPOSE OF THIS REVIEW IS TO DETEIMINE IF THESE PLANS HAVE BEEN PREPAI•ED IN ACCORDANCE WITH THE RECOMMENDATIONS CONTAINED IN THIS REP01T. THIS REVIEW WILL ALSO PROVIDE P.A. AND ASSOCIATES AN OPPORTUNITY TO SUBMIT ADDITIONAL RECOMMENDATIONS, FOR GRADING AT THE SITE, AS CONDITIONS WANANT ;YEFIM ,OFESS/pN TSALYUK n W NO. C052871 m CIV1�- OF CAL�F�� FRONT VIEW 6.13 GEOTECHNICAL OBSERVATION AND TESTING BASED ON THE CITY OF NEWPORT BEACH'S QUALITY CONTROL REQUIREMENTS AND FOR ASSURANCE OF DESIRED WORKMANSHIP, OBSERVATION AND TESTING BY OUR REPRESENTATIVE IS RECOMMENDED WITH THE SPECIFIED ACTIVITIES BELOW.• • DURING CLEARING OF THE SITE; • DURING PLACEMENT OF SHORING SYSTEM; • DURING DEWATERING INSTALLATIONS AND OPERATION; • DURING EXCAVATION, ROUGH AND PRECISE GRADING OF THE SITE AND SURROUNDING AREAS, • DURING REMOVAL OF SHORING FOLLOWING GRADING OPERATION, IF ANY REMOVAL; • DURING PREPARATION OF INTERIOR AND EXTERIOR SLAB SUB -BASE AND BASE, • WHEN ANY UNUSUAL OR UNEXPECTED GEOTECHNICAL CONDITIONS ARE ENCOUNTERED DURING ANY PHASE OF CONSTRUCTION; • PRIOR TO FINAL APPROVAL. 6.14 SURFACE DRAINAGE PROVISIONS POSITIVE SURFACE GRADIENTS SHOULD BE MAINTAINED AWAY FROM PLANNED STRUCTURES, BERM AREAS, ETC., SUCH THAT WATER IS NOT ALLOWED TO FLOW UNCONTAINED ON SITE, AND SHOULD BE CONTAINED IN APPROVED DRAINAGE DEVICES. THE GROUND INM1 EDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDING AT A SLOPE OF NOT LESS THAN ONE UNIT VERTICAL IN 20 UNITS HORIZONTAL (5 PERCENT SLOPE) FOR A MINIMUM DISTANCE OF 10 FEET (3048 MM) MEASURED PERPENDICULAR TO THE FACE OF THE WALL. IF ANY PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET (3048 MM) OF HORIZONTAL DISTANCE, A 5 PERCENT SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2 PERCENT WHERE LOCATED WITHIN 10FEET (3048 MM) OF THE BUILDING FOUNDATION. IMPERVIOUS SURFACES WITHIN 10 FEET (3048 MM) OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 2 PERCENT AWAY FROM THE BUILDING. EXCEPTION: WHERE CLIMATIC OR SOIL CONDITIONS WARRANT, THE SLOPE OF THE GROUND AWAY FROM THE BUILDING FOUNDATION SHALL BE PERMITTED TO BE REDUCED TO NOT LESS THAN ONE UNIT VERTICAL IN 48 UNITS HORIZONTAL (2 -PERCENT SLOPE). THE PROCEDURE USED TO ESTABLISH THE FINAL GROUND LEVEL ADJACENT TO THE FOUNDATION SHALL ACCOUNT FOR ADDITIONAL SETTLEMENT OF THE BACKFILL. CONSTRUCTION PLANS SHALL INDICATE HOW THE SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CHAPTER 4 PREPARED BY: o ITF & ASSOCIATES, INC. 11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMITOS, CA 90720 800-797-9483 ��"'_~ 5 �/,v WOVEN FABRIC GRAVEL BAG FILLED WITH COARSE SAND . . . , 1 1� - . -. . -1 IIT -,,.L , CROSS SECTION GRAVEL BAGS BERM SE -6 BMP EROSION CONTROL NOTES: BAGS PER DETAILS HEREON. CONSTRUCTION ENTRANCE PER TC -3 CONSTRUCTION FENCE CRY OF NEWPORT BEACH I SHEET EROSION CONTROL PLAN & SOILS REPORT RECOMMENDATIONS 13 2510 WEST COAST HWY. NEWPORT BEACH, CA I OF 7 O N O N Lo O 12-1417 lkl[fllmb7_r� 91mmeffllil[elo EXISTING EASEMENTS 2O EASEMENT(S) FOR STATE HIGHWAY PURPOSES AND RIGHTS INCIDENTAL THERETO, GRANTED TO THE STATE OF CALIFORNIA PER DOCUMENT RECORDED SEPTEMBER 12, 1929, IN BOOK 311, PAGE 170 AND A RESOLUTION OF ABANDONMENT AS RECORDED JUNE 27, 1935 IN BOOK 761, PAGE 261 OF OFFICIAL RECORDS. [PLOTTTED.] 30 RECITALS AS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. WHICH AMONG OTHER THINGS RECITES PROPOSED FUTURE RIGHT OF WAY LINE, NOT DEDICATED AS STATED IN RECITAL ON, AND SHOWN ON SAID PARCEL MAP. [PLOTTED] ® THE OWNERSHIP OF SAID LAND, BEING WEST COAST HIGHWAY, DOES NOT INCLUDE RIGHTS OF VEHICULAR ACCESS TO THE STREET OR HIGHWAY HEREINAFTER MENTIONED, EXCEPT AT SPECIFIED POINTS, SAID RIGHTS HAVE BEEN RELINQUISHED BY THE DEDICATION PROVISIONS SHOWN ON THE MAP RECORDED IN BOOK 85, PAGE 30 OF PARCEL MAPS. PLOTTED] O5 EASEMENT FOR INGRESS, EGRESS, DRAINAGE AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. PLOTTED.] © EASEMENT FOR PRIVATE SEWER, WATER AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATION ON THE MAP RECORED IN BOOK 85, PAGE 30 OF PARCEL MAPS. [PLOTTED.] V10 EASEMENT FOR INGRESS, EGRESS, SEWER, WATER AND RIGHTS INCIDENTAL THERETO S GRANTED IN A DOCUMENT RECORED AUGUST 30, 1989 AS INSTRUMENT NO. 89-465814 OF OFFICIAL RECORDS, [PLOTTED.] 12 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED AGREEMENT REGARDING OFFER OF DEDICATION AND GRANT OF ACCESS EASEMENT RECORED OCTOBER 9, 1990 AS INSTRUMENT NO. 90-537748 OF OFFICIAL RECORDS. [PLOTTED] 14 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED EASEMENT AGREEMENT RECORED OCTOBER 22, 1991 AS INSTRUMENT NO. 91-574951 OF OFFICIAL RECORDS. PLOTTED.] NOTE: THE EASEMENTS NUMBERED 5, 6, 10 AS SHOWN HEREON, TO BE QUITCLAIMED PER SEPARATE DOCUMENTS DENCHMAW: BENCHMARK U-1415 DESCRIBED BY OCS 2002 - FOUND 3 3\4" NGS BRONZE DISK STAMPED "U 1415 1988", SET IN THE TOP OF A SEAWALL. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF CENTER STREET AND THE NEWPORT CHANNEL, 25 FT. WESTERLY OF THE PROLONGATION OF THE CENTERLINE OF CENTER STREET AND 0.3 FT. SOUTHERLY OF THE SEAWALL FACE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEV. 9.120 NAVD88 (2015 LEVELED) LEGAL DESCRIPTION PARCEL A: PARCELS 1, 2 AND 3, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A PARCEL MAP FILED IN BOOK 85, PAGES 30 AND 31 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B: THAT PORTION OF LOT A OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTHEASTERLY LINE OF TRACT NO. 1133, SEAVIEW HEIGHTS, AS SHOWN ON MAP RECORDED IN BOOK 36, PAGES 13 AND 14 OF MISCELLANEOUS MAPS IN SAID OFFICE, WITH THE NORTHEASTERLY LINE OF LOT 19 OF LAST SAID TRACT, THENCE ALONG THE SOUTHEASTERLY PROLONGATION OF SAID NORTHEASTERLY LINE SOUTH 61' 00' 30" EAST 57.10 FEET TO A POINT IN THE SOUTHWESTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF THAT CERTAIN LAND DESCRIBED IN DEED RECORDED IN BOOK 1396, PAGE 168 OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID SOUTHWESTERLY PROLONGATION SOUTH 39° WEST, 35.65 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED RECORDED IN BOOK 975, PAGE 361 -OF OFFICIAL RECORDS IN SAID OFFICE, THENCE ALONG SAID NORTHEASTERLY LINE NORTH 61* 00' 30" WEST 57.10 FEET TO SAID SOUTHEASTERLY LINE, THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 39° 43' 30" EAST, 35.65 FEET TO THE POINT OF BEGINNING. PARCEL C: PARCEL 1 OF PARCEL MAP NO. 90-173, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 256, PAGES 25 AND 26 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. ASSESSOR'S PARCEL NUMBER: 425-471-55 & 425-471-56 Oq�oFESS/O� C XYERM TSALYUK �n. w NO. C052871 m S�'9T CIV 1 \. F OF CALVFO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 88000-797-9483 EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM LEGEND A.B. AGGREGATE BASE A. C. ASPHALT CONCRETE BFP BACKFLOW PREVENTER BW BACK OF WALK BRL BREAK LINE CB CATCH BASIN CBX CONTROL BOX CF CURB FACE CLF CHAIN LINK FENCE C. 0. CLEAN OUT C. Y. CUBIC YARD DS DOWNSPOUT EG EDGE OF GUTTER EP, EOP EDGE OF PAVEMENT EM ELECTRIC METER EMH ELECTRICAL MANHOLE E. P. EDGE OF PAVEMENT EV ELECTRICAL VAULT F. F. FINISHED FLOOR ELEVATION F. G. FINISHED GRADE ELEVATION FH FIRE HYDRANT F. L. FLOW LINE ELEVATION F. S. FINISHED SURFACE ELEVATION G.B. GRADE BREAK GM GAS METER GP GUARD POST H.P. HIGH POINT ELEVATION INV. INVERT OF PIPE ELEVATION L. F. LINEAR FEET LP LOW POINT LT PARKING LOT LIGHT NG NATURAL GRADE PCC PORTLAND CEMENT CONCRETE P.L. PROPERTY LINE PM PARKING METER POST PP POWER POLE PB PULL BOX PCC PORTLAND CEMENT CONCRETE R. RATE OF GRADE OR RADIUS R/W RIGHT OF WAY S. SLOPE OF PIPE SB SPLASH BOX SCO SEWER CLEANOUT SDMH STORM DRAIN MANHOLE SMH SEWER MANHOLE SR SPRINKLER ST.LT. STREET LIGHT SW SIDE WALK TC TOP OF CURB ELEVATION TE TRASH ENCLOSURE TEL. MH TELEPHONE MANHOLE TF TOP OF FOOTING ELEVATION TG TOP OF GRATE ELEVATION TOE TOE OF SLOPE TOP TOP OF SLOPE TS TRAFFIC SIGNAL T. R. TOP OF RETAINING WALL TW TOP OF WALL ELEVATION WDF WOODEN FENCE WM WATER METER WV WATER VALVE x(00.00) EXISTING ELEVATION 09 98 EXISTING ELEVATION 00.00 PROPOSED ELEVATION E — ELECTRICAL G — GAS W — WATER S — SEWER T — TELEPHONE — - - PROPERTY LINE ---- STREET CENTERLINE NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. CITY OF NEWPORT BEACH TOPOGRAPHIC SURVEY 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET c cs 6 c 4r C OF 7 12-1418 lkl[*1mm97_rl� 91mmeffllil[elo Oq� FESS/p� C 1�1 YEFIM TSALYUK G� w N0. C052871 m /V F pF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 CONSTRUCTION NOTES UTILITY [1 EXISTING SEWER LATERAL TO BE USED FOR COMMERCIAL BUILDING ❑2 CONSTRUCT NEW 6" SEWER LATERAL TO SERVE NEW RESIDENTIAL BUILDING PER CITY STANDARD STD -406—L. 31 CONSTRUCT NEW SEWER CLEANOUT PER CITY STANDARD STD -406—L. ® USE EXISTING WATER SERVICE & WATER METER FOR DOMESTIC 5❑ USE EXISTING WATER SER VICE & WATER METER FOR DOMESTIC CITY OF NEWPORT BEACH PRELIMINARY UTILITY PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET 0 N 0 N 5 \ Lo 0 OF 7 12-1419 lkl[*1mm97_rl� 91mmeffllil[elo OP�oFESS/O� 1�1 YEFIM TSALYUK n, w N0. C052871 m /V F OF CAL�FO PREPARED BY: o ITF & ASSOCIATES, INC. IF11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMI TOS, CA 90720 800-797-9483 CITY OF NEWPORT BEACH I SHEET GRADE ESTABLISHMENT 2510 WEST COAST HWY. 6 NEWPORT BEACH, CA OF 7 0 N 0 N N rn 0 12-1420 CONSTRUCTION POLLUTION PREVENTION PLAN WM-1 MATERIAL DELIVERY STORAGE WM-5 SOLID WASTE STORAGE WM-8 CONCRETE WASHOUT AREA MIN. 10 z10' BERM AREA FRONT VIEW WOVEN FABRIC GRAVEL BAG FILL CROSS SECTION r-j]GRAVEL BAGS BERM SE -6 BMP EROSION CONTROL NOTES: Ml CONSTRUCT GRAVEL BAGS PER DETAILS HEREON. 0 CONSTRUCTION ENTRANCE PER TC -3 E3 E3 E3 CONSTRUCTION FENCE ■ NO. I DATE I DESCRIPTION 1 0 i i SEC110N A -A N TS A 5TREET/ALLEY <��\���\��� /011 "� BEE PLAN i PROPERTY LINE GRAVEL OVER FILTER FABRIC, ����g��b���g PROVIDE APPROPRIATE TRAN51TION BETWEEN 5TABILIZED CON5TRUCTION ENTRANCE AND STREET I� BUILDING LINE THE FOLLOWING BMPs AS OUTLINED IN, BUT NOT LIMITED TO, THE LATEST EDITION OF THE CASQA CONSTRUCTION BMP ONLINE HANDBOOK OR CALTRANS STORMWATER QUALITY HANDBOOKS (CONSTRUCTION SITE BMP MANUAL), MAY APPLY DURING THE CONSTRUCTION OF THIS PROJECT (ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMED APPROPRIATE BY THE PROJECT ENGINEER OR THE BUILDING OFFICIAL) EROSION CONTROL EC1 — SCHEDULING EC2 — PRESERVATION OF EXISTING VEGETATION ECS— HYDRAULIC MULCH EC4— HYDROSEEDING ECS— SOIL BINDERS EC6— STRAW MULCH EC7— GEOTEXTILES & MATS ECS— WOOD MULCHING EC9 — EARTH DIKES AND DRAINAGE SWALES EC10 — VELOCITY DISSIPATION DEVICES EC11 — SLOPE DRAINS EC12 — STREAMBANK STABILIZATION EC 13 — RESERVED EC14 — COMPOST BLANKET EC15 — SOIL PREPARATION\ROUGHENING EC16 — NON—VEGETATED STABILIZATION TEMPORARY SEDIMENT CONTROL SE1 — SILT FENCE SE2— SEDIMENT BASIN SE3— SEDIMENT TRAP SE4— CHECK DAM SE5— FIBER ROLLS SE6 — GRAVEL BAG BERM SET— STREET SWEEPING AND VACUUMING SE8— SANDBAG BARRIER SE9— STRAW BALE BARRIER SE10 — STORM DRAIN INLET PROTECTION SE11 — ACTIVE TREATMENT SYSTEMS SE12 — TEMPORARY SILT DIKE SE13 — COMPOST SOCKS & BERMS SE14 — BIOFILTER BAGS WIND EROSION CONTROL WE1 —WIND EROSION CONTROL a CONSTRUCTION ENTRANCE ;YEFIM 'OFESS/pN �40 4441 TSALYUK n `(0 z W NO. C052871 m OF CAL�F�� PREPARED BY: o ITF & ASSOCIATES, INC. 11278 LOS ALAMITOS BLVD., SUITE #354 LOS ALAMITOS, CA 90720 800-797-9483 ��"'_~ 5 �/'v EQUIPMENT TRACKING CONTROL TC1 —STABILIZED CONSTRUCTION ENTRANCE EXIT TC2 — STABILIZED CONSTRUCTION ROADWAY TC3 — ENTRANCE/OUTLET TIRE WASH NON—STORMWATER MANAGEMENT NS1 —WATER CONSERVATION PRACTICES NS2 — DEWATERING OPERATIONS NS3 — PAVING AND GRINDING OPERATIONS NS4 — TEMPORARY STREAM CROSSING NS5 — CLEAR WATER DIVERSION NS6 — ILLICIT CONNECTION/DISCHARGE NS7 — POTABLE WATER/IRRIGATION NS8 — VEHICLE AND EQUIPMENT CLEANING NS9 —VEHICLE AND EQUIPMENT FUELING NS10 — VEHICLE AND EQUIPMENT MAINTENANCE NS11 — PILE DRIVING OPERATIONS NS12 — XONCRETE CURING NS13 — CONCRETE FINISHING NS14 — MATERIAL AND EQUIPMENT USE NS15 — DEMOLITION ADJACENT TO WATER NS16 — TEMPORARY BATCH PLANTS WASTE MANAGEMENT & MATERIAL POLLUTION CONTROL WM1 — MATERIAL DELIVERY AND STORAGE WM2 — MATERIAL USE WM3 — STOCKPILE MANAGEMENT WM4 — SPILL PREVENTION AND CONTROL WM5 — SOLID WASTE MANAGEMENT WM6 — HAZARDOUS WASTE MANAGEMENT WM7 — CONTAMINATION SOIL MANAGEMENT WM8 — CONCRETE WASTE MANAGEMENT WM9 — SANITARY/SEPTIC WASTE MANAGEMENT WM10 — LIQUID WASTE MANAGEMENT CRY OF NEWPORT BEACH CONSTRUCTION POLLUTION PREVENTION PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET 0 N 0 N N 7rn 0 OF 7 12-1421 EROSION CONTROL NOTES (MINIMUM BMP REQUIREMENTS FOR CONSTRUCTION ACTIVITIES FOR ALL DEVELOPMENT CONSTRUCTION PROJECTS) 1. IN CASE OF EMERGENCY, GALL OWNER AT 11. ERODED 5EDIMENT5 AND OTHER POLLUTANTS MUST BE RETAINED ON-51TE AND MAY NOT BE 2. A STAND-BY GREW FOR EMERGENCY WORK TRANSPORTED FROM THE 51TE VIA SHEET FLOW, SHALL BE AVAILABLE AT ALL TIMES DURING THE 5AALE5, AREA DRAINS, NATURAL DRAINAGE RAINY 5EA50N (OCTOBER 1 TO APRIL 15). COURSES, OR NINO. NECE55ARY MATERIALS SHALL BE AVAILABLE 12. STOCKPILES OF EARTH AND OTHER CON5TRUC- ON-51TE AND STOCKPILED AT CONVENIENT LOCA- TION RELATED MATERIALS MUST BE PROTECTED TIONS TO FACILITATE RAPID CONSTRUCTION OF FROM BEING TRANSPORTED ROM THE 51TE BY EMERGENCY DEVICES WHEN RAIN 15 IMMINENT. THE FORCES OF WIND OR WATER. 5. ER05ION CONTROL DEVICES 5HONN ON THI5 15. FUELS, OILS, 5OLVENT5, AND OTHER TOXIC PLAN MAY BE REMOVED WHEN APPROVED BY MATERIALS MUST BE STORED IN ACCORDANCE THE BUILDING OFFICIAL IF THE GRADING OPERA- WITH THEIR L15TING AND ARE NOT CONTAMINATE TION HAS PROGRE55ED TO THE POINT WHERE THE SOILS AND SURFACE AATER5. ALL APPROVED THEY ARE NO LONGER REQUIRED. STORAGE CONTAINERS ARE TO BE PROTECTED 4. GRADED AREAS ADJACENT TO FILL SLOPES FROM THE WEATHER. SPILLS MUST BE GLEANED LOCATED AT THE 51TE PERIMETER MUST DRAIN UP IMMEDIATELY AND DISPOSED OF IN A PROPER AWAY FROM THE TOP OF SLOPE AT THE CONCLU- MANNER. SPILLS MAY NOT BE AA5HED INTO THE 51ON OF EACH WORKING DAY. ALL L005E SOILS DRAINAGE SYSTEM. AND DEBRIS THAT MAY CREATE A POTENTIAL 14. EXCE55 OR AA5TE CONCRETE MAY NOT BE HAZARD TO OFF-51TE PROPERTY SHALL BE WASHED INTO THE PUBLIC WAY OR ANY OTHER STABILIZED OR REMOVED FROM THE SITE ON A DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE DAILY BASIS. TO RETAIN CONCRETE AA5TE5 ON-51TE UNTIL THEY 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM CAN BE DISPOSED OF A5 50LID NA5TE. ALL DEVIGE5 WITHIN 24 HOURS AFTER EACH 15. DEVELOPER5/CONTRAGTOR5 ARE RESPONSIBLE RAINSTORM AND BE DISPOSED OF PROPERLY. TO INSPECT ALL ER05ION CONTROL DEVICES AND 6. A GUARD SHALL BE P05TED ON THE 51TE WHEN- BMP'S ARE INSTALLED AND FUNCTIONING PROPER - EVER THE DEPTH OF WATER IN ANY DEVICE LY IF THERE 15 A 40% CHANGE OF QUARTER INCH EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR MORE OF PREDICTED PRECIPITATION, AND OR PUMPED DRY AITHIN 24 HOURS AFTER EACH AFTER ACTUAL PRECIPITATION. A CONSTRUCTION RAINSTORM. PUMPING AND DRAINING OF ALL SITE INSPECTION CHECKL15T AND INSPECTION LOG BASINS AND DRAINAGE DEVICES MUST COMPLY SHALL BE MAINTAINED AT THE PROJECT SITE AT WITH THE APPROPRIATE BMP FOR DEWATERING ALL TIMES AND AVAILABLE FOR REVIEW BY THE OPERATIONS. BUILDING OFFICIAL (COPIES OF THE 5ELF-IN5PEC- TION CHECKL15T AND INSPECTION LOC75 ARE i. THE PLACEMENT OF ADDITIONAL DEVICES TO AVAILABLE UPON REQUE5T). REDUCE ER05ION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE LEFT TO THEEDED 16. TRASH AND CONSTRUCTION RELATED SOLID DISCRETION INEER ADDITIONAL THE FIELD ENGINEER AA5TE5 MUST BE DEP051TED INTO A COVERED NE SHALL BE INSTALLED TO DEVICES A5 NE RECEPTACLE TO PREVENT CONTAMINATION OF RETAIN 5EDIMENT5 AND OTHER POLLUTANTS ON RAINWATER AND DISPERSAL BY WIND. SITE. 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE 8. DE5ILTING BASINS MAY NOT BE REMOVED OR TRACKED FROM THE 51TE BY VEHICLE TRAFFIC. MADE INOPERABLE BETWEEN NOVEMBER 1 AND THE CONSTRUCTION ENTRANCE ROADAAY5 MUST APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE BE STABILIZED 50 AS TO INHIBIT SEDIMENTS APPROVAL OF THE BUILDING OFFICIAL. FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE 5NEPT UP 9. STORM NATER POLLUTION AND EROSION IMMEDIATELY AND MAY NOT BE WASHED DOWN CONTROL DEVICES ARE TO BE MODIFIED, AS BY RAIN OR OTHER MEANS. NEEDED, A5 THE PROJECT PROGRE55E5. THE OE516N AND PLACEMENT OF THESE DEVICES 15 15. ANY SLOPES WITH 015TURBED SOILS OR DENUDED THE RESPONSIBILITY OF THE FIELD ENGINEER. OF VEGETATION MUST BE STABILIZED 50 AS TO PLANS REPRESENTING CHANGE5 MUST BE INHIBIT ER45ION BY WIND AND NATER. SUBMITTED FOR APPROVAL IF REQUE57ED BY 19. HOME OWNER TO ROUTINELY GLEAN ALL CATCH THE BUILDING OFFICIAL. BASINS AND DRAIN LINES OF DEBRIS. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE 20. ADDITIONAL BMP'5 HILL BE IMPLEMENTED A5 THE D150HAR6E OF NON -STORM NATER FROM DEEMED NECE55ARY BY CITY INSPECTORS. THE PROJECT 51TE AT ALL TIMES. CRY OF NEWPORT BEACH CONSTRUCTION POLLUTION PREVENTION PLAN 2510 WEST COAST HWY. NEWPORT BEACH, CA SHEET 0 N 0 N N 7rn 0 OF 7 12-1421 ,r r ` y�•� . --1 S't • . , 1 ell hL r - k � A ti NIL:: N how a -- + `v A K + 6 - R■rl � J ` 1 -I y fi mpP • ••f 1 f J' �1- ~I im: �}� rte'. _ '.yM1 ,• � ." .. ,4 .+ .r ,: ' x` � f f � 1 = ern _ • _ _ - _ `. _ � '�' 'r j J - ■ ^' f 1 �— - T• -- a 'e � — ._ � 1 r ��+r" f•r+, F.: 1 ,'' Ll I"I d' � � li L• i J 7 .:� ,r •�� ,kms. � s '. ..yz ice• 4 , i-� f _ .. { ~ �i— �— —''' � r - .. ,' ti � I•• ,rFJ JI - y -iJ_ �Ya all Ad • . 7 ' 01.. t. -26 a • �! 1 • 1 5 :1►Ui.Y�1_1��I1�IP_�l17G ♦ a EgI1P �� � .r=ry ori • / . _ ;l . in L. IF � ti 1 J 1 ' LEVEL 2 COURTYARD • see sheet L-4 ❑ El 1 ❑ ❑ I LLVLL J Kuur i ur • see sheet L-4---- I GROUND LEVEL • see sheet L-3 4 0 S F)/At(:E TM INVESTMENT PARTNERS RES.LOBBY I EXISTING COMMERCIAL PRESCHOOL 2510 W. COAST HWY LLC07LANDSCAPE SCHEMATIC PLAN L-2 '6 3z 6' � I 02.17.2021 MIXED-USE DEVELOPMENT G O z Cn vo rn Ro L A N D S C A P E ARCH ITE��U�E��� 1 1 �1 11 11 11I 11 1iI I GROUND LEVEL • see sheet L-3 4 0 S F)/At(:E TM INVESTMENT PARTNERS RES.LOBBY I EXISTING COMMERCIAL PRESCHOOL 2510 W. COAST HWY LLC07LANDSCAPE SCHEMATIC PLAN L-2 '6 3z 6' � I 02.17.2021 MIXED-USE DEVELOPMENT G O z Cn vo rn Ro L A N D S C A P E ARCH ITE��U�E��� COAST HIGHWAY STREETSCAPE • per mariners' mile revitalization master plan • (3) proposed washingtonia filibusta palms (12 ft BTH) in tree grate • background hedge • A' 1� ENTRY DRIVE • linear concrete pavers • enhance landscaping a PL • matching height palms TIM INVESTMENT PARTNERS WEST EDGE EAST EDGE • green screen with • green screen with evergreen vine evergreen vine X11 1 I • \\'. �X \D )UE AUTO =OD r7l 'VROOM _ D�D � • ISI D • �� tti CL7D — —� o , o e I� L r`I � V=4> --- E '+ EXISTING COMMERCIAL PRESCHOOL 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT GROUND LEVEL LANDSCAPE PLAN L-3 I 0' 16' 32' 64' 0 0 02.17.2021 ENTRY DRIVE • permeable pavers • green wall • loading areas L A N DS C A P E ARCH ITE��U�E��A ENLARGEMENT L-5 A n 0 0 — — — — — — — — — — — BOUTIQUE AUTO SHOWROOM BELOW ■ 1111I m LF LIMM�1���.■...■■■.. ■�w. a►I >� !_,111 11111�11� ' �` ` 1 III(. ''F�1�11�1 1 I LEVEL 3 � LEVEL 2 ---Low~ I I 0 0 I ENLARGEMENT L-5 A n 0 0 — — — — — — — — — — — BOUTIQUE AUTO SHOWROOM BELOW ■ 1111I m LF LIMM�1���.■...■■■.. ■�w. a►I >� !_,111 11111�11� ' �` ` 1 III(. ''F�1�11�1 1 I LEVEL 3 � LEVEL 2 ---Low~ I IT 2 Ll �n TM 2510 W. COAST HWY LLC LEVEL 2 AND 3 L_4 08' 16 32 � f I N V e s T M ENT cA R T N ERS MIXED-USE DEVELOPMENT LANDSCAPE PLAN � COURTYARD • enlarged private patios • wood screens and gates • lush landscaping LEVEL 2 COURTYARD 02.17.2021 F—ID, nn LA N D S C A PE ARCH ITE��U�E,��� F;1 0 0 L _ J I IT 2 Ll �n TM 2510 W. COAST HWY LLC LEVEL 2 AND 3 L_4 08' 16 32 � f I N V e s T M ENT cA R T N ERS MIXED-USE DEVELOPMENT LANDSCAPE PLAN � COURTYARD • enlarged private patios • wood screens and gates • lush landscaping LEVEL 2 COURTYARD 02.17.2021 F—ID, nn LA N D S C A PE ARCH ITE��U�E,��� FIRESIDE LOUNGE • firepit • lounge furniture • pottery TM INVESTMENT PARTNERS , I El I 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT DINNER PARTY • bbq counter • communal dining table • pottery Y/ I ,.`a�..i a di i . �� � ✓I I ,�>„i . oe � � E � % I H�„i .yri, a, a � r I,,.�. 0 0 LEVEL 3 ENLARGEMENT 1 LOUNGE LAWN • synthetic turf lawn • daybeds • ping pong • lounge seating with umbrellas �E ENTRY • pedestal paver walk • green roof field • hedge screening for roof mounted equipment and adjacent roofs • lounge furniture 07 47 8' 16' L-5 02.17.2021 L A N D SC A PE ARCH ITE��U�E,��� =I - - - ------ - ---- �C SP/At(:E TM INVESTMENT PARTNERS 2510 W. COAST HWY LLC MIXED-USE DEVELOPMENT LANDSCAPE MAINTENANCE NOTE: ALL LANDSCAPING TO BE MAINTAINED BY PROPERTY MANAGEMENT COMPANY. LIMITED USE AREA (Line of Sight) NOTE: ALL TREE BRANCHES TO BE TRIMMED TO 8' HIGH ABOVE FINISH GRADE. ALL SHRUBS WITHIN LIMITED USE AREA TO BE MAINTAINED AT 24" HIGH MAXIMUM. LANDSCAPE DOCUMENTATION NOTE: • A LANDSCAPE DOCUMENTATION PACKAGE BY THE PROJECT APPLICANT IS REQUIRED TO BE SUBMITTED TO THE CITY OF NEWPORT BEACH PURSUANT TO SECTION 2.1 OF THE WATER EFFICIENCY ORDINANCE STANDARDS. • LANDSCAPE AREA EXCEEDS 2,500 SF AND IS SUBJECT TO N.B.M.C. 14.17 "WATER EFFICIENT LANDSCAPE ORDINANCE • LANDSCAPE PLANS AND WATER USE CALCULATIONS PREPARED BY A PROFESSIONAL LICENSED LANDSCAPE ARCHITECT IN THE STATE OF CALIFORNIA. LANDSCAPE NOTES AND PLANT L-6 PALETTE 9_ 11 WATER EFFICIENT LANDSCAPING NOTE: THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER: THE IRRIGATION SYSTEM SHALL MEET THE REQUIREMENTS OF THE CITY OF NEWPORT BEACH LANDSCAPE GUIDELINES FOR WATER EFFICIENT LANDSCAPES. 2. THE ESTIMATED APPLIED WATER USE ALLOWED FOR THE LANDSCAPE AREA SHALL NOT EXCEED THE MAWA CALCULATION. CITY of NEWPORT BEACH NOTES: 1. ROOF GARDENS AND LANDSCAPED ROOFS SHALL COMPLY WITH THE REQUIREMENTS OF THE CALIFORNIA BUILDING CODE (CBC) AND THE CFC. 2. STREETSCAPE PER THE MARINERS' MILE REVITALIZATION MASTER PLAN PROPOSED PLANT PALETTE: ALL PLANTS ARE CAL -IPC NON-INVASIVE and WUCOLS MEDIUM/LOW WATER CONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED GROWING CONDITIONS. THESE PLANTS ARE WATER CONSERVING and USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL and MINIMIZES EROSION IMPACTS. BOTANICAL NAME COMMON NAME SIZE WUCOLS TREES: ARBUTUS x MARINA HYBRID STRAWBERRY 24" BOX MEDIUM Multi -Trunk ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM 36" BOX MEDIUM ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM Multi -Trunk 24" BOX MEDIUM LOW ALOE STRIATA CORALALOE O MAGNOLIA G. 'LITTLE GEM' MAGNOLIA Low Branch 24" BOX MEDIUM LOW HESPERALOE PARVIFLORA RED YUCCA 0 OLEA'SWAN HILL' FRUITLESS OLIVE Multi -Trunk 36" BOX MEDIUM LOW KALANCHOE BEHARENSIS FELT PLANT 15 GAL LOW MUHLENBURGIA CAPILLARIS DRACAENA DRACO DRAGON TREE 36" BOX LOW STREET TREES at West Coast Highway: SENECIO WASHINGTONIA FILIBUSTA WASHINGTONIA HYBRID 12' BTH LOW 5 GAL LOW IRRIGATION HYDROZONE 2: MEDIUM / LOW TRANSITION PLANTING AREA . AEONIUM'URBICUM' 'SALAD BOWL' BOTANICAL NAME COMMON NAME SIZE WUCOLS SHRUBS: IRRIGATION HYDROZONE 1: LOW WATER CONSERVING PLANTING AREA: ECHEVERIA GLAUCA HENS & CHICKS 1 GAL LOW ECHEVERIA PEACOCKII PEACOCK ECHEVERIA/5G LOW AEONIUM ARBOREUM'SCHWARZKOPF' AEONIUM LOW AGAVE AMERICANA CENTURY PLANT LOW ALOE STRIATA CORALALOE LOW DASYLIRION WHEELERI DESERT SPOON LOW HESPERALOE PARVIFLORA RED YUCCA 5 GAL VERY LOW HETEROMELES ARBUTIFOLIA TOYON 15 GAL LOW KALANCHOE BEHARENSIS FELT PLANT 15 GAL LOW MUHLENBURGIA CAPILLARIS PINK MUHLY 5 GAL LOW SENECIO MANDRALISCAE SENECIO 1 GAL LOW WESTRINGIA FLORIBUNDA COAST OSEMARY 5 GAL LOW IRRIGATION HYDROZONE 2: MEDIUM / LOW TRANSITION PLANTING AREA . AEONIUM'URBICUM' 'SALAD BOWL' ONIUM 5 GAL LOW ALOE BAINSII /TREE ALOE 24" BOX LOW ALOE STRIATA CORAL ALOE 5 GAL LOW ARBUTUS'COMPACTA' DWARF STRAWBERRY 5 GAL LOW BOUGAINVILLEA ROSENKA SHRUB BOUGAINVILLE 5 GAL. LOW CALLISTEMON'LITTLE JOHN' DWARF CALLISTEMON 5 GAL LOW CAREX DIVULSA BERKELEY SEDGE 5 GAL. MEDIUM CHONDROPETALUYWELEPHANTINUM' LARGE CAPE RUSH 5 GAL. LOW DIANELLA REVOLUTA LITTLE REV 5 GAL LOW DRACAENA DRACO DRAGON TREE 24" BOX LOW FESTUCA MAIREI ATLAS FESCUE 1 GAL LOW FESTUCA OVINA GLAUCA BLUE FESCUE 5 GAL LOW LOMANDRA LONG IFOLIA'BREEZE' SPINY -HEADED 5 GAL. MEDIUM MAT RUSH ROSMARINUS PROSTRATUS DWARF ROSEMARY 5 GAL. LOW SALVIA CLEVELANDII CA BLUE SAGE 5 GAL LOW TEUCRIUM CHAMAEDRYS GERMANDER 5 GAL LOW IRRIGATION HYDR ZONE 3: MEDIUM / LOW E HANCED SHRUBS: AGAVE ATTENUATA' VA' FOXTAIL AGAVE 15 GAL. LOW ALYOGYNE HUEGE II BLUE HIBISCUS 15 GAL LOW ASPARAGUS DE IPLORUS'MYERSII' MYER ASPARAGUS 5 GAL. LOW BOUGAINVILL 'LA JOLLA' BOUGAINVILLEA 5 GAL. MEDIUM CARISSA M.' ORIZONTALIS' NATAL PLUM 5 GAL. MEDIUM CRASSUL OVATA JADE PLANT 15 GAL. LOW FURC CEA FOETIDA'MEDIOPICTA' MAURITIUS HEMP 15 GAL. LOW PHO IUM HYBRIDS NEW ZEALAND FLAX 5 GAL. LOW PIT OSPORUM C. 'COMPACTUM' PITTOSPORUM 5 GAL. MEDIUM TTOSPORUM T. 'GOLF BALL' 'GOLF BALL' KOHUHU 5 GAL. MEDIUM PRUNUS ILICIFOLIA SPP. LYONII CATALINA CHERRY 24" BOX VERY LOW 02.17.2021 RO L A N D S C A P E ARCH ITEj�UY427 Mulvey, Jennifer From: Rieff, Kim Sent: Wednesday, April 28,20217:02 AM To: Mulvey, Jennifer Subject: FW: Mariners Mile -----Original Message ----- From: Carleen Butterfield <butte115@mail.chapman.edu> Sent: Tuesday, April 27, 20216:09 PM To: Dept - City Council <CityCouncil@newportbeachca.gov> Cc: Carleen Butterfield <butte115@mail.chapman.edu> Subject: Mariners Mile [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. With California losing population, as shown by the loss of Congressional Representatives, it would be prudent to postpone further large development, until the population loss can be folded into the general plan,. This includes demands from Sacramento, for additional housing. Many businesses are leaving Orange County as well as the State. Sent from my iPad Mulvey, Jennifer From: Rieff, Kim Sent: Wednesday, April 28, 20217:02 AM To: Mulvey, Jennifer Subject: FW: Mariners Drive From: Jeff Reuter <jeff@3thirty3nb.com> Sent: Tuesday, April 27, 20215:19 PM To: Dept - City Council <CityCouncil@newportbeachca.gov> Subject: Mariners Drive [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Newport Beach City Council Members: The objective of this letter is really quite simple. It is to clarify the fact that the majority of the residents of Newport Beach do not live "on the water", so therefore their only access to a view of their Beautiful harbor and ocean would be from one of the parks or open areas on the cliffs above the harbor looking down onto the Waterways. Is my understanding, that there are currently laws in place that protect those views from being blocked, so that the public will always have access to being able to see their magnificent Marina. It is also my understanding that this proposed project would block a significant amount of the Bayview from one of our main parks. I live in a home approximately two blocks from this park for the last 43 years and have been a Newport Beach resident for 68 years. I visit this park innumerable times a year and have seen many changes, most of them good. This would be a complete and total disaster to have this Beautiful public viewing Corridor blocked from the park, this is where we come to view the beautiful sunsets, all of the boats out on the water during the summer months, the Christmas boat parade etc. etc. etc. To deny future generations access to this most simple public pleasure, would be a travesty, end of story. I implore that you reconsider putting projects anywhere in Newport Beach that would obstruct the view from public parks,where people who cannot afford the purchase of a waterfront home gather to enjoy nature's Beauty. Sincerely, Jeff Reuter