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HomeMy WebLinkAboutIS033_AVON ST PROPERTIES 13033 i 1 it i r INITIAL STUDY AVON STREET PROPERTIES City of Newport Beach I :1 ' t pbr INITIAL STUDY FOR AVON STREET PROPERTIES TENTATIVE PARCEL MAPS Prepared for: CITY OF NEWPORT BEACH PLANNING DEPARTMENT P.O. Box 1768 Newport Beach, California 92663-3884 (714) 640-2197 ■ Prepared by: PHILLIPS BRANDT REDDICK 18012 Sky Park Circle Irvine, California 92714 (714) 261-8820 ' MARCH 1984 i TABLE OF CONTENTS Section Title Page I. PROJECT DESCRIPTION 1 A. INTRODUCTION 1 B. PROJECT LOCATION i C. PROJECT APPLICANTS AND KEY CONTACTS 1 D. PROJECT CHARACTERISTICS 2 E. APPROVALS AND PERMITS REQUIRED 3 ' II. EXISTING CONDITIONS, IMPACTS AND MITIGATION MEASURES 5 A. LANDFORM/GEOLOGY 5 B. HYDROLOGY 8 rC. ARCHAEOLOGICAL RESOURCES 10 D. BIOLOGICAL RESOURCES it E. LAND USE PLAN CONSISTENCY 12 l� F. LAND USE COMPATIBILITY 19 G. TRANSPORTATION/CIRCULATION 22 H. AIR QUALITY 31 l� I. ACOUSTIC ENVIRONMENT 35 ■ J. AESTHETICS 38 ' III. ORGANIZATIONS AND PERSONS CONSULTED 40 IV. LIST OF EXISTING CITY POLICIES AND REQUIREMENTS 41 V. LIST OF MITIGATION MEASURES 43 ' VI. APPENDICES 45 A. Geotechnical Report MB. Archaeological Resources Study C. Traffic Study LIST OF EXHIBITS Exhibit No. Title Following Page No. 1 Site Vicinity 1 2 Project Location 1 3 Eastern Subdivision 2 4 Western Subdivision 2 5 Topography 5 6 Surrounding Land Uses 20 7 Existing Daily Traffic Volumes 23 8 Project Trip Distribution 25 9 Base Condition 26 10 Alternative A-1 26 11 Alternative A-2 26 12 Alternative B-1 26 13 Alternative B-2 26 14 Avon Street Extended to Santa Ana Avenue 30 15 Site Photograph Index 38 15a Site Photographs 38 15b Site Photographs 38 15c Site Photographs 38 15d Site Photographs 38 I. PROJECT DESCRIPTION A. INTRODUCTION This Initial Study has been prepared in accordance with the California Environmental Quality Act (CEQA) , the State CEQA Guidelines and City of Newport Beach Policy K3. The study's purpose is to enable the City of Newport Beach to determine whether approval of the subdivision of two parcels, which will create five new residential building lots, will have a significant effect on the environment. The location and characteristics of the proposed project are described below. In addition, permits required prior to construction on the project site are discussed. B. PROJECT LOCATION The proposed subdivisions consist of two non-contiguous parcels generally located northeast of the intersection of Old Newport Boulevard and Pacific Coast Highway (see Exhibit 1) . More specifically, the study area is ' bordered by Cliff Drive to the north, Santa Ana Avenue to the west, and the unimproved extension of Avon Street to the south. A separate resi- dential parcel , approximately 100-feet wide, is located between the two project parcels (see Exhibit 2) . C. PROJECT APPLICANTS AND KEY CONTACTS The lead agency for the Initial Study is the City of Newport Beach, the environmental consultant is Phillips Brandt Reddick, and the project appli- cant is Rolly Pulaski and Partners Architects. Key contact persons are: City of Newport Beach: Pat Temple Environmental Coordinator Planning Department City of Newport Beach 3300 Newport Boulevard ' P.O. Box 1768 Newport Beach, CA 92663-3884 (714) 640-2197 Phillips Brandt Reddick: Mitchell K. Brown Anthony Skidmore 18012 Sky Park Circle Irvine, CA 92714 (714) 261-8820 1 1 $eh'—I ,q AC qI � ____+ - ,' li I 1I I •W, ., ' i Park c a � RGSOI { � .yl II , 1 p )tc Pally a T i Ar .hch: a; ^•. Park v • 5ch�•7 � y g/ � •Wh Park ri r-1 NJ 'ON., v •� I •• Park ��•• ME �_ Heeler ! 1 „ r "PalR� Cs �/• 9 r PA 04 ITrmlerl ,� Mii P.0 �T i I _ Park 1 � 1 � /) r 1S ♦ r \. �2w LL M. Park File I .Ile L. 7• •1 'f ♦ 19<, ,�`. j /' ! 1 Tanks /1 11•• ' / r \�j H" r �__..dx/� /� /�% • ter sr 1-Marine `,-."'��.♦✓� a Traderes �r ( (n ch � � '�•. : Pan � � c � , / �_JS�_ ,/Si�isr Ia }�/ •�`y I i�Mlmonal spll "t. ti � .;r r - it �, •�vrwwrc Hnrhons' rti � . aso sr � '^--•��'� end •-�-t elf- ` It U nt „ vl LIB?htt H[-arbor k-j o B ,l'14 33' LIBhI ngrrn.Z r .h 00� I: ?F6oh Trip / Las Arenas N!„G' �� B LI ht s� Collins 34 4 Bay 4`_` 'rp• y NeWPG r•t Park S 11 5' • iaC, � („ ea°h SITE VICINITY AVON STREET PROPERTIES ' City of Newport .Beach • • EXHIBIT 1 Cry 'Drive 4 0 ; WEST SUBDIVISION EAST SUBDIVISION 5� NOT A PART - 4 r � I - I Avon Street Right-of-Way Ili PROJECT LOCATION AVON STREET PROPERTIES 60 75 i City of Newport Beach EXHIBIT 2 Rolly Pulaski and Partners Architects: Rolly Pulaski 5120 Birch Street ' Newport Beach, CA 92660 (714) 851-0431 O. PROJECT CHARACTERISTICS The proposed project involves the subdivision of two non-contiguous parcels to create a total of seven building lots. An existing single-family dwell- ing is located in the northern portion of each project parcel . These two dwellings are proposed to remain. The project will , in effect, create five new building lots south of the existing residences including three new lots in the western subdivison and two new lots in the eastern subdivision. The size of the new lots range from approximately 6,500 square feet to 10,800 ' square feet, with an average of approximtely 8,500 square' feet. The lot size for the existing residences in the east and west subdivisions are approximately 12,700 square feet and 8,000 square feet, respectively. Exhibit 3 presents the proposed Tentative Parcel Map for the eastern sub- division and Exhibit 4 is the map proposed for the western subdivision. Access to the new building lots would be gained from Avon Street. This roadway currently extends approximately 400 feet west from Riverside Avenue as a narrow two-lane undivided street with paving and south-.side curbs/ gutters. From this point, Avon Street continues west as a gravel road for about 200 feet to the north entrance of a mobile home park. Beyond the mobile home park, Avon Street exists as a poorly defined dirt path. A 40'- wide right-of-way for Avon Street extends from Santa Ana Avenue to River- side Avenue. ' The Mariners' Mile Specific Area Plan has anticipated that Avon Street would ultimately be improved to provide through access from Riverside Avenue to Santa Ana Avenue. The project proponent has proposed that Avon Street be improved as a two-lane undivided roadway from Riverside Avenue to a point approximately 180 feet east of Santa Ana Avenue where the road- ' 2 fill 1 IF f UO3 n ALAL! A MAP CITY OF NEWPORT BEACH , COUNTY OF ORANGE , STATE OF CALIFORNIA ME A hl@L mam ar un L.wu a. m LAST R°RIA°N m NAYRRm NE6Nm.L Am _ ! RMfIIh mm!4A m E.0 ACAEN lTE tflm uwNER AUBDIYIDER CML ENGINEER MR. ROD INGDLD ROBIN S NAMERS i ASS➢L. Da. P� MR.ROILY PULA5K1 L"L"'^Efm• °mx°s fg41W.1 AA.YlL29 ��.ttrree`` -Q• SO MENiRlE l91{15M•iN2 '—•� PL°• Kld?=awl•u 7FfJ11(141 ale Rmwv ..a' F\ LL.41 �Z /,. PR[iPERTY ADDRESS E i!S) EIFF DudF ( Emil/ \ 4EVfFlIR OM .u. g N 1 / C G l .J V ✓ ` I O< >,\�\1 PARCEL 1 9f P ' O A ! C Y AREA• 2�69ZV /1 9 \ 017.4E \ J ( 41?/ Z' / c PARLE 2 I 1 GENERAL NDTES \ L hAK / AREA •L.hE hF. ' /'- //` o L F]RnYC LIA11w RI 1 f�AE°Fll-F�A571FL RSIDmi°m�imlAW L A. mu LLl- LRS[4R1 YALWT EAST h1Y 2.. t IIIIf1IlE1: _ .� SEVEIS•TosiiL MIDI ��ixSmL w . f / ,P SELER FAY)Od AQ tA9F1 47 VAiER: %UDM awl NA !VEA 1 , GM. ,WIAIIV EAIArtAG 41s h 1 ME : •A4I T mollW FAIN iEN :FwFiC OIEAI°K v / C 9 4RL TElt M F nVDNAII Et slow vAme LNFRFIE{ n PARCEL 9 / e AlG•ME{ V. M / 4,1T N V fly RIY .� r21 / 0 •� c Z% naA-m nm wc I i MCM MAROtD ARA11{YL 11(KE AVON STREET PROP05ED CR055 SELTIDN SOURCE.ROBIN HAMERS 5 ASSOCIATES 1 EASTERN SUBDIVISION AVON STREET PROPERTIES City of Newport Beach EXHIBIT 3 • i L? B.x AUR MuuNN Im CITY OF NEWPORT BEACH, - COUNTY OF ORANGE , STATE OF- CALIFORNIA I1411B. A SOMOM IF PRIOR Z OF FIRST A➢C1M11 n NEWPORC IIEIC116,NM4%%. • Bra, _ RIOIB 1.Mom 0.76AEW, DISMAL 1U n TNmm PRDPERiII"ADDRM - r4l CLIFF DOAS MER SUBDIVIDER CIVIL MAKER NEWPORT i'M HM F.KUUfIRU1P MR. BOB IN= RDBIN S.HAMER5 E A550D. m CLIFF lim MR. ROLLY FULAW1 m Lu-REW WITT lo, \ _ mnaw TENN.m no CISTA M6A•G.imZ7 Slty BARN SINEi' 11N]INS."" MWITAT DEACN .CA 9= LllAl SM IItt (1141 b,l-0411 - ENB1 INQ\ —�-- �� SANTA s a AM `E117 mwuv E rAvwD AVENUE Ar V` r,E - —Ec.es,:> _—_`���7.nRr rune vin,.' EN.1zx) -- E^fie^ \OAT.1•SDFL CAT MR11 EC. -^ Rlb' -•� �— CZ ul 11100• �+- 4Z.➢O' Ing 0, PARCEL _2 61m l6®IR 11 MIND PAREEL 41 PARCEL 1 \ \ Z ARFA:8.117TSF ' �\o}�l� tyyMU•9.700 yi. PAREEL 3 \\ r��s /� i� '•. AREA. I0.70$1, J\ Oval ( 2% GENERAL NDTES t I// I OINIK 1MB: Irtr INM]•R"1.AET 11M•1Wf \\ PROPOSED ASP 1IN:ls la,TRIM]VIGNI E BO 'I y • A.BINAIC dINO M blm♦M IBNY w N IS ! PER yPR s NEWPORT BEACH REWU AND WATER:RNEb TO A!E 1 .. \ \ >o mE° AVON.LEi1AI i m IMVE iEWFUEET FROM EO GiME- 11EN1 wu PAACEL 1 L% i W ANEA ODU REWU AND VA011 \ TEL ,MO110HW UTELEPHONE OAA Ya MIT fW WNW CALL ON(N EDNON TELE\ 6.MU NOT 9AEQ.T TO INUNDATIMC MC V"WATER OYUFIOiI SOURCE: ROSIN HAMERS 3 ASSOCIATES WESTERN SUBDIVISION AVON STREET PROPERTIES . . City of Newport Beach EXHIBIT 4 ' way would terminate as a cul-de-sac. The proposed roadway section would include a curb-to-curb width of 24 feet, a five-foot wide sidewalk and ' curb along the north side of the street, and curb and gutter along the south side. It is proposed that the remaining portion of the right-of- way, located from the cul-de-sac to Santa Ana Avenue, be relinquished to Parcel 1 of the western subdivision. E. APPROVALS AND PERMITS REQUIRED Several interrelated approvals and permits are required .prior to implemen- tation of the proposed project. The project applicant is currently re- questing approval of the following discretionary actions: ' 1. Resolution: The approval of a Resolution No. recommending to the City Council an amendment to the Mariner's Mile Specific Area ' Plan so as to allow the construction of a cul-de-sac at the westerly terminus of Avon Street, easterly of Santa Ana Avenue. 2. Subdivision: Request to resubdivide an existing parcel of land and a portion of unimproved Avon street (proposed for vacation) into four ' parcels of land for single family residential purposes. The proposal also includes an exception to the Subdivision Code so as to allow the construction of a cul-de-sac with a 32 foot radius where a minimum 40 foot radius is required. ' Request to resubdivide an existing lot into three parcels of land for single family residential purposes. The proposal also includes an exception to the Subdivision Code so as to allow a 40 foot wide right- of-way on Avon Street where a minimum 60 foot width is required. ' 3. Amendment to Mariner' s Mile Specific Plan District: Request to amend ' the Mariner's Mile Specific Plan District so as to allow the construc- tion of a cul-de-sac at the westerly terminus of Avon Street, easterly of Santa Ana Avenue. The proposal also includes a request to amend a ' portion of Districting Maps No. 4 and 5 so as to reclassify a portion of the southerly half of unimproved Avon Street (proposed to be ' vacated) , between Santa Ana Avenue and a point approximately 210.0 ' 3 feet easterly of Santa Ana Avenue, from the SP-5 District (Mariner's , Mile Specific Plan Area) to the R-1 District. The extension of the 5 foot front yard setback on Santa Ana 'Avenue and the 10 foot front . yard setback on Avon Street designated on said Districting Maps are also proposed. 4. Coastal Development Permit: Request to consider a residential ' coastal development permit for the purpose of establishing project compliance for three proposed single family dwellings in conjunction with Resubdivision No. 767, pursuant to the Administrative Guidelines , for the implementaiton of the State law relative to Low-and-Moderate Income Housing. ' S. Environmental Document - Initial Study: An acceptance of an environ- mental document so as to allow the implementation of the proposed pro- ject. In addition to the approvals and permits noted above, grading and' building permits are required. These will be issued by the City upon approval of specific grading and building plans. i 4 ' II. EXISTING ENVIRONMENTAL CONDITIONS, IMPACTS, AND MITIGATION MEASURES A. LANDFORM/GEOLOGY/SOILS Existing Conditions ' LANDFORM The study area is located at the seaward edge of a broad mesa. The exist- ing residential units are located on relatively flat ground at the edge of the mesa. From the edge of the mesa, which is at an elevation of about 70- ' 75 feet above mean sea level (msl), the site elevation descends to between 20-30 feet above msl along the southern boundary (see Exhibit 5) . Slopes range from approximately 15% in the western portion of the study area to approximately 45% in the eastern portion. Total relief on the project site is approximately 55 feet. GEOLOGY/SOILS The following information is a synopsis of a geotechnical investigation ' conducted by Fred Pratley, Geotechnical Consultant, in October 1981. The full report is i'ncluded as Appendix A of this document. This investigation surveyed the western subdivision area. Much of the information contained within the investigation can be considered applicable to the eastern por- tion of the study area as well. The dominant earth material within the survey area is a loose to moderate- ly dense medium grained sand (terrace sediments), incipiently cemented in part, and containing coarse grained to gravelly facies including some car- bonate conglomerate pods and slabs. Also located within the survey area are fills comprised of loose fine-to-medium grained silty sand and trash, ' with occasional sandstone or shale rock fragments from nearby bedrock materials. For the most part, the fills are derived from excavated marine and non-marine terrace sands. Soils developed from these sediments are fine grained with a silt and clay matrix. There is little indication of expansive characteristics due to the low percentage of swelling-type clays. These soils are estimated to be not more than two feet thick. 5 -70- '1 -60- _, -40- -30- I ' ' --- --- -----------= ----20- ---- ----- --- -- r. . I E r -TOPOGRAPHY AVON STREET PROPERTIES zs 50 'b � �City of Newport Beach I W a EXHIBIT 5 4 � Contact with the ,underlying terrace is gradational , occurring generally at about 1.5 feet below the ground surface. Alluvium deposits are found ' within the southeast portion of the survey area. The structural attitude of sediments within the survey area indicate no daylighting strata as exhibited by horizontal attitudes or attitudes with only a slight tilt. SEISMICITY ' Approximately 2,200 feet west of the project site lies one of the main branches of the Newport-Inglewood fault system. Other major faults which are active in the southern California region include the Whittier-Elsinore, San Jacinto, Sierra Madre and San Andreas faults. An earthquake of a Richter Magnitude 6.3 occurred on the Newport-Inglewood fault, offshore from Newport Beach, on March 11, 1933. It is estimated ' that this fault system will produce additional earthquakes of a Richter Magnitude 6 to 7 within the' next 40 years.1 The ground movement intensity at the project site which would result from such an earthquake is estimated ' to be VIII on the Modified Mercali Scale. Ground acceleration estimates for the project site indicate a 10-percent probability that a 0.30 g acceleration will occur once in 50 years, and a 64-percent probability of a 0.15 g acceleration within the same time span. Distant earthquakes such as those likely to originate on the San Andreas could produce the dominant period of ground acceleration for 0.5 seconds or longer, with the duration of strong shaking lasting approximately 15-20 seconds. Impacts ' LANDFORM ' 1. Source: Fred Prateley, "Engineering Geologic Reconnaissance, Park Z, southwest of Santa Ana Avenue and Avon Street, October 1961. 6 Development of the project site will result in an unavoidable modification ' of the existing landform. In addition to the grading association with pre- paring building pads, there will be grading required for the extension of ' Avon Street and the proposed cul-de-sac. The exact nature and extent of grading required will be determined during the site design stage of devel- opment. GEOLOGY/SOILS , Based upon the findings of the preliminary geotechnical investigation, the ' survey area appears to be grossly stable and should remain so providing that ,the subsurface is not detrimentally exposed to excessive groundwater generated upslope from inordinate irrigation, leaking sewer or water lines, or failure of flood control devices. ' The natural terrace sediments provide good foundation materials and are considered to have adequate strengths to support residential construction. , The majority of the fill material would also be adequate for support if properly engineered and reworked. The alluvium deposits and overlying ' residual soils exhibit inadequate strength characteristics and should not be used for any structural support. ' The structural attitude of the sediments within the survey area is not con- ' sidered detrimental to the stability of the natural slopes, and should not hinder development within the hillside areas. SEISMICITY ' The study area is subject to ground shaking from the nearby Newport-Ingle- wood fault zone and other regional faults. However, ground shaking is a ' common problem in seismically active southern California. It is not anti- cipated that ground rupture associated with faulting will occur on the project site. , City Policies and Requirements ' A. Development of the site shall be subject to a grading permit approved by the Building and Planning Department. 7 , 1 B. The grading plan shall include a complete plan for temporary and per- manent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. ' C. An erosion, siltation, and dust control plan shall be prepared by a civil engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive ' soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheet shall be furnished to the Building Department. ' D. Prior to issuance of building permits, a specific soils and foundation study will be prepared. E. All buildings will conform to the Uniform Building Code (UBC) and City ' seismic design standards. ' Mitigation Measures 1. The a seismic design of structures proposed for the project site should ' consider repeatable ground accelerations of at least 0.4 g. 2. Retaining wall bases, perimeter footings or piers embedded im undis- turbed terrace sands should be proportioned for assumptive bearing stresses as allowed by the currently adopted Edition of the Uniform ' Building Code for "silty sands" not to exceed 1,500 psf. These are assumptive evalues only. Design values on earth fills can be obtained ' by soil engineering analyses on representative samples of the terrace sediments. The existing retaining wall supporting the unimproved section of Avon Street is assumed to have been constructed along a inatural escarpment, however a more thorough examination of the wall ' s backfills and location of inplace terrace sediment should be ' conducted. B. HYDROLOGY ' Existing Conditions 8 SURFACE DRAINAGE ' A field survey indicated that no drai.nage improvements exist on the, site. ' Runoff within the study area generally collects in natural drainage courses which flow to the south and southwest. The majority of runoff drains onto the unimproved portion of Avon Street. Runoff on the eastern .portion of , the site flows into a natural drainage swale located along the north side of Avon Street. This swale extends approximately 400 feet west from a ' point near Riverside Avenue. Erosion is evident within the eastern por- tion of the study area. ' During periods of heavy rainfall, runoff from the study area drains past Avon Street and onto Coast Highway. This additional runoff adds to the ' existing flooding problems experienced. on Coast Highway. Also, silt and dirt carried by runoff is deposited on Avon Street and Coast Highway. ' GROUNDWATER ' The geotechnical consultant found no groundwater flows or seepage within ' the area surveyed. Impacts , The volume of runoff will increase incrementally due to the increase in , Impermeable surfaces. Surface runoff patterns will be altered by addi- tional development of the project site. Surface runoff from the study area could be routed into the City's storm drain system by installing a ' new storm drain adjacent to the project site and/or by grading Avon Street to allow runoff to flow to Riverside Avenue. It should be noted, however, ' that there are existing flooding problems on Riverside Avenue during heavy rainfall . Erosion and water quality impacts will be reduced, by the provision of ' landscaping and a improved drainage system. City Policies and Requirements 9 t F. The velocity of concentrated runoff from the project shall be evaluated and erosive velocities controlled as part of the project deisgn, including areas immediately adjacent to the site. G. An erosion, siltation, and dust control shall be prepared by the appli- cant and approved by the Building Department. H. Existing onsite drainage facilities shall be improved or upgraded to the satisfaction of the City. ' I. Exposed slopes shall be planted as soon as possible to reduce to ero- sion potential . Mitigation Measures ' 3. A hydrology study shall be prepared for the area tributary to Avon Street. The study shall include measures to be incorporated into the ' project design which provide for adequate control of anticipated run- off flows. ' C. ARCHAEOLOGICAL RESOURCES ' An archaeological assessment of the project site was conducted in September 1983 by Archaeological Resource Management Corporation. The investigation ' included a records search and walk-over survey of the subject property. The following is a summarization of the principal findings of the study, With the complete report included as Appendix B. ' Existing Conditions The records search which was conducted indicated that the study area had not previously been surveyed, nor were there any recorded sites within the project boundaries. Two sites recorded in 1912 were noted to exist within ' one-quarter mile of the project area. It is doubtful that these sites survived ensuing development in this area. ' 1C i No signs of any .prehistoric use or habitation were noted during the walk- over survey of the project site. Signs typically associated with such use ' include scatters of shell , bone, or pottery, lithic tools, fire-altered ' rocks, or soil discolorations. These signs would be quite evident against the yellowish sand which covers the project site. ' Impacts Due to the absence of any known archaeological resources within the study ' area, no adverse impacts are anticipated from the proposed project. City Policies and Requirements , J. All earthmoving activities shall be done in accordance with City poli- cies K-5 and K-6. Mitigation, Measures ' No mitigation measures are proposed. ' 0. BIOLOGICAL RESOURCES Existing Conditions Most of the study area has been disturbed by development or rough grading. ' Existing vegetation is comprised primarily of introduced plant species. , The predominant plant community within the study area is grassland and includes telegraph weed (Heterothica grandiflora) , mares tail (Conyze cana- ' densis) , nettleleaf goosefoot (Chenopodium muarale), wild raddish (Raphnius sativa) and Australian saltbush (Atriplex semibicatta). Located in the northern portion of the study area near the existing residential dwelling units are several mature trees including pine, eucalyptus, California Pep- per and a Japanese Elm. Also, a cluster of eucalyptus trees is located at the southwestern tip of the site. Extending along the drainage ditch on the north side of Avon Street and up the central portion of the site are ' stands of giant reed and caster beans. 11 i Impacts Development of the project site will result in the removal of portions of the existing onsite vegetation. It is anticipated that the affected vege- tation will be limited primary to grasses and shurbs. The mature trees located onsite are largely within the proposed lot lines for the existing residences and are not expected to be removed. The removal of shrubs and grasses is not considered to be significant because of their low habitat values and species diversity. Mitigation Measures ' Due to the absence of any significant impacts, no mitigation measures are provided. 1 ' E. LAND USE PLAN CONSISTENCY ' Existing Conditions GENERAL PLAN General Plan Elements include Land Use, Residential Growth, Housing, Circu- lation, Public Safety, Noise, Conservation of Natural Resources, and Recre- ation and Open Space. ' Land Use Element - The study area is designated for "Low-Density Residen- tial" uses with a maximum density of four dwelling units per gross acre. Residential Growth Element - Some of the general , city-wide residential development policies related to the project include: - The density of all future residential development shall 'be limited to the lowest feasible and reasonable level , and shall not exceed fifteen dwelling units per buildable acre on any individual pro- ject; and 12 - The side of all future residential buildings shall be limited to , preserve community character, through use of floor area ratios, lot coverage limits, and building bulk regulation. ' The project site is located within statistical division H which includes ' Mariner' s Mile, Newport Heights and Cliffhaven. Housing Element - The City of Newport Beach recently adopted a revised ' Housing Element that complies with Article 10.6 of the Government Code (AB 2853) . The element examines residential development within the City and , provides policies/programs to facilitate conservation, improvement and development of housing for all economic segments of the community. , Circulation Element - The Circulation Element delineates the alignment and designations of existing and future major thoroughfares within the City. , Al-so contained within the Circulation Element is a description of specific roadway improvement projects proposed within the City. , Public Safety Element - The Public Safety Element identifies areas which ' are subject to potential geologic, fire, or flood hazards. The study area Is designated as Category 2, "Stronger Shaking Potential". Other geologic , hazards indicated for the study area include: 1) ground slope of 25% or greater, 2) potential for moderate to highly expansive soils, and 3) slight to moderate erosion potential . No fire or flood hazards are identi- fied within the study area. Noise Element - This element identifies existing and potential noise ' levels and proposes a control program for noise mitigation. According to ' the Element, the southwest tip of the study area will be subject to noise levels up to 65 CNEL for future conditions. Conservation and Natural Resources Element - This element describes the City's existing resources and programs/actions intended to conserve ' resources. Most of the information and policies are general in nature and do not affect the study area directly. ' 13 ' ' Recreation and Open Space Element - This element provides an overall guide for preservation/development of trails, scenic highways, open space and recreation areas in the City. The project site is located within an area where recreational needs presently are being met by existing school facili- ties. In terms of nearby open space areas, Cliff Drive Park is located ' east of and adjacent to the project site and is valued for its bluff top views of the harbor, ocean, and lower Newport. The natural bluffs south ' of Cliff Drive, between Santa Ana Avenue and Riverside Avenue, are identified on the City's Open Space Plan as being a scenic area. ' LOCAL COASTAL PROGRAM (LCP) The Land Use Plan of the LCP consists of policies and land use designations for areas within the Coastal Zone of Newport Beach. The project site is ' located within the Coastal Zone and is designated "Low-Density Residen- tial". The maximum density allowed by this designation is four dwelling ' units per buildable acre. Policies within the LCP which are relevant to the project include the locating and planning of new development, and the preservation of coastal views. Generally, new development should be concentrated in areas of ' existing development. Also, the location and design of new development should take into account public view potential . Specifically mentioned in ' the LCP is the protection of coastal view areas, including Cliff Drive Park which is located east of the project site. ' MARINERS' MILE SPECIFIC AREA PLAN The area within the Mariners' Mile Specific Area Plan is located south and southeast of the project site. The northeastern boundary of the Specific Plan Area is defined as the centerline of Avon Street, west of Riverside Avenue. Uses allowed in the Mariners' Mile Specific Area Plan include Retail/Service Commercial and Recreational/Marine Commercial . ZONING The Zoning Code establishes districts for the entire City which regulate ' use of land and buildings, floor area, setbacks and building height. The 14 study area is located within an R-1 district which allows one single-family ' dwelling unit per building lot, at a maximum density of four dwelling units per gross acre. The southern half of the Avon Street right-of-way is ' located within the Mariner's Mile Specific Area Plan. The zoning for this area is "Specific Plan Area No. 5" which provides for only those uses ' allowed in the Mariner's Mile Specific Area Plan-. SUBDIVISION CODE , The City subdivision code specifies design standards, procedures and ' requirements prior to dividing land for sale or lease. Impacts ' GENERAL PLAN Land Use Element - When the City's General Plan was adopted in 1973, the , low-density residential designation permitted development up, to 10 dwel- ling units per gross acre. In 1975, the General Plan was amended to create a medium-density residential designation permitting development of four to ten dwelling units per buildable acre, and to change the low den- , sity residential designation to permit a maximum of four dwelling units per buildable acre.1 The medium density category was to be applied to , existing residential subdivisions and to new subdivisions where the exist- ing neighborhood is within the four to ten dwelling units per buildable acre limit. It is not clear from the record what the City's intention was t with respect to the project parcels at the time of the 1975 General Plan Amendments.2 While the City' s intent of reducing development on major undeveloped sites surrounding the bay is clearly evident, the application ' M 1. Buildable acreage is defined as including the entire site less areas , with a slope greater than 2:1 and •open space,, park dedication and street areas. 2. Source: Bob Lenard, Advance Planning Administrator. City of Newport ' Beach. 15 ' of the amended standards to small sites similar to that of the project is not as discernible. In previous applications, the Planning Commission has ' considered not only the General Plan density designation for a particular site, but has also considered the size of the lots in the surrounding neighborhood. Although the density of the proposed project exceeds four dwelling units per buildable acre, the lot sizes proposed are similar to those of nearby residential areas. The project's consistency with the land use goals and ' policies of the City will ultimately be determined during project consider- ation by the Planning Commission and City Council . Residential Growth Element - The low density of the project is consistent with the general city-wide residential development policies. The size of future buildings within the study area will be regulated through the R-1 zoning provisions. ' Housing Element - The affordable housing requirements for the proposed• ' project will be determined subsequent to completion of an Economic Feasi- bility Study prepared for the project by the City of Newport Beach. The ' study will be prepared in conjunction with the processing of a Coastal development Permit for the project, and will evaluate the feasibility of providing affordable housing on the project site. Circulation Element - The improvements proposed for Avon Street are not in ' the Circulation Element, as Avon Street is not a City's Master Planned Street. The deletion of Avon Street as a through roadway from Riverside ' Avenue to Santa Ana Avenue will , however, affect traffic on Coast Highway in the long term. Public Safety Element - A preliminary geotechnical investigation specific to the project area concluded that the area appears to be grossly stable. ' A more definitive evaluation as to the stability of individual building lots will be provided in conjunction with future soils and foundation studies (see Section II.A. , LANDFORM/GEOLOGY/SOILS) . ' 16 II , Noise Element - A small portion of the study area will be located within ' the future 65 CNEL contour for Coast Highway. Mitigation measures are recommended in Section II.H., ACOUSTICAL ENVIRONMENT to insure that noise ' levels in the study area will be within acceptable limits. Conservation and Natural Resources Element - This element will not be affected by implementation of the proposed project. ' Recreation and, Open Space Element - It is not anticipated that the bluff top views from Cliff Drive Park will be affected by development. In addi- tion to the study area being located to the side of the park (as opposed to being directly interposed between the park and Newport Bay) , dense vege- tation and topographic features greatly limit views between the two areas, Development on the project site will alter the charcter of the southwest facing bluffs within the area. LOCAL COASTAL PROGRAM (LCP) , The project's consistency with LCP involves the same issues identifed ' earlier in regards to the Land Use Element. MARINER'S MILE SPECIFIC PLAN , The Mariners' Mile Specific Area Plan identifies Avon Street as extending , straight along the southern boundary of the project site to connect with Santa Ana Avenue. Also, the Mariners' Mile Specific Area Plan includes a ' parking concept which would provide for "back-in" parking between the wes- tern portion of Avon Street and the adjacent commercial uses. Implementa- tion of such a road alignment and parking concept becomes increasingly more difficult along the western extension of the Avon Street right-of- ' way. This is due to the existing topographic characteristics of the area. The eastern two-thirds of Avon Street is at the same elevation as the adjacent commercial lots,, but a grade separation begins at the northeast ' corner of Coast Imports and gradually increases towards the west. At the northwest corner of Coast Imports, Avon Street's existing elevation is ' approximately eleven feet greater than the adjacent commercial lots. From this point west, the grade separation remains at approximately eleven ' 17 ' feet. Access and parking to the westerly commercial lots from Avon Street, given an eleven-foot grade separation, would require a two-level parking structure. The improvement of Avon Street through to Santa Ana Avenue would require raising the elevation of Avon Street to meet Santa ' Ana Avenue's elevation. The additional increase in roadway elevation would exacerbate access problems to the westerly commercial lots. ' The Mariners' Mile Specific Area Plan identifies Avon Street extending ' straight to Santa Ana Avenue. Such an alignment would result in a sharp angle of intersection for Avon Street at Santa Ana Avenue. A safer, more efficient intersection would require Avon Street to meet Santa Ana Avenue ' at a right-angle (see Exhibit 14) . To extend Avon Street through to Santa Ana Avenue with a righ-angle intersection would require approximately 6,000 ' square feet of .additonal roadway right of way. ' The project applicant proposes to amend the Mariner's Mile Specific Area Plan to delete the western portion of Avon Street as currently identified ' in the Plan. The proposed termination of Avon Street as a cul-de-sac would effectively preclude the need to retain the remaining westerly por- tion of the Avon Street as street right-of-way. It is proposed that the subject area be relinquished from the City to the applicant. ' ZONING CODE ' As noted earlier, the City's General Plan land use designations were amended. In the approval of major Planned Community development plans and subdivisions in the newer areas of the City, the new density classifica- tions have been used to determine the permitted number of residential units. However, this density classification system does not lend itself ' well to application in the older areas of the City.1 The City's tradi- tional zoning classification allows the following approximate densities:2 1. Source: Bob Lenard, Advance Planning Administrator, City of Newport Beach. 2. Ibid. 18 1 R-1 9 du's/buildable area ' R-1.5 18 to 44 du's/buildable acre 1 R-2 18 to 44 du's/buildable acre R-3 27 to 36. du's/buildable acre 1 R-4 36 to 54 du's/buildable acre As shown above, these zoning code densities do not correspond to the 1 amended density classification system for low density residential areas. As with the General Plan Land Use Element, the project's consistency with 1 the Zoning Code will ultimately be determined during project review and 1 consideration. SUBDIVISION CODE 1 The proposed project is inconsistent with the design standards of the 1 City's Subdivision Code. The Subdivision Code requires all turn-arounds to have a minimum radius of 40 feet. The proposed cul-de-sac has a radius of 32 feet. 1 Mitigation Measures ' The proposed project should meet City subdivision standards. F. LAND USE COMPATIBILITY Existing Conditions 1 ONSITE LAND USES Current land uses within the study area include two detached single-family dwelling units and open space. The homes are located in the northern por- tion of the study -area, adjacent to C1iff .Drive. The remaining portion of the study area is undeveloped. The unimproved extension of Avon Street 1 runs parallel to the southern boundary of the project site. 1 19 ' SURROUNDING LAND USES Land uses surrounding the study area are indicated on Exhibit 6. To the west and north of the project site, are detached single-family dwelling units. Located at the northern end of the lot which separates the eastern and western portions of the study area, is a single-family residential ' unit. East of the study area is open space improved as a view park (Cliff Drive Park). Located south and southeast of the project site is the Mar- iners' Mile Specific Plan Area which includes a variety of commercial uses as well as a small mobile home park. The following provides a brief des- cription of the location, orientation and types of commercial uses which ' are directly adjacent to the study area. 1st Nationwide Savings/"Tacos 'N' Tequilla" Restaurant: Adjacent to the southwest portion of the study area is a small commercial complex ' which fronts Coast Highway. The complex includes a savings and loan office, and a mexican-food restaurant/bar. To the rear of the com- plex, facing the project site, are appurtenant uses such as a parking ' area, loading zones and trash dumpster enclosures. Lining the rear boundary of the lot is an 11-foot concrete retaining wall . Newport Imports: This imported car dealership is the major commer- cial use adjacent to the project site. Extending east from the afore- mentioned commercial complex, the subject lot includes showrooms, offices and a sales lot which front Coast Highway. Located near the rear of the lot, towards the project site, are car storage/parking areas and service/repair facilities. ' Sea & Sun Lodge: This single-story motel complex is laid out in a U- ' shape with two buildings perpendicular to Coast Highway, and a third building parallel to Coast Highway. The third building abuts the ' southern boundary of the project site. In addition to the commercial uses described above, a small mobile home park, containing approximately 25 units, is located adjacent to the south- east boundary of the project site. 20 1 , ! , Legend _ � I ' 1 SINGLE FAMILY DWELLINGS elf 1 1 2 CLIFF DRIVE PARK �R 3 THE ARCHES REST./LIQUOR STORE 2 4 let NATIONWIDE BANK 5 TACOS 'N' TEQUILLA (REST.) 7 6 NEWPORT IMPORTS 7 SEA & SUN LODGE 8 NEWPORT LIQUOR d 9 NEWPORT MOTEL \ 11 % 11 CHINA PALACE (REST.) 7 �_� B ILE HOME PARK 12 ROSAN (MANUFACTURING) H 6 9 Hwy d 3 i� 8 t 13 THE TOWERS (APTJOFFICES) w COAST h 90 ti 14 VILLA NOVA (REST.) O 15 TOKAIBANK 15 Q STUDY AREA 13 12 i 'i NEWPORT BAY i r SURROUNDING LAND USES AVON STREET PROPERTIES C 100 200 goo City of Newport Beach EXHIBIT 6 i Impacts ONSITE LAND USES The proposed land use is compatible with the existing residential units within the study area. SURROUNDING LAND USES The project is compatible with the existing residential land uses which surround the study area. No project-related impacts are anticipated for the nearby view park due to the topographical features and vegetation which separates the study area from the park. There is the potential that the proposed residential uses will be impacted by the existing commercial uses adjacent to the project site. These impacts include noise, odors, glare and visual impacts. Sources of noise which may affect the study area include vehicle movements within parking areas (which also includes delivery trucks and garbage trucks) , and auto- mobile repair activities occurring in the Coast Imports service area. Prevailing ocean breezes may carry odors from the Coast Imports service area into the project site. Development on the project site could be exposed to glare impacts during the night. Light from fluorescent lamps in the Coastal Imports service area and from High Intensity Discharge lamps above the sales lot may impact future residents of the project site. The viewshed of Newport Bay from the project site will include views into the rear portions of the subject commercial lots. Those lots proposed at lower elevations of the study area will have a greater exposure of such views than at upper ele- vations. In the event that a wall or landscaped barrier (i.e., hedge or dense row of trees) is constructed along the southern boundary of the project site, the aforementioned noise, odor and visual impacts will be reduced considerably. Such a wall or barrier is discussed in greater ' detail below. �I 21. Mitigation Measures 4. It is recommended that consideration be given to having a wall or land- r, scaped barrier (i .e., hedge or dense row of trees) be constructed along the southern boundary of the study area. Such a barrier can serve to reduce noise, odor and visual impacts at lower elevations of the study area. By effectively blocking the line-of-sight between the pollutant source and the receiver, noise and visual impacts can be reduced directly. Odor impacts can be indirectly reduced by the increase in vertical mixing and dispursion afforded by the wall ' s relationship to the prevailing breezes. The amount of attenuation offered by such a wall will be less at the higher elevations of project site. However, due to the increased distance from the pollutant source, the pollutant effect on these upper lots will be reduced thus minimizing the need for mitigation. G. TRANSPORTATION/CIRCULATION Basmaciyan-Darnell , Inc. completed a, traffic study for the proposed pro- ject in November 1983. The following provides a summarization of the traf- fic report. The complete report is included in its entirety as Appendix C. Existing Conditions ACCESS Access to the project vicinity Is provided primarily by Coast Highway, New- port Boulevard, Riverside Avenue, Santa Ana Avenue, Cliff Drive and Avon Street. The following briefly describes the existing characteristics of these roadways. Coast Highway: is classified as a major arterial in the Master Plan .C'ir- culation Element for the City of Newport Beach. Between Newport Boulevard and Tustin Avenue there are three westbound and two eastbound travel lanes along Coast Highway. There is a two-way left-turn lane between Newport Boulevard• and Riversi-de Avenue and a raised median between Riverside and Tustin Avenues. Left-turn pockets are provided in the eastbound direction 29 at Riverside and Tustin Avenues. Curbside parking is allowed except on the south side of Coast Highway between Newport Boulevard and Riverside Avenue. Newport Boulevard: north of Pacific Coast Highway is a six-lane divided facility with turning lanes at Hospital Road. The Boulevard is graded separated at Coast Highway. Riverside Avenue: is constructed at a width of 56-feet (curb-'to-curb) and is striped to provide two through lanes plus a bike lane in each direction. North of Avon Street, the roadway is channelized to provide one through lane plus a bike lane in each direction. Avon Street: is improved to one through lane plus a bike Tane in each direction for a distance of approximately 400 feet west of Riverside Avenue•. The remainder of the roadway is unimproved. After a short jog to the south Avon Street continues east of Riverside Avenue to Tustin Avenue with one travel lane in each direction and parking on both, sides of the roadway. i� Santa Ana Avenue: east of Old Newport Boulevard is constructed at 10% grade and provides one through lane in each direction. Cliff Drive: is a residential street constructed to provide one travel lane in each direction and curbside parking. EXISTING CIRCULATION Exhibit 7 presents the existing traffic volumes in the vicinty of the study area. The traffic volumes shown represent average winter weekday volumes for nearby roadways, and 1980 average summer weekday traffic volumes for Coast Highway and Newport Boulevard (major roadway daily traffic volumes are higher during summer months) . The intersections of Coast Highway at Riverside and Tustin Avenues are considered critical to traffic flow in the project area. The operating characteristics of each intersection can be described in terms of Intersection Capacity Utiliza- 23 IAI. .i.l e■► �3 rr » fia �I�i► if i� < ff�l m r A w o C y �00a 0� a 0 0 m 0 Straet o• m Z Pacific Coast 63/39 47/46 FI/ohM,a" 47/4b C 52/48 LEGEND: 81/59 33/28 XXIYY-DAILY TRAFFIC VOLUMES XX-VOLUMES REPRESENT AVERAGE SUMMER WEEKDAY VOLUMES (CITY OF NEWPORT BEACH TRAFFIC FLOW MAP 1980)(IN THOUSANDS) 62/51 YY-VOLUMES REPRESENT AVERAGE 44/37 WINTER WEEKDAY VOLUMES (CITY OF NEWPORT BEACH TRAFFIC FLOW MAP 1982)(IN THOUSANDS) SOURCE BD.L EXISTING DAILY TRAFFIC VOLUMES AVON STREET PROPERTIES �( City of Newport Beach W EXHIBIT 7 �r tion (ICU). ICU, expressed as a percent, represents the portion of an intersection's total capacity that is being utilized. The resultant ICU can then be related to the Level of Service (LOS) to determine the quality of traffic flow through the intersection. Table 2 presents the existing ICU and LOS ratings for the two intersections. Table 2 EXISTING ICU AND LOS FOR NEARBY INTERSECTIONS PM Peak Hour Intersection ICU LOS Coast Highway at: Riverside Avenue .7731 C Tustin Avenue .6764 B Impacts ACCESS Vehicular access to the lots proposed for development will be provided primarily from Riverside Avenue onto Avon Street. Also, a 5-foot wide pedestrian easement is proposed along the southern boundary at the study area. Typically, the City accepts a minimum of 10-feet for the width of pedestrian easement. This easement is intended to provide pedestrian access between Santa Ana Avenue and the study area. Such access would require design measures such as the use of stairs with a guard rail to allow travel from the study area up to Santa Ana Avenue. TRAFFIC GENERATION Based upon studies conducted for similar developments, tripmaking rates ■ published by the Institute of Transportation Engineers, and studies con- ducted by the City of Newport Beach, trip generation rates were developed for the proposed project. Table 3 presents the traffic generation charac- teristics projected to occur at ultimate development of the study area (two existing dwelling units plus five additional units) . 24 Table 3 PROJECT TRIP GENERATION Estimated Trip Ends Land Use Daily AM Peak Hour PM Peak Hour In Out In Out Seven Single-Family , Detached Dwelling .Units 84 2 4 4 3 TRIP DISTRIBUTION Exhibit 8 shows the trip distribution characteristics of traffic generaton from the study area. This distribution takes into consideration the spatial orientation of possible attractors of trip making in the surround- ing vicinity and adjacent street system. Traffic Phasing, Ordinance (TPO) The City, of Newport Beach Traffic Phasing Ordinance (TPO) required the review of potential external traffic impacts on critical intersections for any office, industrial or commercial development of 10,000 square feet or more and any residential development of SO dwelling units or more. The proposed project consists of a total of seven (.7) dwelling units (five new units) and, therefore, is exempt from the Traffic Phasing Ordinance regula- tions. 'However, while the project is exempt from the TPO, an Intersection Capacity Utilization (ICU) analysis was conducted for Coast Highway/River- side Avenue due to existing and anticipated problems at this intersection. FUTURE TRAFFIC VOLUMES The project applicant has proposed that Avon Street terminate as a cul-de- sac as opposed to extending it to intersect with Santa Ana Avenue. To assess the implications of this proposal, a series of alternatives, with various assumptions for Avon Street and access to/from Coast Highway, were analyzed. Provided 'below is a, description of each alternative. 25 - II: il■■r W w sw WW 1110 JIM# a fits d7■l OR am ow N L` 1 i r • N L0 N i C C 0 .�P o � > m u w 1bib Street a �.� 6C v Z to Pacific Coast yiohway 3313i3 LEGEND XX/YY/ZZ DAILY/AM/PM NOTE: Traffic toltrom lots served by Cliff. Drive not shown. SOURCE BAL PROJECT TRIP .DISTRIBUTION AVON STREET PROPERTIES City of Newport Beach EXHIBIT 8 Base Conditions: The "Base Condition" scenario assumes that Avon Street is extended west from Riverside Avenue to intersect with Santa Ana Avenue. Alternative A-1: Alternative A-1 assumes that Avon Street is extended west from Riverside Avenue to terminate as a cul-de-sac just east of Santa Ana Avenue. This alignment is proposed by the project applicant. Alternative A-2: This alternative also assumes a cul-de-sac for Avon Street as in Alternative A-1 and adds a median on Coast Highway from Old Newport Boulevard to a point just east of Tustin Avenue. Alternative B-1: This alternative assumes that Avon Street is extended to Santa Ana Avenue as in the Base Conditions and also includes the median on Coast Highway described in Alternative A-2 above. Alternative B-2: This alternative is the same as Alternative B-1 but with Avon Street extended east from Tustin Avenue. Avon Street would be ex- tended approximately 900-1,000 feet, then turn south to form a "T" inter- section with Coast Highway. With this alternative it would be possible to travel on Avon Street between Coast Highway, from east of Tustin Avenue, to Santa Ana Avenue. The existing discontinuity of the alignment of Avon Street at Riverside Avenue would remain. An additional assumption used in the analysis is that access can be pro- vided between Avon Street and the adjacent commercial uses. It is impor- tant to note that such access along the western portion of Avon Street may be constrained by the existing grade separation in that area and further limited by elevating the roadway to connect with Santa Ana Avenue. Exhibits 9 through 13 graphically depict the assumptions and associated traffic volumes for each of the five scenarios. Table 4 presents a comparison of the future daily traffic volumes at several key locations. 26 a" 110-01 MW so MW N* m* erg Will Ift Ems' 11■�t !� !� • 83.6 C 3 6.4 V 6.1 a q 3.1 8.4 13.5 0 o oaa 3.1 10.6 N + 4.1 N 10.0 O5Q\ 9 2.0 mVop 2.6 9.4 1.0 16.9 4•8 1.3 G 8ff99t a 1 17.6 .8 4.3 0 qg� 0 38.9 Z a 9• -30.2 -30.2000= COiif + A� 3 38.6-- 29.6 29.8 , NIppN,ay 18.4� i 0 2Tg6 98� 28.8— 0' 13 1 12.6 C91 LEGEND 18 6 XX.X DAILY TRAFFIC IN THOUSANDS 26 3 r a a . 0 t � BASE CONDITION SOURCE: B.D.I. (ANON STREET EXTENDED TO SANTA ANA AVE.) AVON STREET PROPERTIES City of Newport Beach EXHIBIT 9 p t� 8.4 8.1 a M 3.1 0p 't i Q 8.4 2.6 V � p 0� f 2.0 10.8 10.0 9,8 �pyQ V q p aj 2.0 � N CO VOA 1.3 9.4 1.0 C 4 1.2Sif9ivs 4 14,3 0 17.8 4.4 Zp 39.6 - 30.2 30.2 C01tif j a 3.1 i H/oh �I 17.4 ,A� 98.4 28.7 20.0 wiy - 27,1 ig A1�� 8.0 3.9 28.0 �3 6 6 ' 9 14.8 13.1 g2• LEGEND -'s 6 XX.X DAILY,TRAFFIC IN THOUSANDS r 7.1 26 3 - m d ti SOURCE: B.D.I. ALTERNATIVE A-1 (AVON STREET AS A CUL-DE-SAC) AVON STREET PROPERTIES City of Newport Beach EXHIBIT 10 e a 83 8 . a ae s a c 5.1 C 5.4 V �F ae A 12.6 .3.1 qv Is e 8.4 m + 10.5 O4Q``$`QOa <q 2.8 18.0 0.5 m 2.0 C t`1.7 0.4 1.0 16.0 .8 0 18.6 G 8trest•6 O• � 3.1 ? � , 46.+ ' 1— 30.2 —31.2 Coast it, 111 10.8 h1b 4 20.7, 30.7 9hivay 27.1 6.0 �yS 8 8. A2 6 28.8 �s 6 LEGEND ' XX.X DAILY TRAFFIC IN THOUSANDS 17.1 iy T �$6 7.1 q6- u t: i y 1 ' SOURCE: B.D.I. ALTERNATIVE A-2 (AVON STREET AS A CUL-DE-SAC - W/MEDIAN ON COAST HWY.) AVON STREET PROPERTIES City of Newport Beach EXHIBIT 11 0 •c° o s 83.8 ..• � � a• • q t F a 8.4 3• C• 3.1 a �? 3.1 3.8 8.4 00a CIA ,+ 4 1 10.8 i P + 18.0 0.6 O4Q\t0` q t? m 2.0 m �VOt► 9.t t.9 9.4 1.0 ti 10.7 3.3 8ffAAYA 6 1 o ~0 2.9 4.3 17.8 4.3 Z w 42.8 -30.2 - 31.2 A26 38.0--� 20.6 30.7 -. Coast H/phyay 27.1 16.1,, 8.0 " 78. It 399 28.8 LEGEND 14.8 12.3 1 XX.X DAILY TRAFFIC IN THOUSANDS 186 26 3 7.1 co ti 1 ALTERNATIVE B-1 SOURCE: B.D.I. (AVON STREET EXTENDED TO SANTA ANA AVE.- W/MEDIAN ON COAST HWY.) AVON STREET PROPERTIES City of Newport Beach EXHIBIT 12 ° °e, o a 3 y C a 5.4 3,1 F 5.1 a t1 S O Z C C 3.1 14.0 10.6 ti as �; 8.4 05Q``a v 9.6 2.0 O 10.7 3.1 e.4 �v011 1.0 „J 1.0 0 3.3 Street.11 2.4 2.9 17.6 3.1 O 3.1 O ~0 4.3 r 42.8 -30.2 30.4 COeatt O ,+ Is.1�A28 39.9- 28.4 29.3 26 lV0hW4Y- 27.1 264 6.0 6.1 'So-6 399 288- �3 3 O 14.6 N LEGEND .,SibXX.X DAILY.TRAFFIC IN THOUSANDS 1 m a; m r 1 ALTERNATIVE B-2 SOURCE: B.D.L. (ANON STREET EXTENDED WEST TO SANTA ANA AVE. AND EAST TO COAST HWY:WIMEDIAN ON COAST HWY.) AVON STREET PROPERTIES City of Newport Beach EXHIBIT 13 Table 4 AVON STREET ALTERNATIVES TRAFFIC VOLUMES SUMMARY Location Alternative Base A-1 A-2 B-1 B-2 Avon Street: e/o Santa Ana Avenue 2,600 - 800 2,900 2,900 w/o Riverside Avenue 2,500 1,300 1,700 3,100 3,100 e/o Riverside Avenue 1,300 1,200 1,300 1,300 1,600 Coast Highway: e/o Newport Boulevard 80,000 82,600 85,600 82,700 82,700 w/o Riverside Avenue 75,400 78,000 86,600 82,700 82,700 e/o Tustin Avenue 59,500 59,800 61,900 61,900 59,700 Riverside Avenue: n/o Avon Street 16,000 16,000 16,000 16,000 16,000 s/o Avon Street 17,500 17,800 18,100 17,800 17,600 Tustin Avenue: n/o Avon Street 2,000 2,000 2,000 2,000 2,000 a/o Avon Street 4,300 4,400 4,400 4,300 3,100 As shown in Exhibits 9 through 13 and Table 4, Alternative A-1 would result in the lowest traffic volumes on Avon Street. Installing a median barrier on Coast Highway would increase traffic on Avon Street by approximately 400 vehicles per day. The installation of a median barrier would prevent eastbound traffic on Coast Highway from being able to turn-left into the commercial development on the north side of the highway. Much of this traffic would instead take access to the commercial development via Avon Street to the east. In essence, the extension of Avon Street to the east and/or west would not be sufficiently attractive to divert any through traffic off Coast Highway. Travel on Avon Street would consist primarily of vehicles travelling to/from abutting properties. �' 27 Table 5 presents a summary of the volume-to-capacity ratios for Coast High- way and Avon Street, given the five alternative scenarios. As shown, Avon Street will operate well below capacity and Coast Highway will operate abve capacity regardless of the alternative. However, the extension of Avon Street to Santa Ana Avenue will direct approximately 2,600 local daily trips from Coast Highway.1 Table 5 SUMMARY OF ROADWAY CAPACITY ANALYSIS Future Daily Capacity Daily Existing Future Exist. Future Volume Conditions Conditions V/C LOS V/C LOS Coast Highway West of Riverside Avenue Base Condition 41,100 54,000 75,400 1.83 F 1.39 F Alternative A-1 41,100 54,000 78,000 1.90 F 1.44 F Alternative A-2 41,100 54,000 86,600 2.11 F 1.60 F Alternative B-1 41,100 54,000 82,700 2.01 F 1.53 F Alternative B-2 41,100 54,000 82,800 2.01 F 1.53 F Avon Steet West of Riverside Avenue Base Condition2 NA 8,000 2,500 - - 0.31 A Alternative A-1 NA 8,000 1,300 - - 0.16 A Alternative A-22 NA 8,000 1,700 - - 0.21 A Alternative B-12 NA 8,000 3,100 - - 0.38 A Alternative B-22 NA 8,000 3,100 - - 0.39 A 1. Assumes access to rear yard of commercial uses along PCH from extended and elevated Avon Street alignment. 2. Estimated by BDI based on 40, foot Avon Street right-of-way, improved to 32-feet between curbs and no parking. 28 DESIGN CONSIDERATIONS Construction of Avon Street will be restricted to the available 40-foot right-of-way due to the location of existing development and the steep terrain located to the north of Avon Street. This reduced right-of-way will permit the construction of a 32-foot wide roadway (providing 4-foot parkways on either side) . This roadway width is the maximum that could be constructed the entire length of Avon Street except for the improved section of Avon Street immediately west of Riverside Avenue which is improved to provide two travel lanes and curbside parking. Implementation of Avon Street to serve the project or to extend to Santa Ana Avenue has the same design constraints of the 40-foot right-of-way and 32-foot curb to curb roadway width. The primary differences will be in the physical construction in the vicinity of Santa Ana Avenue. A dis- cussion of these differences follows: Proposed cul-de-sac of Avon Street: The project applicant proposes that Avon Street be extended from, Riverside Avenue and terminate as a cul-de- sac near Santa Ana Avenue. The cul-de-sac is proposed to be constructed with a curb radius of 32-feet. The City 's adopted standard requires a 40- foot curb radius, thus the proposed cul-de-sac design does not conform to � City standards. The City's design standard was established to provide adequate turnaround space for large trucks and to specifically accommodate fire trucks. A 40-foot radius would be needed to assure that truck traf- fic entering and leaving the commercial properties along Coast Highway from Avon street can turn around in the event they reach the cul-de-sac. Also, an adequate turn around for fire vehicles is another important con- sideration. This is important from the aspect of having Avon Street pro- vide rear access to the Coast Highway commercial properties. As opposed to extending Avon Street to Santa Ana Avenue, the cul-de-sac could be constructed near existing grade thus permitting access to Newport Imports and possibly to TNT Restaurant with structural measures (i .e. , ramp or parking structure) . Avon Street Extension to Santa Ana Avenue: The extension of Avon Street to Santa Ana Avenue will require raising Avon Street at a 10% grade to _ 29 reach Santa Ana Avenue. Also, the roadway will. have to be curved northerly to properly intersect Santa Ana Avenue. Exhibit 14 depicts the Tocation of the proposed roadway through the Avon Street properties. The roadway extension will necessitate some retaining walls and restric- tions of access to the TNT Restaurant parcel . Also, access to/from New- port Imports may not be feasible. in general , it should be pointed out that access to these parcels via Avon Street would necessitate modifica- tion of the existing parcles. Access to/from the TNT Restaurant parcel may be possible by constructing a parking structure. The desirability and safety aspects of introducing an access on a 10% roadway grade is not recommended. The continuation of Avon Street through Santa Ana Avenue would result in improved local circulation within the Mariners' Mile area. The improve- ment in location circulation is a function of ,providing additonal access to/from the Newport Heights area and the ability of vehicles leaving development between Coast Highway and Avon Street with a destination to the north on Newport Boulevard to use Avon Street, Santa Ana Avenue, and Old Newport Boulevard. Overall, this access alternative could be expected to reduce future traffic on Pacific Coast Highway by approximately 2500 daily vehicles. An additional benefit of the Avon Street extension would be the ability of truck traffic and delivery vehicles to use Avon Street rather than Coast Highway for access. This is 'especially significant when large trucks have to use Coast Highway for their loading and unloading operations (which results in potential blockage of through traffic) . Existing City Policies and Requirements K. The project shall be required to contribute a sum equal to their fair share of future circulation system improvements as shown on the City's 7 Master Plan of Streets and Highways. Mitigation Measures No mitigation measures are proposed. 30 -� T AWM ANA t � 9 AVON STREET EXTENSION �tiT "Yl. .T Tom'*,P, •� 4'• r Tq SOURCE:BMI AVON STREET EXTENDED TO SANTA ANA AVENUE AVON STREET PROPERTIES -City of Newport Beach EXHIBIT 14 1 II H. AIR RESOURCES Existing Environmental Conditions The study area is located within the South Coast Air Basin (SCAB) . The air quality of the basin is determined by the primary pollutant emissions added daily, and by the secondary pollutants already present in the air mass. Primary pollutants are emitted directly from a source and include carbon monoxide (CO) , nitric oxide and nitrogen dioxide (NO and NO2) , sul- fur dioxide (S02) , particulates and various hydrocarbons (HC)•. Secondary pollutants are created with the passage of time, in the air mass, and include ozone (03) , photochemical aerosols and peroxyacetylnitrate (PAN) . Air quality conditions at the site is a function of the primary .pollutants emitted locally, the existing regional ambient air quality, and the meteor- ological and topographical factors which influence the intrusion of pollu- tants into the area from sources outside the immediate vicinity. CLIMATEi The study area has a Mediterranean-type climate (warm summers and mild win- ters). The climatological station nearest the site is the Newport Beach Harbor station. Available 1982 data indicate that the annual precipita- tion was 11.11 inches. Most rainfall occurs between November and April when the permanent high pressure system in the eastern Pacific weakens. it Temperatures recorded during 1982 range from a high of 880 F to a low of 370 F, with an annual average temperature of approximately 60.60 F. AMBIENT AIR QUALITY CONDITIONS Ambient air quality data is usually described in terms of compliance with state and federal standards, which have been adopted to protect public 1. National Oceanic and Atmospheric Administration, Climatological data Annual Summary, V. 86, n. 13, 1982. 31. r health with some margin of safety. In addition to ambient standards, Cali- fornia has adopted episode criteria for oxidant, carbon monoxide, sulfur dioxide and particulate matter. Episode criteria levels represent short- term exposures at which public health is actually threatened. In Orange County, air quality data is collected primarily by the South ' Coast Air Quality Management District (SCAQMD). The closest operating monitoring station is located in Costa Mesa and provides air quality data �1 which can be considered to be indicative of the conditions in the general vicinity of the project site. Available air quality data from the Costa ~� Mesa station during 1982 is summarized below. Oxidants represent the major air quality problem within the South Coast Air Basin. Ozone levels monitored at, the Costa Mesa station exceeded State standards on 25 days during 1982. With respect to other air pol- lutants monitored at the Costa Mesa station, state standards for carbon monoxide were exceeded on 5 days, whereas nitrogen dioxide and sulfur dioxide levels remained well below state standards during 1982. Particu- late concentrations are not monitored at the Costa Mesa station. EXPOSURE TO MAJOR POINT SOURCES The ambient air quality of a general area is determined partially by its exposure to major sources of air pollutants such as power plants or indus- trial sources. Stationary sources and mobile sources within a specific area as well as in the general vicinity can also contribute to local pol- lutant concentrations. Major point sources are defined as those genera- ting a minimum of 100 tons per year of primary air pollutants. Three major point sources located north of Newport Beach in Irvine are: Bentley laboratories, Inc. 17502 Armstrong Avenue; Parker Hannifin Corp., 18321 Jamboree Boulevard; and Diceon Electronics, 18522 Von Karman. A major point source located adjacent to the West Newport area is the Ban- ning oilfield operated by Mobil Oil Company. The Southern California Edison fossil fuel power plant in Huntington Beach is also a major point source of air pollution located near the City of 32 Newport Beach. Because of the dominance of the land-sea wind pattern in the area, emissions from this source tend to be carried inland or off- shore, rather than parallel to the coast. As a consequence, the power ■ plant has minimal influence on the air quality of the site(s). The primary source of air contaminants in the immediate vicinity of the proposed project is vehicular exhaust from traffic on Coast Highway. Vehi- cle emissions primarily include carbon monoxide, oxides of nitrogen and hydrocarbons. �I Impacts Preparation of the site for development will produce two types of air con- taminants on a short-term, basis: exhaust emissions from construction equipment and fugitive dust generated as a result of grading. These emis- sions produced during grading and construction activities, although of short-term duration, could be troublesome to workers and adjacent proper- ties. Each of these is discussed in greater detail below. Construction-Related Exhaust Emissions - Development of the project may involve use of heavy trucks, earthmoving equipment, air compressors, generators, and other equipment which utilize internal combustion engines. Exhaust emissions from such equipment can be anticipated to be comparable to other development projects and will not have a significant effect on state and federal air quality standards. Fugitive Dust Emissions - Construction activities are a source of fugitive dust emissions that may have a substantial temporary impact on local air quality. Building and road construction are the development activities with typically the highest dust emission potential . Dust emissions result from land clearing, ground excavation, cut and fill operations, and con- struction of buildings and infrastructure systems. Dust emissions vary substantially from day to day, depending on the level of activity, the specific operations, and the prevailing weather. The vol- ume of fugitive dust generated is proportional to the area of land being worked and the level of construction activity. Based upon field measure- 33 tents of suspended dust emissions from apartment and shopping center con- struction projects, an approximate emission factor for construction opera- tions is 1.2 tons of fugitive dust per acre of construction per month of activity.1 However, this factor may be high as it was derived for a ■ semiarid climate (the study area is mediterranean climate with a lower . precipitation - evaporation index) , moderate silt content (30%), and medium activity level (medium activity level is undefined). The impact of the surrounding environment on the long-term use of the project site has been assessed by examining the projected maximum carbon monoxide concentration levels adjacent to Coast Highway. Evaluating the future ambient air quality adjacent to Coast Highway allows the extent of the impacts associated with locating new residential units close to Coast Highway to be defined. Because of the relative inertness of carbon monoxide in the photochemical smog formation process and limi- tations on knowledge of the dispersion of other vehicular emissions, car- bon monoxide is the most suitable tracer pollutant for microscale model- ing. Secondary pollutants are a regional phenomenon which should be analyzed on a mesoscale rather than microscale basis. ■ Carbon monoxide concentrations have been estimated adjacent to Coast High- way using the California Department of Transportation Caline 3 line source dispersion model and the 1995 traffic volume projected for Coast Highway. Table 1 presents the estimated carbon monoxide concentrations at various distances from Coast Highway. The state and federal standard for carbon monoxide concentrations averaged over an 8-hour period is 9.0 parts per million (ppm). The state standard for 1-hour carbon monoxide concentra- tions is 20 ppm whereas the federal standard is 40 ppm. As shown in Table 6, the maximum carbon monoxide concentrations during future peak travel hours will be well below the state and federal stand- ards. Similarly, over an 8-hour averaging period the concentrations 1. U.S. EPA, Compilation of Air Pollutant Emission Factors, Third Edition (Including Supplements 1- , August 1977. -Section 11.214. 34 should not exceed 6.9 ppm. This exposure is well below the state and federal 8-hour carbon monoxide standard of 9 ppm. Therefore, no signifi- cant adverse impacts on the health of future residents of the project site are anticipated. Table 6 CO CONCENTRATIONS ADJACENT TO PACIFIC COAST HIGHWAY FROM NEWPORT BLVD. TO RIVERSIDE AVENUEI Maximum 8-Hr CO Concentrations (ppm) at 1-Hr Co Distance From Roadway Edge Year Concentration 1986 15.6 6.9 6.4 5.9 5.4 5.1 4.5 4.1 1995 13.3 5.9 5.5 5.1 4.8 4.5 4.0 3.7 Mitigation Measures Due to the absence of significant impacts, no mitigation measures are pro- posed. I. ACOUSTIC ENVIRONMENT The City of Newport Beach specifies outdoor and indoor noise limits for residential land uses. The outdoor noise standard for exterior living - areas (yards and patios) is 65 CNEL. The interior noise standard for all interior living areas is 45 CNEL. CNEL (Community Noise Equivalent Level) is a 24-hour time-weighted annual average noise level . Time weighting refers to the fact that noise that occurs during certain sensitive time periods is penalized for occurring at these times. The evening time 1 1. Source: Larry Seeman Associates, Draft EIS - Pacific Coast Highway Project, Report No. FHWArCA-EIS-83-0 - December 35 period (7 p.m. to 10 p.m.) penalizes noises by 5 dB, while nighttime (10 p.m. to 7 a.m.) noises are penalized by 10 dB. These time periods and penalties were selected to reflect people's sensitivity to noise as a func- tion of activity. The noise criteria used by the City of Newport Beach is commonly used throughout California for land use planning purposes. Existing Conditions The site is presently exposed to traffic noise from Coast Highway and adja- cent commercial uses. The level of traffic noise was determined utilizing the Highway Noise Model published by the Federal Highway Adminstration ("FHWA Highway Traffic Noise Prediction Model ," FHWA-RO-77-108, December 1978). The FHWA-RD-77-108, December 1978). The FHWA Model uses traffic volume, vehicle mix, vehicle speed, and roadway geometry to compute the "equivalent noise level ." The following assumptions were used for Coast Highway near the project site: - Current (1980) and future (1995) traffic volumes: 47,000 ADT and 800000 ADT, respectively;) - 40 MPH; - Typical truck and temporal mix as determined by County of Orange EMA; and - No median on Coast Highway (future conditions) The results of the noise modelling computations are presented in Table 2. The distances indicated and measured from roadway centerline. Table 7 EXISTING AND PROJECTED CNEL FOR COAST HIGHWAY Distance to CNEL Contour (feet) Condition 60 CNEL 65 CNEL 70 CNEL Existing (1980) 355 165 80 Future (1995) 510 240 110 1. Bill Darnell, Basmaciyan-Darnell , Inc. , Traffic Engineers, November 1983. Current volumes reflect summer weekday traffic. 36 I r. r > ii i■1t +a 06 Mill +tr >•ilt I rr r 09 4 m aqr P r O wCOAST NwY O Q z 1 0 NEWPORT BAY SITE PHOTOGRAPH INDEX AVON STREET PROPERTIES U 100 200 300 City of Newport Beach LL��, EXHIBIT 15 � II PENTA1 1 e�i P i 1 2 SITE PHOTOGRAPHS AVON STREET PROPERTIES • • r City of Newport Beach EXHIBIT 15a I f vi'•� # 3 4 _may �' � ^cam i _ �o".i. `��-�� ,��� .��±+�=;_,+'=�_'�$�•�^."'-Y-r"�v 1 ..'c�-� � - 'y�`L'�.,=�;'S� .�4�,-_ S"'S" -� �.d` -``�+^'�2-x-�'S•s`r may'-:4 -_� _ `^'_'2�r. .��a.� -Mom'+"C^-�� �. N_�r� _ � '.'•Y_-_�-�. �1. ` `YL'r-•P v2 �v. i'_�y9, - -+^,-. _may=C'-.-.TVA . J _�v- S_ .E.v v-i. ✓" .�-�p��7-t Tom'"` ,.��, .ems r=_�.h v�`^.-" � .�¢+-._a-'.e`•a��- _...�" .."�v �.�-.SEw'.fSr�.�^._ .v�. 5�:`�'Kt�'-�.'.c"�':�i'��.�.Ky - .. .`� f.� T �a��.�-..•'.c'Tz%-vi+Kam'.. '- ±�Y�i �i-.�.^ 'ate. 2�•r ar- SITE PHOTOGRAPHS AVON- STREET PROPERTIES , . r City of Newport Beach ExHIBIT15b `��= ems— ��►'" _ _ ` r.� :a�'�.�--�'= ��"`'�'?a-.'. �� ,� �>--` _.` _ 4 ._ • - _ _ __ ; � r � y"ie� -. -- _ �� - �_.._����-_ _=��_=-,ate - 6 -��..ice'•�'--�„t•_.�-> .. �� _ -� i- =� ..-ti: . <a'� _ - _ - - _ ter- <x�•'='�c-°=_:�`',,t�'G��z-����=�4K�����s,� � -.:.�= ". -_ - •_s=- -'-"`�T'�.�. 7 SITE PHOTOGRAPHS - AVON STREET PROPERTIES • • - - City of Newport Beach EXHIBIT 15c a'' _� +�,.�_ -,+5 ram`...+� 7�- - C"�•`�S� ����"+.'rl_ ... ' tl)�YIL� '.S. I 1'Yjlt?�� M sJ[,'.'•'+f / Y� _ V�{�i'i1%l.+dYo r✓���` yLh. : � k4 '�i�'�`�#ltM4 gyp. a, � �" �s ;4 // , 'y�,/ ✓� k � �� �� • .ter. yy s y lw.a�"w. y r�_ r �('r. ...t♦ y j�•1r�,�'��a'..��` � /'�P"'� �i � 'J�1A " " ki" 'c'� fir"jW, y�+� 6G4�0`-^,d�rl`•r1�'V•1•�c��d`'+N�,�jti,�"}tN awq to < +Yr�: � i• rJ .S .fll_-'•L.di'1ff.,�",rr')b: G'•, N ..bY..d'-Y.n-"+C.�" SITEPHOTOGRAPHS AVON STREET PROPERTIES City of Newport Beach- EXHIBIT 1'5d The project site is also periodically impacted by noise from the Coast Imports (automobile dealership) service areas and from the adjacent res- taurant. Such noise includes compressors, pneumatic tools, engine tuning, paging systems and garbage trucks. Impacts Development of the project site will cause short-term adverse noise impacts in the vicinity of the site. Each discrete construction phase will have its own mix of equipment and consequently it own noise characteristics. Noise from earthmoving equipment may range from 73 to 96 dBA at 50 feet. Typical operating cycles may involve one to two minutes of full power operation followed by three to four minutes at lower power. Development of the project site will cause short-term adverse noise impacts in the vicinity of the site. Each discrete construction phase will have it own noise characteristics. Noise from earthmoving equipment may range from 73 to 96 dBA at 50 feet. Typical operating cycles may involve one to two minutes of full power operation followed by three to four minutes at lower power. The project site is located approximately 280 feet from the centerline of Coast Highway, which locates it outside of the existing and future 65 CNEL contour. However, development within the project site may be subject to noise impacts from the adjacent commercial uses. Existing City Policies and Requirements K. All construction activities will be limited to the hours of 7 a.m. to 7 p.m. , Monday through Friday and 8 a.m. to 5 p.m., Saturdays and Sundays. L. Prior to the occupancy of any unit constructed on the project site a qualified acoustical engineer shall demonstrate to the satisfaction of the Planning Director that the noise impact from the adjacent commer- cial uses, as well as from Coast Highway, will not exceed 65 dBA CNEL for outside living areas and the requirement of law for interior spaces. 37 M. Noise wall funds have been established for Jamboree Road, West Newport and Irvine Terrace. The project shall be requried to contribute a sum equal to their fair share for each fund. Mitigation Measures Potential noise impacts will be mitigated through compliance with the existing City policies and requirements identified above. No further mitigation measures are proposed. J. AESTHETICS Existing Conditions The study area is located at the edge of a large flat mesa transitioning to southfacing bluffs which are visible from the Coast Highway area. The most prominent features are the large mature trees adjacent to the four homes located atop the mesa. Covering the undeveloped hillside area below the mesa is disturbed vegetation consisting primarily of grasses and shrubs. Exhibit 15a through 15d present views from within and around the project site, and are indexed to Exhibit 15. Excellent views of Newport Bay are available from atop the mesa. At lower elevations, views are limited by the existing commercial development adja- cent to Coast Highway. The rear lots of businesses which front Coast High- way are visible from all elevations within the project site. ' As shown in Exhibit 15d, the project site is not ,visible from the view park located to the east due to the dense vegetation and topographical characteristics of the area. Views from homes west of (see Exhibit 15b) . Santa Ana Avenue typically look over the project site towards Newport Bay. Much of the project site is not visible from these western properties due to the drop in elevation to the southeast. Impacts 38 Eventual development of the proposed lots will alter the existing appear- ance of the study area. While the most prominent features of the site will not be affected, development of the central and southern portions of the site will replace vacant hillside area with up to five new residential dwelling units. It is possible that new homes developed within the study area• may impact views from existing homes in and around the project site. Based upon an analysis of the spatial relationship between the proposed development area and the existing nearby homes, the potential viewshed impacts are greatest for the four homes located atop the mesa. The construction of buildings on the slopes below these homes will alter the existing line-of-sight towards the south. The extent to which the line-of-sight is altered will depend upon the location and design of future structures within the new lots. At a minimum, it is anticipated that existing views into the rear lots of commercial uses along Coast Highway will be reduced or eliminated as a result of the project. It is possible that ocean/bay views from the four existing homes may be partially obstructed by future structures and/or landscaping within the development area. Due to building height limits and setback requirements, it is unlikely that any existing ocean/bay views will be completely eliminated by the project. View impacts for the homes west of Santa Ana Avenue will be less signifi- cant than those noted above, due to a greater elevation difference between these homes •and the project site. Mitigation Measures 5. The applicant or subdivider shall design the proposed structures to preserve pedestrian views of the bay and ocean from the proposed side- walk on the easterly side of Santa Ana Avenue and shall submit plans to the Modifications Committee for approval of the design of the structures prior to building permits being issued. Proper notice of this shall be given to the residents in this area. 39 III. ORGANIZATIONS AND PERSONS CONSULTED PARTICIPANTS The personnel who participated in the preparation of this initial study include: Principal-In-Charge Phillip R. Schwartze Director/Project Manager Mitchell K. Brown Assistant Project Manager Anthony Skidmore Graphics Robert Klekner Word Processing/Editing Pamela Richardson CONSULTANTS The project consultants who participated in the preparation of this initial study include: Traffic Analysis Bill Darnell Basmaciyan Darnell , Inc. 4262 Campus Drive Ste. B-1 Newport Beach, CA 92660 Marie Cottrell Archaeological Resource Management Corp. 12942 A. Magnolia St. Ste. 65 Garden Grove, CA 92641 OTHER ORGANIZATIONS AND PERSONS CONSULTED City of Newport Beach ' Planning Department Fred Talarico Pat Temple 40 IV. LIST OF EXISTING CITY POLICIES AND REQUIREMENTS A. Development of the site shall be subject to a grading permit approved by the Building and Planning Department. B. The grading plan shall include a complete plan for temporary and per- manent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. C. An erosion, siltation, and dust control plan shall be prepared by a civil engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheet shall be furnished to the Building Department. D. Prior to issuance of building permits, a specific soils and foundation study will be prepared. , E. All buildings will conform to the Uniform Building Code (UBC) and City seismic design standards. F. The velocity of concentrated runoff from the project shall be evaluated and erosive velocities controlled as part of the project deisgn, including areas immediately adjacent to the site. ' G. An erosion, siltation, and dust control shall be prepared by the appli- cant and approved by the Building Department. H. Existing onsite drainage facilities shall be improved or upgraded to the satisfaction of the City. ' I. Exposed slopes shall be planted as soon as possible to reduce to ero- sion potential . J . A1'1 earthmoving activities shall be done in accordance with City poli- cies K-5 and K-6. 41 K. The project shall be required to contribute a .sum equal to their fair share of future circulation, system improvements as shown on the City's Master Plan -of Streets and Highways. L. All construction, activities will be limited to the hours of 7'a.m. to 7p.m., Monday through Friday and Ba.m. to 5p.m., Saturdays and Sundays. M. Prior to the occupancy of any unit constructed on the project site, a qualified acoustical engineer, shall demonstrate to the satisfaction of the Planning Director that the noise impact from the adjacent commercial uses as well as from Coast Highway will not exceed 65 dBA CNEL for outside living areas and the requirement of law for interior spaces. N. Noise wall funds have been established. for Jamboree Road, West Newport, and Irvine Terrace. The project , shall be required to contribute a sum equal to their fair share for each fund. r 42 V LIST OF MITIGATION MEASURES 1. The a seismic design of structures proposed for the project site should consider repeatable ground accelerations of at least 0.4 9. 2. Retaining wall bases, perimeter footings or piers embedded in undis- turbed terrace sands should be proportioned for assumptive bearing stresses as allowed by the 1976 Edition of the Uniform Building Code for "silty sands" not to exceed 1,500 psf. These are assumptive values only. Design values on earth fills can be obtained by soil engineering analyses on representative samples of the terrace sediments. The exis- ting retaining wall supporting the unimproved Avon Street is assumed to have been constructed along a natural escarpment, however a more thorough examination of the wall 's backfills and location of inplace terrace sediment should be conducted. 3. A hydrology study shall be prepared for the area tributary to Avon Street. The study shall include measures to be incorporated into the project design which provide for adequate control of anticipated run- off flows. 4. It is recommended that a consideration be given to having wall or land- scaped barrier (i .e., hedge or dense row of trees) constructed along the southern boundary of the study area. Such a barrier can serve to reduce noise, odor and visual impacts at lower elevations of the study area. By effectively blocking the line-of-sight between the pollutant source and the receiver, noise and visual impacts can be reduced irectly. Odor impacts can be indirectly reduced by the increase in vertical mixing and dispursion afforded by the wall ' s relationship to the prevailing breezes. The amount of attenuation offered by such a wall will be less at the higher elevations of project site, but due to the increased distance from the pollutant source, so will also be the pollutant effect thus reducing the need for mitigation. 5. The applicant or subdivider shall design the proposed structures to preserve pedestrian views of the bay and ocean from the proposed 43 � I sidewalk on the easterly side of Santa Ana Avenue and shall submit plans to the Modifications Committee for approval of the design of the structures prior to building permits being issued-. Proper notice of this shall be given to the residents in the area. 1 1 t 1 1 i 44 VI. APPENDICES 1 A. Geotechnical Report B. Archaeological Resources Study ' C. Traffic Study i i i 1 1 1 N 1 i 1 I 1 45 ' APPENDIX A GEOTECHNICAL REPORT Geology Studies / Soy G P,)S, 560 Broadway.Suite 222•Laoono-Eea_• FREED PRATLEY Geologist 494.4484 ' October 12, 1981 ' Makku Enterprises 2555 E. Chapman Fullerton, CA 92631 iAttn: Bill McKee SUBJECT: Engineering Geologic Reconnaissance, "Park Z", S.W. of Santa Ana Avenue and Avon Street (Unimproved), Newport Beach, CA. Dear Mr. McKee: At your request I visited the property in June, 1981 , with excavation equipment, and reviewed published geologic literature, to see if there are any obvious geologic hazards that might prevent safe use of the property for residential development. Preparation of this report has used the "Guidelines to Geologic/Seismic Reports", CDMG Note No. 37, and "Recommended Guidelines for Preparing Engineering Geologic Reports", CDMG Note No. 44, by California Division of Mines and Geology, 1973 and 1975, respectively. The procedures outlined have been utilized where applicable. FIELD INVESTIGATION This reconnaissance is preliminary in scope; four exploration pits were made using an hydraulic operated backhoe. Each trench was logged in order to note the depths and rock-type of earth materials penetrated. No soil sampling was made as visual classification was the only soil-type work performed. The engineering geologic conditions noted at the property correspond with available literature, i .e. , Geologic-Seismic Study, Phase I, for the City of Newport Beach, ' by Woodward-McNeill and Associates, 1972 and Geo-Environmental Maps of Orange County, California, Preliminary Report 15, 1973; California Division of Mines and Geology, and stereoscopic pairs of aerial photographs from Teledyne-Geotronics , FL 1590, ' 67/68 and 34/35, September, 1931 ; FL 5925, 100, October, 1939, and by E.L. Pearson of Newport Beach, FL 20, 3/4, July 30, 1970. The oldest aerial photographs indicate i 1 Makku Enterprise/McKee - page two little change of the landscape over 50 years. The prominent fill at Trench No. 2, supported a ramp for Ward & Harrington Lumber Company; both the company's building and ramp have been removed. The original ground surface appears evenly sloped but wit[ a relatively shallow drainage that has been partially obscured by thick fills sup- porting a building pad for a residence. The base of this fill slope is clearly ' defined and merges with the road embankment fills for Santa Ana Avenue. GEOLOGIC SETTING This property slopes almost due south with the southerly boundaries paralleling the base of what was wavecut cliff now modified by weathering and erosion. The property extends upslope to the fill embankments for Santa Ana Avenue and a residentia' building pad. The intersection of Santa Ana Avenue and Cliff Drive connotes the upper edge of a prominent terraced surface, the seaward edge of a broad "mesa". SUBSURFACE MATERIALS ' The fills exposed in the exploration trenches are comprised of loose fine-to-medium grained, silty sand and trash with occasional sandstone or shale rock fragments t from nearby bedrock materials. For the most part, the fills., locally, are derived from excavated marine and non-marine terrace sands. Soils developed from these ' sediments are fine grained with a silt and clay matrix. There is little indication of expansive characteristics due to the low percentage of swelling-type clays. These soils are probably not more than two feet thick and likely to be less. Contact with the underlying terrace is gradational occurring generally at about 1 .5 feet below the naturally occurring ground surface. The dominant earth materials not only observed in site excavations but in nearby ' roadcuts and wavecut escarpements is a loose to moderately dense medium grained sand incipiently cemented inpart and containing coarse grained to gravelly facies, including some carbonate conglomerate pods and slabs. Makku Enterprises/McKee - page three GEOLOGIC STRUCTURE ' The structural attitude of the sediments indicate no daylighting strata as the dip of the sands where stratified or where the thin conglomerates are exposed indicates either horizontal attitudes or with a .slight tilt, less than 5 degrees, seaward. Within 2,200 feet westerly lies one of the main branches of an active fault, the Newport-Inglewood Fault System which will likely produce earthquakes of Richter Magnitude 6 to 7 within the next 40 years with a resultant intensity of ground imovement at the property of at least an VIII, on the Modified Mercali Scale. Although the intensity is directly related to earthquake magnitude and the epicenter, ' it is also strongly influenced by the kind of geologic foundation materials under- lying the site and their vertial distribution. The shock wave traveling through dense, high strength bedrock will generally pass the wave with small amount of strain in constrast to low density, low strength materials such as residual soils, slope- wash, alluvial clays, sands and gravels. Generally, the greater the thickness of soft material overlying bedrock will produce higher intensities of ground motion. The entire southern California area is subject to strong shaking from earthquakes originating on nearby active faults such as the Newport-Inglewood, San Jacinto, and Elsinore faults and of course, the more distant San Andreas Fault System. A large earthquake of magnitude 6.3 occurred on the Newport-Inglewood fault just offshore from Newport Beach, on March 11 ,1933. Seismic conditions present no special hazard to the project, no more than the remainder of Newport Beach. The site is not subject to liquification and the potential of ground rupture is unlikely. The fault zone noted on the attached geologic map is based on exposure of surface ruptures in April , 1981 , at Superior and Pacific Coast Highway. Ground acceleration at the site based on statistical analysis by others indicate that once in 50 years there is a 10 percent probability that a '0.30 g will occur ' verses a 64 percent probability of a 0.15 g. Distant earthquakes such as those likely to originate on the San Andreas could produce the dominant period of ground acceleration of 0.5 seconds or longer with the duration of strong shaking lasting approximately 15 to 20 seconds. Makku Enterprises/McKee - page four I In sum, earthquakes with a Richter Magnitude of 6 or greater will likely occur during the lifetime of the proposed structure. ' GROUNDWATER _ During the period of site exploration on June 10, 1981 , no groundwater flows or seeps were encountered. Underlying sands showed no abnormally high moisture as most of the water migration from above is likely at much greater depths. ENGINEERING GEOLOGIC CONDITIONS ' Overburden: Observation of the overlying residual soils and alluvium in the walls ' of the exploratory trenches indicate inadequate strength characteristics and should not be used for any structural support. Terrace Sediments: These earth materials appear to have adequate strengths to support , residential construction. The fills if properly engineered and reworked would also be adequate for support. Groundwater: No groundwater was encountered in any of the subsurface. Seismicity: Asei,smic design of the structure should consider repeatable ground accelerations of at least 0.4 g in light of the recently published strong motion ' data from the San Fernando earthquake of February 9, 1971 , and Santa Barbara earth- quake of August 13, 1978. Reference is made to Schnabel and Seed, Report No. EERG 72-2 and Maximum Probable Earthquake on the Newport-Inglewood of 6.7 Greensfelder, 1974. Geologic Structure: The attitude of the sediments is not considered detrimental to the stability of the natural slopes. The oversteepened fill slopes in the westerly- ' most corner of the property and in the road right-of-way are steeper than the angle of friction indicating some cementation. All of the terrace sediments of Pleistocene ' Age usually have dips less than 12 degrees and are normally close to horizontal . Makku Enterprises/McKee - page five Subsurface Support: Retaining wall bases, perimeter footings or piers embedded ' in undisturbed terrace sands should be proportioned for assumptive bearing stresses as allowed by the 1976 Edition of the Uniform Building Code for "silty sands" not ' to exceed 1500 psf. These are assumptive values only. Design values on earth fills can be obtained by soil engineering analyses on representative samples of the terrace sediments. The existing retaining wall supporting the unimproved ' Avon Street is believed to have been constructed along a natural escarpment, however a more thorough examination of the wall 's backfills and location of inplace terrace sediment should be made. SUMMARY ' a. No evidence of faulting or ground rupture could be seen or is anticipated nor are there indications of slope instability other than oversteepened slopes at westerly side of property. Naturally occurring sediments on site provide good ' foundation materials where undisturbed. Uncertified road embankment fills border the paved access road and comprise the building pad at the northeast corner. Some thin alluvium and trash lie in the bottom of the drainage. b. No evidence of groundwater seeps or springs was observed in the field in June and September, 1981 . c. Due to proximity of active faulting aseismic design should consider using a repeatable ' g' factor of at least 0.4. ' d. No known active faults pass through the property; the nearest active fault Azone is one of the main branches of the Newport-Inglewood Fault Zone which lies about 2,200 feet west. e. This site appears to be grossly stable and should remain so providing the subsurface is not detrimentally exposed to excessive groundwater generated upslope from inordinate irrigation, leaking utility lines (sewer and water) or failure of flood control devices resulting from heavy rains producing runoff flows beyond which the design of these devices can carry. Makku Enterprises/McKee - page six Geologic information obtained from this examination is based on the needs of ' the City of Newport Beach in that they require some professional person with a geotechnical background give some guidance and interpretation -to the stability of the proposed land development. Succeeding soil sampling and/or construction excavations may reveal slightly different subsurface conditions which may require changes in design or construction methods. , Thank you for asking me to consult on your project. ERED CF R ully c te6, ' FRE P L RE P E& 1 ht, INE_RING F GEOLOGIST �Q CF CALO�� Attachment: Geologic Location Map Geologic Map & Cross-Section Geologic Test Pit Logs 1 1 ♦ , Ft':-• �y, i+ '� �� _ 5,n�t_.:•=s-• I. .�. Imo: '.�' .,..... /�• _ _ 'a ..b. r ' �-1�! 0 �i�t a -�•]�'t�i'� ,+ 1."/• _^ -•--L,� _.� _ �nr� 1,J-/�•-.a L• •©Ya"a"a ••: �`�'•,�:� '- r ter, ..��� • ,n r- 1 j t•r k� Sll �t 0' 'I •:L � �` 'W4. • •ni( ' N•/VIOI t'+I�L��� 5 go it •�yNl ' /I'• _:• %-�''t--`:" �. _—'ifll—_ .. �_„�:1?� •fin^' L� r•. nG _J' 5\�. � ;� SAS.. •.,-+" _ -J � F -�' ' r; •fir .Cc" Bt'� 'k^l� - �';�• �l"�y� ,,: \\ - ' i'�:1:' • +''�F .. � s u -•',.. ' �7=\`,`i•;mot'-' — • •-- JVEI'i� 'Vie .:`yam^^-J�'.��•�ti�?. _ hf �+: ,r/ e.•` i ' 'L•jMTN t6��IlNf-GtO�h(r(/OMlltfNl���t OJ' O��I.sG9. ••kc% /�96,oco ' P/Jc/igiwc�y �c�/r, eoM(„ /'J�•3. GEQCOGlG LoGA7/v// MffP 46 B,FAcN sAuosJ Pgea � ,v s/N.y`i�A.f.I.c /.fr•►.+ Steafr QOG FILL/D//I•fOO,{M�I� .YQtfJ VCQL�,a_./.. gfin 14A RIDE 7*r2AeL' — - ' res OAP,1s7Z4uo FM 7», IKvurEe�rVFM FRED RRATLEY/Geologist ' 560 Smaowal S.-Le 222.Laguna Beech,CA 92651 RoA.D EM.�4.UX/`7E.tfT """JJJIrrr F/LL B—g'"i Q� W 4 W e 3 Z .Q A—A ' t 74W4CAE � Mi�f.9neilreo�swe/ D!/lr+/Z4,,4; 'Yl r/C 6!�OsS-S—e7/oN 1104w,C Jaw , .Ud'WZk f Aard,.*4 GQ. /v e/ G�/�fY bY -FrsdPie7liy Lefu.w Beu/i .LA +� m saw m r OEM m m m ter, Fred Pratley, Eng. Geologist 444 N. Newport Blvd. LOG OF GEOLOGIC TEST PIT Newport Beach, California LOGGED BY: /r7 �-�/a� TRENCH NO. : / OWNER: DATE: .sy ' LOCATION: TRACT LOT OTHER Ptr� z TYPE OF RIG: TRENCH BEARING: N/a'E t ' STRUCTURAL PHYSICAL ATTITUDES ENGINEERING GEOLOGY DESCRIPTION CONDITION ' U�/ `-�O/< �SLa�G wgSN: /uv s.. 5.%f s.r.�/, �•�.,/s, 7ry/o,c./.«..:.., ' �"'Ce.{ /' •'F /-z4- i7A,cit/F7/'?--AreAcL: $�ll rlli/(iy C�I•��M�T�l �I1Ll�/.N\'Y4iH 6CJ �Chd L)R�fiG-�4(1,.VN r SCALE - I" = 2. S/ W V W v ' q Fred Pratley, Eng. Geologist 444 N. Newport Blvd. LOG OF GEOLOGIC TEST PIT Newport Beach, California LOGGED BY: e TRENCH NO. : Z OWNER: DATE: G-/o-B! ' LOCATION: TRACT LOT OTHER ;-= TYPE OF RIG: TRENCH BEARING: N36 'W , STRUCTURAL PHYSICAL ATTITUDES ENGINEERING GEOLOGY DESCRIPTION CONDITION V-9 F/ILL: Fr►. t Co...t.G s.i.../, �I;✓�G r!.' K.v�'/�c.=-�9 SCALE - 1" Ileo FILL ( �. . 1 Fred Pratley, Eng. Geologist ' 444 N. Newport Blvd. LOG OF GEOLOGIC TEST PIT Newport Beach, California LOGGED BY: RL— f. TRENCH NO. : 3 OWNER: DATE: LOCATION: TRACT LOT OTHER TYPE OF RIG: TRENCH BEARING: !✓ Zo-&---& ' PHYSICAL ATTITUDES ENGINEERING GEOLOGY DESCRIPTION CONDITION ' d-'/•G T2FS lr/ �FiLL: ,/�v..s G, �o,.'y 1....r7r`. 441114 pavi6p�� /arett✓sr st <�sycy 47 .6e..wn 3•p- B_p /v1 A�2/,dam 7W,21944Q.•/d...l.C.✓, .✓i.,:. 1: re./.<e//ro.nn �F.od a�.:.e.•G•�s �$iD,f, ?)j 1 SCALE - V = .2,/ 1 1 1 Fred 'Pratley, Eng. Geologist 444 N. Newport Blvd. LOG OF GEOLOGIC TEST PIT Newport Beach, California LOGGED BY: t/�. TRENCH NO.: OWNER: DATE: G —/0-4/ LOCATION: TRACT LOT OTHER A04 sz ' TYPE OF RIG: TRENCH BEARING: STRUCTURAL PHYSICAL ATTITUDES ENGINEERING GEOLOGY DESCRIPTION CONDITION D—2 AIL .' /reset.•- 5/ .�<.+ra, Jiy .r..../, s.wc ' Z—� �jJ,Q///�JE,Q,G,QfE:• is.i/i�sft/ �i«sc_s!%y, ,lrriJ�•e�✓ ,'z-/!, l/O : Y, r//N.. —I/s:•n , !T`r.,�//il,�/ /o_u . ' /n—// eG: �.,�9G.«eom7ze, & },e// "^tes.fV. /s..u — ' //�C� /Os/teY�oNya , uy/s-si+fe /•t/i.�:�J L 4.eRvY e/tl : ,xr,46" Ti 40-&,Z4 .�••,•I, a^^'• r�lGsC /J*?[:Ifs I�SICl/iW � OY..•-S! _LNViM. SCALE - I" /W O ell . .. 40 q ' APPENDIX B ' ARCHAEOLOGICAL RESOURCE STUDY 1 1 Archaeological Resource Management Corp. ' September 16, 1983 ' Phillips, Brandt, Reddick 18012 Sky Park Circle Irvine, California 92714 ' Archaeological Resources Survey of the Avon Street Project At the request of Anthony Skidmore of Phillips, Brandt, Reddick (PBR) Marie Cottrell of Archaeological Resource Man- agement Corporation (ARMC) conducted a records search and ' walk-over field survey of the Avon Street Project area located in the City of Newport Beach, California. The pur- pose of the survey was to determine whether or not any arch- aeological resources would be adversely impacted by the pro- posed development project. The project area, a roughly rectangular shaped parcel, is bound on the west by Santa Ana Avenue, on the north by Cliff Drive, and on the south by Avon Street. The eastern portion of the project area remains in open space. At the ' time of the survey, the northwest corner of the study area was occupied by four existing houses for which there are no plans for removal. The eastern and southern portions of the study area were in open space. The southwest cor- ner of the study area had recently been cleared of vege- tation; the south central portion was covered by dense vegetation growth mostly introduced plants; and the east- ern portion was moderately landscaped with introduced gras- ses, shrubery, and trees. Also along the eastern portion of the study area, walk-ways have been constructed using logs to form steps. The project consists primarily of steep slopes bisec- ted by a small ravine. Adjacent to Cliff Drive, the slope ' grades into flat bluff edge for a distance of a few feet before being cut by the street. The soil of the area is a yellowish colored sand and the presence of an archaeolo- gical deposit should have been readily discernable. 12942 A Magnolia Street 0 Suite 65 0 Garden Grove, CA 92641 9 (714) 750.0874 The current study began with "a records search. The ' records search was conducted using ARMC records which are maintained current with the 'records housed at the Archaeo- logical Survey at the University of California, Los Angeles, the official repository of site records for Orange County. The records search indicated that the study area had not previously been surveyed nor were there any sites recorded , within the project boundaries. Two previously recorded sites, however, were noted to exist at -the base of the bluff within a -� mile of the project area. These sites, CA-Ora ; 59 and 60, were recorded in 1912 as shell midden sites by N.C. Nelson. While no current status description is given with regards these two sites, it seems doubtful that either , survived the growth of the City of Newport Beach. A, third site, CA-Ora 61, is located � mile to the southeast of the current project area also at the base .of the bluff. This site was also noted by Nelson in 1912, and described as a shell scatter. Nelson, however, appeared to be doubtful as to whether the shell scatter represented a prehistoric camp or was associated with a modern house.in the area. ' On September 14, 1983, Marie Cottrell conducted a walk-over survey of the project area. The northwest cor- ner was not surveyed due to the presence of existing houses ' and the south-central portion of the property could not be surveyed due to very dense vegetation. The southwest corner of the study area and the entire eastern portion ' were carefully examined for signs of prehistoric human use or occupation. These signs would normally consist of scatters of shell, bone, or pottery, lithic tools and de- bitage, fire-altered rocks, or soil. di'scolorations' As ' stated previously, the soil of the area was a yellowish sand against which any prehistoric remains would be quite evident. No signs of any prehistoric use •or habitation were noted in the �area as a result of this survey. No archaeological resources will, •therefore, be adversely Impacted by the proposed development project. No further ' investigations appear warranted and none are recommended. If you have any further questions, please feel free to contact me. Sincerely, Marie Cottrell ' President 1 ' APPENDIX C TRAFFIC STUDY TRAFFIC STUDY FOR AVON STREET PROPERTIES i Prepared for: PHILLIPS BRANDT REbDICK, INC. 18012 Sky Park Circle Irvine, CA 92714 ' Prepared by: BASMACIYAN-DARNELL, INC. ' 4262 Campus Drive, Suite B-1 Newport Beach, CA 92660 (714)549-9940 ' November 17, 1983 ' TABLE OF CONTENTS PAGE INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 ' Project Description. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 EXISTINGCONDITIONS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 ' Roadway Characteristics. . . . . . . . . . . . . . . . . . . : . . . . . . . . . .4 Intersection Capacity Analysis. . • 6 PROJECT-RELATED TRAFFIC. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 TripGeneration. . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . . . . .6 Trip Distribution. . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . 7 TRAFFICPHASING ORDINANCE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 ' FUTURE TRAFFIC CONDITIONS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 Future Traffic Volumes. . . . . . . . . . . . . . . . . . . . . . . 9 Analysis of Avon Street Alternatives. . . . . . . . . . . . . . . . . 9 ' Summary of Evaluation of Avon Street Alternatives. . . 17 Capacity Analysis. . . I . . . . . . . . . . . . . . . . . . . . . P . . . . . . . . . 17 AVON STREET DESIGN CONSIDERATIONS. . . . . .-. . . . . . . . . . . . . . . . .21 Avon Street Properties Cul-de-Sac of Avon Street. . . .22 Avon Street Extension to Santa Ana Avenue, . . . . . . . . 22 SUMMARY OF FINDINGS AND CONCLUSIONS. . . . . . . . . . . . . . . . . . . . . .23 APPENDIX A ' APPENDIX B LIST OF TABLES ' Table No. Description Page No. ' 1 Existing ICU and Level of Service (LOS) . . . . .6 2 Summary of Trip Generation Characteristics. . 6 , 3 Estimated Tripmaking to/from the Proposed Project. . . . . . . . . . . . . . .7 4 Avon Street Alternatives Traffic Volume Summary. . . . . . . . . . . . . . 16 , 5 Summary of Daily RaodwayCapacityAnalysis. . 18 6 Comparison of Coast Highway Traffic Volumes-21 1 I LIST OF FIGURES Page No. ' Figure No. Description 1 Project Location. . . . . . ... . . . . . . . . . . . . . . . . . . 2 2 Project Vicinity. . •3 3 Existing Average Daily Traffic Volumes. . .5 4 Project-Related Traffic. . . . . . . . . . . . . . . . . . 8 ' S Base Condition. . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 6 Alternative A-1. . 11 7 Alternative A-2. . . . . . . . . . . . . . . . . . . . . . . . . . . 12 8 Alternative B-1. . . . . • . . . . . . . . . . . . . . . . . . . . . 13 9 Alternative B-2. . .14 10 Proposed Avon Street�Cul-de-Sac. . . . . . . .19 11 Location of Avon Street Exnteded Through ' Avon Street Properties Parcels. . . . . . . . . .20 1 1 TRAFFIC STUDY ' FOR AVON STREET PROPERTIES INTRODUCTION The purpose of this study is to examine the traffic related ' impacts associated with the development of seven (7) residential properties on Avon Street, Santa Ana Avenue and Cliff Drive. In conjunction with the project, it is proposed that Avon Street be , extended west from Riverside Avenue to terminate in a cul-de-sac just east of Santa Ana Avenue. Because in earlier planning by the City Mariners' Mile Specific Plan) the connection of Avon Street to Santa Ana Avenue has been considered, the implications of the cul-de-sac on Avon Street must be addressed. In this report, the existing conditions for the area are ' discussed, including traffic volumes, roadway configurations and intersection capacity utilization (ICU' s) . Also included is an analysis of future traffic conditions based on several scenarios involving the extension of Avon Street and improvements to Coast Highway. PROJECT DESCRIPTION ' The project site lies north of Coast Highway and is bounded by , Newport Boulevard on the west, Cliff Drive to the north, Avon Street on the south side of the properties, and Riverside Avenue on the east. The project applicant proposes that Avon Street be ' extended west from Riverside Avenue as ' a cul-de-sac to provide access for 'five of seven residential dwelling units that are planned for the area. Two parcels would have access via Cliff Drive. Figure 1 is a map depicting the proposed project location from a regional perspective. Figure 2 is a vicinity map showing the , project site, with the seven proposed single family residential sites identified, and the immediately surrounding area. EXISTING CONDITIONS ' The existing land uses in the area are commercial (various types, primarily marine-related commercial enterprises, restaurants, and ' other retail/commercial) along Coast Highway and single-family residential to the north of Avon Street and Cliff Drive in the Newport Heights area. Ths U.S. Post Office, at the corner of Riverside Avenue and Avon Street constitutes another major land use category. Access to the area is provided primarily by Coast Highway, ' NewportBoulevard, Riverside Avenue and Avon Street. Additional access will be provided via Cliff Drive and Santa Ana Avenue. The in the 1982 average daily traffic (ADT) volumes for the roadways 1 1 O 1C O Cam us Drive c09 c = c O'Y In Irch Street s t aimp Ote Fk'Y -t G I •cV i Bristol Street A% D �^ • i Qo 99G s� Del Mar Avenue Untvetalt •t' O'9� 90a, f Drive ontta Can a GAF` a • Upper 1,➢O 'l Newport COSTA MESA 22nd Street Bay Olson a • N C Dfwa • rd Roe ; NEW FIT teth Street AC = PROJECT =0` O SenJoaqu nN111a no N l7th Street ` SITE • o rA teen 8 ir a o < D c e 9 at a CORONA o' 9 'o °n, 79y0 ° DEL MAR s ° • ° O x. °r"c 4 OaY• i w a Avand, g • 0 e0. ° COAST PACIFIC 'Oy�iY o c c • alboa Boulevlyd Pacific Ocean Avocado Avenue \s„\ FIGURE 1 BASMACIYA„DARNELL.INC. PROJECT LOCATION 1]Ll UnpN Dx ,Sxllp�1 H.pwl4wx,a.xlwNJ YtipY 1]HI SJ9 riJY L 1 o� G��FF II N J not to scale S rpEET W 0 Z W ' tu o E: w w 00 W 5� HIGHWAY GG�s� ® LOCATION OF PROPOSED DEVELOPMENT (Avon Street Propertlea) FIGURE 2 9ASMArIYAM U,NMELt.INC. PROJECT VICINITY @4Suapn W�•�.Ywls LI w-Iwl a..11wllwn..92:a p Hl ll�u ' vicinity of the project are presented in Figure 3. These traffic volumes represent average winter weekday volumes. Also presented on Figure 3 are the 1980 average summer weekday traffic volumes on Coast Highway and Newport Boulevard. It should be noted that the major roadways in the area experience a higher daily volume during the summer months. ' Roadway Characteristics The following is a description of existing roadway characteristics. Coast Highway (SR-1 ) is classified as a major arterial in the Master Plan Circulation Element for the City of Newport Beach. Between Newport Boulevard and Tustin Avenue there are three westbound and two eastbound travel lanes along Coast Highway. There is a two-way left-turn lane between Newport Boulevard and Riverside Avenue and a raised median between Riverside and Tustin Avenues. Left turn pockets are provided in the eastbound direction at Riverside and Tustin Avenues. Curbside parking is allowed except on the southside of Coast Highway between Newport Boulevard and Riverside Avenue. ' Newport Boulevard (SR-55) northerly of Pacific Coast Highway is a six-lane divided facility with turning lanes at Hospital Road. It is grade separated at Coast Highway. Riverside Avenue is constructed as a 56-foot roadway from curb to curb and is striped to provide two through lanes plus a bike lane in each direction. Northerly of Avon Street the roadway is channelized to provide one through lane plus a bike lane in each direction. Tustin Avenue is constructed to provide one through lane in each direction with curbside parking allowed. 1 Avon Street at the present time has a right-of-way of 40 feet and provides one travel lane in each direction. Presently the roadway is improved for a distance of about 400 west of Riverside Avenue. The remainder of the roadway is graded but unimproved. Avon Street between Riverside Avenue and Tustin Ayenue provides one travel lane in each direction and parking on both sides of the roadway. ' Old Newport Boulevard is a north-south facility and provides one travel lane in each direction with curbside parking allowed on ' the easterly side. Santa Ana Avenue near Old Newport Boulevard is constructed at a 10% grade and provides one through lane in each direction. ' Cliff Drive is a residential street constructed to provide one travel lane in each direction and curbside parking. ' 4 • C� • � � C E. o +o • e s� os��ti b 0 0 Streat Ln ° 0. c _ Pacific Coast Hlapway no scale 53/39 47/45 47/45 52/48 LEGEND: 61/59 33/28 •XX/YY-DAILY TRAFFIC VOLUMES XX-VOLUMES REPRESENT AVERAGE SUMMER WEEKDAY VOLUMES (CITY OF NEWPORT BEACH TRAFFIC FLOW MAP 1986)(IN THOUSANDS) 2/51 YY-VOLUMES REPRESENT AVERAGE 44/37 WINTER WEEKDAY VOLUMES (CITY OF .NEWPORT BEACH TRAFFIC FLOW MAP 1884)(IN THOUSANDS) FIGURE 3 UAWM,"aN°'"Nt1L,1N`, EXISTING AVERAGE DAILY TRAFFIC VOLUMES Ntµl1{x4\IN1yN 1I0 IIIIh19'NHI it M M No MEW mm " M m m* tE M M "a r M Intersection Capacity Analysis The intersections of Coast Highway at Riverside and Tustin Avenues are considered critical to traffic flow in the project area. Accordingly, the capacity for each was evaluated using the Intersection Capacity Utilization ( ICU) method. Using the existing peak hourly turning movement counts and the existing geometrics for these two signalized intersections, the ' ICU for each intersection was calculated for the afternoon peak hour condition. The results of these calculations are summarized in Table 1 . Based on the ICU computation, both intersections operate at satisfactory levels of service under present conditions. The ICU value for an intersection is a measure of the portion of an intersection' s total capacity that is being utilized by the i traffic volumes. The resultant ICU can then be related to the level of service (LOS) to determine the quality of traffic flow through the intersection. The ICU calculations and a description of levels of service are in Appendix A. TABLE 1 ' EXISTING ICU AND LEVEL OF SERVICE (LOS ) Intersection PM Peak Hour ' ICU LOS Coast Highway at: Riverside Avenue 0.7731 C 1 Tustin Avenue 0.6764 B PROJECT-RELATED TRAFFIC Trip Generation 1 Trip generation to/from the project site is based on studies conducted for similar developments, tripmaking rates published by the Institute of Transportation Engineers and studies conducted by the City of Newport Beach. The trip generation rates used in this study for the project site are presented in Table 2. ' TABLE 2 SUMMARY OF TRIP GENERATION CHARACTERISTICS Trip Generation Rates per Dwelling Unit Land Use Dail AM Peak Hour PM Peak Hour IN OUT IN OUT Residential (Single Family detached Dwelling Units ) 12. 0 0. 3 0. 6 0 . 6 0. 4 ' 6 • � I Applying the trip generation rates presented in Table 2 to the residential land use proposed for the project site, tripmaking for the proposed project has been estimated. ' Table 3 is a summary of the total estimated tripmaking for the proposed project. TABLE 3 ' ESTIMATED TRIPMAKING TO/FROM THE PROPOSED PROJECT Estimated Trip Ends (a) ' Land Use Daily AM Peak Hour PM Peak Hour IN OUT IN OUT Seven (7) Single Family Detached Dwelling Units 84 2 4 4 3 r, (a) A trip end is a one way movement to/from a land use. Trip Distribution The trip distribution characteristics of the site have been r developed taking into consideration the spatial orientation of possible attractors of tripmaking in the surrounding vicinity and the adjacent street system. Based on the trip distribution , assumptions, trips estimated to be generated by the proposed project were then distributed to the roadway system for daily, morning peak hour and afternoon peak hour conditions. Figure 4 ' presents the project-generated traffic volumes on the surrounding streets. TRAFFIC PHASING ORDINANCE (TPO) The City of Newport Beach Traffic Phasing Ordinance (TPO) requires the review of potential external traffic impacts on critical intersections for any office,, industrial or commercial development of 10,000 square feet or more and any residential development of 10 dwelling units or more. The proposed project consists of a total of seven (7) dwelling units, therefore is exempt from the Traffic Phasing Ordinance regulations. ' FUTURE TRAFFIC CONDITIONS A recent upate of the City of Newport Beach traffic circulation ' model, based' on the City' s "Trend-Growth" scenario and the City' s Master Plan Circulation Element, was used as the data base for the future traffic conditions analysis. in order to examine the Mariners` Mile area in detail, a section of the City' s Model (Traffic Analysis Zone 43) was "windowed out" for analysis, and a subarea model was developed. The Mariners ' Mile area was subdivided into 20 analysis zones, based on access and land use considerations. Detailed land use estimates (based on "Trend 7 ' . m wC00 a 'O ,o N F ZN q m N y 0 A u') �0 O N w6r • C Q00a r4 ti ♦;0 ^ 'O ^ m m a O (A � �VOn 00 `w`w gC1615 Sheet m ^ � Z Pacific Coast ylppy'ay no scale 3,31313 2j�f� 1 N LEGEND XX/YY/ZZ DAILY/AM/PM NOTE: Traffic to/from lots served by Cliff Drive not shown. \D\ FIGURE 4 "'""'""Y"""'"""` INC. PROJECT RELATED TRAFFIC IIIII IU Y9W 1 , Growth") for each zone was provided by the City of Newport Beach , Planning Department. Cordon Stations around the Mariners' Mile area were designated to simulate the traffic flow through Mariners' Mile and the traffic that travels to/from Mariners" Mile and the remainder of the modelling area. Different circulation scenarios were then examined to assess the implications of such matters as constructing Avon Street and placing median barriers on Coast Highway. The subarea model was processed on a micro-computer to allow for the analysis of many different alternatives. The MINUTP computer software package was used. MINUTP is similar in nature and function to software packages used for large main-frame computers, such as UTPS, PLANPAC and TRANPLAN. Future Traffic Volumes Presented in Figure 5 are the future traffic volumes for the ' project area if Avon Street were extended to Santa Ana Avenue to form a "T" intersection, in accordance with the Mariners' Mile Specific Plan. Outside the Mariners' Mile area, the arterial ' streets included in the City's Master Plan Circulation Element are assumed to be in place. Traffic estimates reflect the "Trend Growth" scenario. The future traffic volumes and street system , depicted in Figure 5 are referred to as the base condition. ) Under this base condition, Avon Street would have traffic volumes of approximately 2500 vehicles per day. Analysis of Avon Street Alternatives Since the project applicant has proposed that Avon Street - terminate at A cul-de-sac, a change to the Mariners' Mile �. Specific Plan would be required. To assess the implications of such a change, a series of four alternatives, with various assumptions for Avon Street and access to/from Coast Highway, were analyzed. These alternatives are described below and are presented graphically in Figures 6 through 9. Alternative A-1 : (Figure 6) Avon Street extended west from Riverside Avenue with a cul-de-sac just east of Santa Ana Avenue. Alternative A-2: (Figure 7) Same as Alternative A-1 except with 1 a median on Coast Highway between Old Newport Boulevard and just east of Tustin Avenue. Alternative B-1 : (Figure 8) Avon Street extended from Riverside , Avenue to Santa Ana Avenue (Base Condition) plus a median on Pacific Coast Highway between Old Newport Boulevard and just east of Tustin Avenue. Alternative B-2: (Figure 9) Same as Alternative B-1 plus Avon Street extended east from Tustin Avenue to approximately 900 to 1000 ft. , then to curve southerly and form a "T" intersection with Coast Highway. With this alternative it would be possible to travel on Avon Street between Coast Highway (from a point 9 � � � r r rs r� r� r� r rr r �r ■r r� r r � r . m 83.0 W 6.4 V A 3.1 13.5 8.4 10.5 QOga a It4.1 9! 3.1 10.0 05Q\ 'd 2.0 m ei 7 m 'i fop 2.5 8.4 1.0 16.9 6 1.3 street 0 4 1 17.5 .8 4.3 01 tD 0 Z N q• 138.8 —30.2 —30.2 Coast 0 d 18.4 A� 9 36.6 28.8 29.8 b/phty 27.1 no scale r 28.8— N 12.6 LEGEND %8 6 XX.X DAILY.TRAFFIC IN THOUSANDS 46.5 a a � M ti FIGURE 5 UASLIAI IYAN PARMLL•INC BASE CONDITION AVON STREET EXTENDED TO SANTA ANA AVENUE! 41 t.ulwN.olu"0 PHI as r9.0 I e sec, c 83.0 �o a •S s e •� �C 6. 6.4 1 � F s • � e.1 0 e y • a 8.4 2.6 3.1 e a lo. 2.8 10,6 a �0� s 10.0 \tea` 0.6 M m 2.0 mN • �V00 1.3 0.4 1.0 c 14.8 4 28traet 6 I-' 6 17.8 4.4 90.0 - 80.2 a 8.7 A� 0 98.4 - 80.2 C08it HlpnyaY 27.7 1 17.4 20.7 20.6 IIO SCSI6 - _ C� - 6:0 Z�9 A� 28.0 N 8.0 !i9 6 o t4.9 18.1 LEGEND DAILY TRAFFIC IN THOUSANDS 7.1 26 3 m u o + � I � o I FIGURE 6 ALTERNATIVE A-1 DAWAI.IYAN"IMLLL•INC. Y1ww • •l AVON STREET AS A CUL DE SAC pl❑NYfYW b amc, c �cb 6.1 s 6,4 V b Q 0 • C �2.6 .3.1 8,4 w O 10.5 .Oa a� y0 2.8 18.0 8.5 0 m 2.0 0 0n 1.7 8.4 1,0 0 . 16.0 g � 1b,9 C 8tr00t•6 Z 4.4 1 — 44.1 8,1 30.2 —31.2 < Coast NlBhly 1 46,4 a 18,8 A`3' 28,7 30.7 y ,Zg 8 A2 5 28.8 -r N g- �g6 LEGEND ro DAILY TRAFFIC IN THOUSANDS 17.1 cy / g 7,1 Co. a i \D\ FIGURE 7 Y ALTERNATIVE A-2 "A'""""""°'"""`H)"` I1624mym)p....,w,.Y) AVON STREET AS A CUL DE SAC Me.ym.Bwga.mtwn,o:n{O WITH A MEDIAN ON COAST HIGHWAY 1)HNJi vYJY o ova o a 83.0 a F se p 6.4 o 3v C 3.1 1? 3.1 3.6 8.4 � w C 10.6 10.0 e.6 0 0 - . �V00 3.1 1.9 9.4 1.0 N 0 10.7 3.3 frear a 1 o ro 2.9 17.8 4.3 4:3 2 0 42.8 -30.2 31.2 li Aq 6 3e.2- 28.0-� 90.7 Coast N/pnK,ey 27.1 10.t� no scale 5.0 N 16. 2$6 S9 9 28.0"� N . LEGEND 14.6 12.3 DAILY TRAFFIC IN THOUSANDS 18 6 7.1 25 3 / m � 9 i � { FIGURE 8 ALTERNATIVE B-1 B�"IAWVM UARNUA. C. AVON .STREET EXTENDED TO SANTA ANA .AVENUE diIIYYim _ I:L!Uqa 41Y4�wlf Y 1 Mf./WIMxM,•Yi1rWY].l0 WITH A MEDIAN ON COAST HIGHWAY II � a r r � t� � � � � ■■r am >� �1 ter �w � i�t rl o ' aec, c 83.6 a0 0 64 a e 3.1 F 6.1 a 4 +, o 3.6 • .N. C 0a 3.1 16.0 10.5 �0 i t 4.1 + 8.4 9.5 0 2.0 m 0 to .. 18.7 •9.4 1.0 N 1.0 0 3.3 Avon 9,1, Street.8 2.4 6 17.8 3.1 3.1 m Z o 4.3 42.8 -30.2 -30.4 p ,a 6 39.9- 29.4 Coast 25.9 HjBhwaY- z7.1 18.1 �2• 29.3 i no scale 26, Z86 399 4 26.6 N 6.0 6.1 M 14.5 N -,Bib z6 3 m a m N a p i \D\ FIGURE 9 Y ALTERNATIVE B-2 UA�XIAC1YAH DARMLL.INC. AVON STREET EXTENDED WEST TO SANTA ANA AVENUE AND EXTENDED I141 un,w,°11.1.1inla Y, " EAST TO COAST HIGHWAY WITH A_MEDIAN ON COAST HIGHWAY I about 900 to 100.0 ft. east of Tustin Avenue) and Santa Ana Avenue, but the discontinuity ('jog) on the alignment of Avon Street at Riverside Avenue would remain. Collectively, the five alternatives present the information to assess the range of traffic implications associated with actions pertaining to Avon Street and Coast Highway. Presented in Table 4 is a comparison of the daily traffic volumes at several key locations for the five alternatives. As would be expected, Alternative A-1 (Avon Street as a cul-de- sac) would have the lowest traffic volumes on Avon Street. Installing a median barrier on Coast Highway (Alternative A-2) would increase the traffic volumes on Avon Street by approximately 400 vehicles per day. The reason for this is that without the median vehicles travelling easterly on Coast Highway wishing to access the development on the north side of the street would have to either make a U-Turn at Riverside Avenue or make a , left turn and access the area from the Avon Street cul-de-sac. In addition, the installation of a median on Coast Highway would ' increase volumes on Coast Highway by about 1500 to 3000 vehicles between Newport Boulevard and Riverside Avenue. This is. because vehicles are no longer given the option to make left or U-Turns at any point before Riverside Avenue. , The two alternatives with Avon Street extended through to Santa Ana Avenue (the base condition and Alternative B-1 ) would have the largest volumes on Avon Street. Traffic volumes on Coast Highway would decrease slightly but not enough to have• any significant effect on overall traffic conditions. Again, installing a median barrier on Coast Highway would increase traffic volumes by approximately 1000 to 3600 vehicles per day on Coast Highway between Newport Boulevard and Riverside Avenue. Likewise, the traffic volumes on Avon Street would increase ' slightly. The last Alternative (B-2) is illustrative of what would happen if, in addition to extending Avon Street from Riverside Avenue to Santa Ana Avenue, and installing a median on Coast Higway, Avon Street were also extended east from Tustin Avenue to tie in with Coast Highway. (See Figure 9. ) The traffic volumes on Avon Street west of Riverside Avenue would not differ much from those in Alternative B=1 , nor would the volumes decrease substantially on Coast Highway. On the extended portion of Avon Street , between Coast Highway and Tustin Avenue the traffic volumes would be in the range of 1300 to 3000 vehicles per day. It is con- cluded that, even if Avon Street were extended from Coast Highway (east of Tustin Avenue) to Santa Ana Avenue., Avon Street would not be sufficiently attractive to divert through traffic from Coast Highway. 15 , TABLE 4 AWN SM-W A1.71]7NATIYM 3RAW+CC VMM WNRY 111C1770N Allenwtm Avm Street (least IB Riverside Avawe Tkut n Avenue c/o Swta A 4 v o Riverside e o Riverside e o Wm=L Blvd, vt/o Riverside Ave. 0 74stin Ave. n/o AIM St, s o Avm St, n/o A.St. s/o Avm St. r en Bue 2,600 2,500 1,300 88,000 75.4W 59,5110 16,OW 17,500 2,000 4,3W A-1 - 1,300 1,20D 82,60D 78.00D 59,SOD 16,000 17,80D 2,OOD 4.40D A-2 BOO 1,700 1,300 85,600 86,600 61,900 16,OW 18,100 2,OW 4,400 B-1 2,9W 3,100 1,300 82,7i1D 62.700 61,9W 16,000 17,80D 2,000 4,300 B-2 2,900 3,100 1,600 82,7W 82.700 59,70D 16,000 17.601) 2,000 3,10D Summary of Evaluation of Avon Street Alternatives , Following is a summary of the major conclusions based on the ' evaluation of the alternatives for Avon Street. 1 . Avon Street west of Riverside Avenue would serve primarily as a street to serve abutting land uses whether or not it is connected to 'Santa Ana Avenue or is terminated. in a cul-de- sac just east of Santa Ana Avenue. The amount of traffic on this portion of Avon Street, other than to/from adjacent properties, would be less than 1 ,000 vehicles per day (vpd) . 2. Avon Street would not be sufficiently attractive to divert any through traffic off Coast Highway even if Avon Street were extended east of Tustin Avenue (to tie in with Coast Highway) . Traffic on Avon Street would' ,consist primarily of vehicles travelling to/from abutting properties. (The subarea model was run with the assumption that the discontinuity in alignment at Riverside Avenue would remain. But checks of travel time indicate that this conclusion would ' still be valid even if the discontinuity were eliminated. ) 3. The extension of Avon Street east of Tustin Avenue would not have a significant effect on traffic volumes on Avon Street , west of Riverside Avenue. 4. Depending on the alternative, traffic volumes on Coast Highway east of Newport Boulevard would be in the range of '. 80,000 to 85,600 vpd. West of Riverside Avenue the range would be 75,400 to 86,600. Capacity Analysis The implementation of Avon Street extended to Santa Ana Avenue or cul-de-sac will impact future traffic conditions on Coast Highway. The effects of these changes were previously presented in Table 4. To identify the specific impacts on Coast Highway daily volume to capacity ratios were calculated for Coast Highway between Newport Boulevard and Riverside Avenue and for Avon Street. The results of these analyses are presented in Table 5. Review of Table 5 shows that the projected traffic volumes on , Avon Street can be adequately accommodated for any of the alter- natives. This conclusion is based on the assumption that Avon Street would be fully improved to provide 32 feet between curbs and that parking would be prohibited to provide unobstructed traffic flow. This roadway width woul$ be needed with or without the extension of Avon Street to Santa Ana Avenue because a 32- ' foot width is considered a minimum design criterion for this ,type of street. Further review of Table 5 shows that future traffic forecasts for the area would exceed the existing and future capacity of Coast Highway. Although the daily capacity would be exceeded in any event, a comparison of traffic volumes on Coast 17 ' TABLE 5 SUMMARY OF DAILY ROADWAY CAPACITY ANALYSIS ' Future Daily Capacity Daily Existing Future Exist, Future Volume Conditions Conditions V C LOS V C LOS Coast Highway West of Riverside ' Avenue Base Condition 41 ,100 54,, 000 75,400 1 .83 F 1 . 39 F Alternative A-1 41 ,100 54,000 78,000 1 .90 F 1 .44 F Alternative A-2 41 ,100 - 54,000 86,600 2.11 F 1 . 60 F Alternative B-1 41 , 100 54,000 82,700 2.01 F 1 .53 F Alternative B-2 41 ,100 54,000 82,800 2.01 V 1 .53 F ' Avon Street West of Riverside ' Avenue - Base Condition NA *8,000 2,500 - 0.31 A Alternative A-1 NA 8,000 11300 - - 0. 16 A ' Alternative A-2 NA *8,000 1 ,700 _ _ 0 .21 A Alternative B-1 NA *8, 000 3, 100 0. 38 A Alternative B-2 NA *8, 000 31100 - - 0.39 A * Estimated by BDI based on 40 foot Avon Street right-of-way, improved to 32 foot between curbs and no parking. i � 1 18 1 • `i f��M w�. Awya �WIA AM - y +sl•Lly �`S tr< c��r —LlSlfi � t� , i � —f- r 1�1 -�J ..i1L 4- • fARM 410 \ IA CITY OF NEWPORT BEACH AVON STREET .\ 40' RADIUS GAL-DE-SAC PROPERTIES PROPOSED CURB STANDARD 32' RADIUS CUL-OE-SAC CURB I \�\ FIGURE 10 I DASMACIYAN DARNELL.INC PROPOSED AVON STREET CUL-DE-SAC Ni]uayw Wo..lwu 61 , N..yat w....i..l....ynw DI+1 s++ys+u SAWA AM ME" oll 1mLL t� JilLTl ` low q >LO Cw... � / p x. iy c. "�. i •rA�IB. 4 Acesa NJ Ir �AVON STREET EXTENSION +•�' '..`tan' � 'S � ce� i�x \D\ FIGURE 11 Y BASMAgYdN UARNtLL,1NC LOCATION OF AVON STREET EXTENDED OLlumY�x Uuv,lwu Y1 THROUGH AVON STREET PROPERTIES PARCELS V W au'1)CfA N u1o49 Y9)U r Highway and the resulting increase or decrease when compared to base conditions can be made. ' Table 6 presents these comparisons and the respective increase or decrease. ' TABLE 6 COMPARISON OF , COAST HIGHWAY TRAFFIC VOLUMES Daily Decrease in Traffic ' Traffic when compared to 9ase Alternative Forecast Condition ' Base Conditions 75,400 NA A-1 (Avon Cul-de-Sac) 78, 000 21600 ' A-2 (Avon Cul-de-Sac 8,6t600 11 ,200 Median on Coast Highway) r B-1 (Avon Extended) 82, 700 7,300 B-2 (Avon Extended-Santa Ana 82,800 71400 , to e/o Tustin/Coast and Median on Coast Highway) w h each alternative when compared to Review o£ Table 6 shows that e , p r Base Conditions traffic forecasts, will result in increased traf- fic on Coast Highway west of Riverside Avenue. Review of the data shows that the proposed cul-de-sac alternative proposed by Avon Properties results in-the least increase approximately 21600 daily vehicles. The greatest impact occurs with Alternative A-2 when a median is installed on Coast Highway and Avon is Cul-de- ' saced. This Alternative (A-1 ) represents a 11 ,200 vehicle increase above the base condition forecast. In summary it can be ,concluded that the Avon Street can (if r ruct d as discussed in this report)ort) accommodate the future e p traffic volumes presented for each alternative. Coast Highway on the other hand is expected to exceed its daily capacity in any ' event. AVON STREET DESIGN CONSIDERATIONS r Construction of Avon Street will be restricted to the available ' 40 foot right-of-way due to the location of existing development and the steep terrain located to the north of Avon Street. This reduced right-of-way will permit the bonstruction of a 32 foot wide roadway (providing 4 foot parkways on either side) . This roadway width is the maximum that could be constructed the entire length of Avon Street except for the improved section of Avon 1 21 r ' Street immediately west, of Riverside Avenue which is improved to provide two travel lanes and curbside parking. Implementation of Avon Street to serve the Avon Street Properties project or to extend to Santa Ana Avenue has the same design constraints of the 40 foot right-of-way and 32 foot curb to curb ' roadway width. The primary differences will be -in the physical construction in the vicinity of Santa Ana Avenue. A discussion of these differences follows. ' Avon Street Properties Cul-de-Sac of Avon Street The Avon Street Properties project entails- the termination of ' Avon Street east of Santa Ana Avenue with a cul-de-sac serving three residential properties. The plans presented with. the project show a cul-de-sac constructed with a 32-foot-radius curb ' for the cul-de-sac. Figure 10 presents the cul-de-sac. This cul-de-sac design does not conform to the City of Newport - Beach adopted cul-de-sac design standards. The City' s adopted standards require a 40 foot curb radius. This design standard has been established by the City to provide adequate turnaround for large trucks and to specifically accommodate fire trucks. The required 40 foot radius is also depicted on Figure 10. ' An adequate cul-de-sac will be needed to assure that truck traffic entering and leaving the commercial properties along Coast Highway from Avon Street can turn around in the event they reach the cul-de-sac. Also an adequate turn around for fire vehicles is another important consideration. This is extremely important from the aspect of having Avon Street provide rear access to the Coast Highway commercial properties. A major difference between the Avon Street Properties cul-de-sac ' alternative and the future extension of Avon Street to Santa Ana is that the roadway can be constructed on approximately existing grades. This will permit access to be taken to Newport Imports. ' Access to the TNT restaurant parcel would require a change in grade or construction of a parking structure to gain access to the TNT parcel. Avon Street Extension to Santa Ana Avenue The extension of Avon Street to Santa Ana Avenue will require the ' raising of Avon Street at a 10% grade to reach Santa Ana Avenue. Also the roadway will have to be curved northerly to intersect Santa Ana Avenue. Figure 11 depicts the location of the proposed roadway through the Avon Street properties. This roadway extension will necessitate some retaining walls and restriction of access to the TNT Restaurant parcel. Also access ' to/from Newport Imports may not be feasible. In general, it should be pointed out that access to these parcels via Avon Street would necessitate modification of the existing parcels. Access to/from the TNT Restaurant parcel may be possible by constructing a parking structure. The desirability and safety ' 22 � 1 aspects of introducting an access on a 10% roadway grade is not ' recommended. The continuation of Avon Street through to Santa Ana Avenue will ' result in improved local circulation within the Mariners' Mile area. The improvement in local circulation will be a function of providing additional access to/from the Newport Heights area and , the ability of vehicles leaving development between Coast Highway and Avon Street with a destination to the north on Newport Boulevard to use Avon Street, Santa Ana Avenue and Old Newport Boulevard. Overall this access alternative is expected to reduce ' future traffic on Pacific Coast Highway by approximately 2500 daily vehicles. Additional benefits of the Avon Street extension would be the ' ability of truck traffic and delivery vehicles to use Avon Street rather than Coast Highway for access. This is especially , significant when large trucks have to use Coast Highway for their loading and unloading operations (,which results in potential blockage of through traffic) . SUMMARY OF FINDINGS AND CONCLUSIONS o The proposed seven (7) dwelling units are expected to generate , approximately 84 daily vehicle trip ends. o Since the proposed project consists of less than 10 dwelling ' units, it is exempt from the Traffic Phasing, Ordinance regulations,. o Under the base condition (Avon Street extended to Santa Ana ' Avenue to form a "T" intersection) , Avon Street would have traffic volumes of approximately 2500 vehicles per day (vpd) . ' Traffic volumes on Coast Highway between Old Newport Boulevard and Riverside Avenue would be approximately 75,000 to 80,060 vpd. o With Avon Street extended to form a cul-de-sac, the daily ' traffic would be approximately 1300 vehicles. Coast Highway (between Old Newport Boulevard and Riverside Avenue) would ' experience volumes of 78,000 to 82,000 vehicles daily. o Avon Street west of Riverside Avenue would serve primarily the adjacent land uses only (-and not through traffic from Coast ' Highway) whether or not it is connected to Santa Ana Avenue or is terminated in a cul-de-sac just east of Santa Ana Avenue. o Avon Street would not be sufficiently attractive to divert any ' through traffic off Coast Highway even if Avon Street were extended east of Tustin Avenue (to tie in with Coast Highway) . Traffic on Avon Street would consist primarily of vehicles travelling to/from abutting properties. 23 , ' o One of the primary benefits of the Avon extension would be improvement of local circulation by providing an alternate route to gain access to the rear of the . Coast Highway ' properties. o Depending on the alternative, traffic volumes on Coast Highway east of Newport Boulevard would range from 80,000 to 85, 600 vehicles per. day. West of Riverside Avenue the range would be 75 , 400 ,to 86 ,000 . ' o Projected traffic volumes on Avon Street can be adequately accommodated for any of the alternatives based on the assumption that Avon Street would be fully improved to provide ' 32 feet between curbs and parking would be prohibited. o Whether or not any changes to Avon Street are implemented, the ' daily capacity on Coast Highway will be exceeded. o Approval of the cul-de=sac alternative and development of the Avon Street residential parcels will require that Avon Street ' be fully improved along its unimproved section to the cul-de- sac. ' o The selection of the cul-de-sac alternative will also require a decision on the size of the cul-de-sac to be constructed. The project proponent proposes a 32 foot radius cul-de-sac whereas the City' s standard is a 40 foot radius.. 24 Appendix A ' INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection Coast Hwy. / Riverside Av. Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1983) t EJIST7bG PROPOSED EXIST. EXIST. REGIONAL COHHITTEO PROJECTED V/C Ratio PROJECT PPOJECT llprGment PK.HR. V/C GRO'1TH PROJECT Lanes cap. Lanes Cap. Vol. Ratio Volune Volume Wo Project Volme V/C Ratio Volume NL 13 NT 1600 1 .0113 NR 4 SL 103 ST 1600 2 .0656* SR 1600 418 .2613 EL 1600 337 .2106* tET 3200 1541 1 .4838 ER 7 ' WL 1600 52 .0325 WT 4800 1905 .3969* WR 1600 1 75 .0469 YELLOHTIME .1000* EXISTING INTERSECTION CAPACITY UTILIZATION .7731 EXISTING PLUS COMMITTED PLUS REGIONAL GROStTH W/PROPOSED INPROVEFtENTS I.C.U.r i EXISTING PLUS COMMITTED--PLUS REGIONAL GRDYITH PLUS PROJECT I.C.U. ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ' ❑ Projected plus project traffic I.C.U. w4ll be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Description of system improvement: DATE: PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS ' Intersection Coast Hwy. / Tustin Ave. ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 83) ' EXISTING EXIST. EXIST. REGIONAL COM MED PROJECTED PROPOSED ' Mo.lment PA.MR. V/C GRWH PROJECT V/C Ratio PROJECT PROJECT Lanes CAP. Lanes Cap. Vol. Ratio Yolune Yotuey w!o Project Volvne V/C Ratio YaIUM NL 1 , NT 1600 3 .0038 NR 2 SL 60 ' ST 1600 5 .0644* SR 38 ' EL 1600 81 .0506* ET 3200 1566 .4922 ER 9 WL ' WT 4800 2215 .4614 WR 1600 90 .0563 ' YELLOWTIME .1000* t E a i EXISTING INTERSECTION CAPACITY UTIl1ZATI0N .6764 1 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROYEMENTS I.C.U. _. EXISTING PLUS COMMITTED PLUS REGIQYAL GROWiH PLUS PROJECT I.C.U. ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ' ❑ Projected plus project traffic I.C.U. will be greater than 0.90 r ❑ Projected plus project traffic I.C.U. with systems improvement will be ' less than or equal to 0.90 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ' Description of system improvement: , DATE: PROJECT FORM ,II ' ' LEVEL OF SERVICE DESCRIPTIONS Level of Nominal Range ' Service Traffic Quality of ICU (a) ' A Low volumes; high speeds; speed not restricted 0.00 - 0.60 by other vehicles; all signal cycles clear with no vehicles waiting through more than one signal ' cycle. B Operating speeds beginning to be affected by .other traffic; between one and ten percent of 0.61 - 0.70 ' the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods. C Operating speeds and maneuverability closely controlled by other traffic; between 11 and 30 percent of the signal cycles have one or more 0.71 - 0.80 ' vehicles which wait through more than one signal cycle during peak traffic periods; recommended ideal design standard. _ • ' D Tolerable operating speeds; 31 to 70 percent of — the signal cycles have one or more vehicles which wait through more than one signal cycle 0.81 - 0.90 ' during peak traffic periods; often used as design standard in urban areas. E Capacity; the maximum traffic volume an inter- section can accommodate; restricted speeds; 71 to 100 percent of the signal cycles have one or 0.91 - 1.00 more vehicles which wait through more than one ' signal cycle during peak traffic periods. F Long queues of traffic; unstable flow; stoppages of long duration; traffic volume and traffic ' speed can drop to zero; traffic volume will be Not Meaningful less than the volume which occurs at Level of Service E. (a) Although the Highway Capacity Manual recommends the above relationship ' between level of service and volume/capacity ratios, field observation shows that a more appropriate relationship would be as follows: A, 0.00 to 0.80; H, 0.81 to 0.SS; C, 0.86 to 0.90; D, 0.91 to 0.9s; ' and E, 0.96 to 1.00. Source: Highway Capacity yanual. Highway Research Board Special Report 87, National Academy of Sciences, Washington D.C., 1965, page 320. Appendix B , ' MARINERS' MILE TREND GROWTH LAND USE FORECASTS Traffic Analysis Zone Land Use Description 11 Restaurant 22, 340 SF* Office 44, 680 SF ' Commercial 22,340 SF 12 Restaurant 18,330 SF office 36, 660 SF ' Commercial 18,330 SF 13 Restaurant 33,870 SF Office 67,740 SF ' Commercial 33,870 SF 14 Restaurant 2,120 SF Office 4,240 SF Commercial 2,120 SF ' 15 Single Family Attached 23 dwelling units 16 Restaurant 10, 370 SF Office 20,750 SF ' Commercial 10 ,370 SF 17 Restaurant 22,610 SF Office 45,220 SF Commercial 22,610 SF 18 Restaurant 19,570 SF Office 39,130 SF Commercial 19,570 SF ' 19 Restaurant 12,410 SF Office 24 , 820 SF Commercial 12,410 SF' 20 Restaurant 18,830 SF Office 37,660 SF Commercial 18, 830 SF 21 Restaurant 36,600 SF ' Office 73,200 SF Commercial 36,600 SF 22 Single Family Attached 17 dwelling units ' 23 Restaurant 11, 260 SF Office 22,510 SF Commercial 11,260 SF ' 24 - - 25 Single Family Attached 9 dwelling units 26 Restaurant 25 ,570 SF Office 51, 140 SF Commercial 51, 140 SF Boat Slips 35 slips 27 Restaurant 24, 330 SF ' Office 48,660 SF Commercial 24, 330 SF Boat Slips 35 slips Traffic ' Analysis Zone Land 'Use Description ' 28 Restaurant 20,930 SF Office 41,850 SF Commercial 20, 930 SF Boat Slips 35 slips Office 15,830 SF Boat Slips 35 slips ' 29 Restaurant 21,550 SF Office 43,100 SF Commercial 21,550 SF Boat Slips 35 slips ' Restaurant 10, 800 SF Office 6,990 SF Commercial 6,270 SF ' Boat Slips 35 slips 30 Restaurant 5,150 Sr Office 10,290 SF ' Commercial '51150 SF 'Boat Slips 35 slips Commercial 1,420 SF Restaurant 7,400 SF ' Boat Slips 35 slips, 31 Restaurant 34,380 SF Office ' 68,760 SF ' Commercial 34, 380 SF Boat Slips 39 slips Restaurant 10,390 SF Office 4,320 SF ' Boat Slips 39 slips TOTALS BY LAND USE: ' RESTAURANT 368,810 SF ' OFFICE 707,550 SF COMMERCIAL 373r480 SF SINGLE FAMILY ATTACHED 49 Dwelling Units BOAT SLIPS 358 Slips ' Source: City of Newport Beach ' Planning Department * Square Feet ' t y 1 O 0 c a < o � o � Fy C < < Hospital Road 58 59 c` 84 > co 83 8515 e S 57 60 J` 86 ST 101 O 61 102 Cllit 011va 0 7 77 16 24 112 22 1a 9 III 21 oQ 6 64 W on y`2 7313�5 HO��p 892�8 Is 92103�5 49T u3 100 6 56 111 69 7 4 el 9 1 aclilc Coast HI hwa 91 93 194 6 \Ii ' 09- 55 665 6 68 70 72 1 �2B 29 A30 A/ 31 52 1 66 26 0 5 5 51 LEGEND: • NODE 1n 54 TRAFFIC ANALYSIS ZONES 110 \D\aA)FIACIYAN UANNCLL,INC MARINERS MILE NETWORK AND TRAFFIC ANALYSIS ZONES I141 umym Um+,lmi+U 1 Ns�pml 6+ 994UY•J30'40 pl41 i49 JY YYJU 1 J INITIAL STUDY AVON STREET PROPERTIES City of Newport Beach pbr r fi �III � L INITIAL STUDY FOR AVON STREET PROPERTIES TENTATIVE PARCEL MAPS Prepared for: CITY OF NEWPORT BEACH PLANNING DEPARTMENT �1 P.O. Box 1768 Newport Beach, California 92663-3884 (714) 640-2197 Prepared by: NPHILLIPS BRANDT REDDICK 18012 Sky Park Circle Irvine, California 92714 (714) 261-8820 MARCH 1984 TABLE OF CONTENTS Section Title Page r( I. PROJECT DESCRIPTION 1 A. INTRODUCTION 1 B. PROJECT LOCATION I C. PROJECT APPLICANTS AND KEY CONTACTS 1 D. PROJECT CHARACTERISTICS 2 E. APPROVALS AND PERMITS REQUIRED 3 ( II. EXISTING CONDITIONS, IMPACTS AND MITIGATION MEASURES 5 A. LANDFORM/GEOLOGY 5 B. HYDROLOGY 8 C. ARCHAEOLOGICAL RESOURCES 10 D. BIOLOGICAL RESOURCES 11 E. LAND USE PLAN CONSISTENCY 12 F. LAND USE COMPATIBILITY 19 G. TRANSPORTATION/CIRCULATION 22 H. AIR QUALITY 31 I. ACOUSTIC ENVIRONMENT 35 J. AESTHETICS 38 III. ORGANIZATIONS AND PERSONS CONSULTED 40 IV. LIST OF EXISTING CITY POLICIES AND REQUIREMENTS 41 V. LIST OF MITIGATION MEASURES 43 VI. APPENDICES 45 A. Geotechnical Report B. Archaeological Resources Study C. Traffic .Study LIST OF EXHIBITS Exhibit No. Title Following Page No. G 1 Site Vicinity 1 +� 2 Project Location 1 3 Eastern Subdivision 2 4 Western Subdivision 2 5 Topography 5 6 Surrounding Land Uses 20 7 Existing Daily Traffic Volumes 23 8 Project Trip Distribution 25 9 Base Condition 26 �I 10 Alternative A-1 26 �( 11 Alternative A-2 26 12 Alternative B-1 26 13 Alternative B-2 26 14 Avon Street Extended to Santa Ana Avenue 30 ` 15 Site Photograph Index 38 15a Site Photographs 38 15b Site Photographs 38 �1 15c Site Photographs 38 15d Site Photographs 38 1 I. PROJECT DESCRIPTION A. INTRODUCTION This Initial Study has been prepared in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City of Newport Beach Policy K3. The study's purpose is to enable the City of Newport Beach to determine whether approval of the subdivision of two parcels, which will create five new residential building lots, will have a significant effect on the environment. The location and characteristics of the proposed project are described below. In addition, permits required prior to construction on the project site are discussed. B. PROJECT LOCATION The proposed subdivisions consist of two non-contiguous parcels generally located northeast of the intersection of Old Newport Boulevard and Pacific Coast Highway (see Exhibit 1) . More specifically, the study area is bordered by Cliff Drive to the north, Santa Ana Avenue to the west, and the unimproved extension of Avon Street to the south. A separate resi- dential parcel , approximately 100-feet wide, is located between the two project parcels (see Exhibit 2) . C. PROJECT APPLICANTS AND KEY CONTACTS The lead agency for the Initial Study is the City of Newport Beach, the environmental consultant is Phillips Brandt Reddick, and the project appli- cant is Rolly Pulaski and Partners Architects. Key contact persons are: City of Newport Beach: Pat Temple Environmental Coordinator Planning Department City of Newport Beach 3300 Newport Boulevard P.O. Box 1768 Newport Beach, CA 92663-3884 (714) 640-2197 Phillips Brandt Reddick: Mitchell K. Brown Anthony Skidmore 18012 Sky Park Circle Irvine, CA 92714 (714) 261-8820 ' 1 _s�l{`�-,1G�. 'I a r- •� . �` ��' `,moo I t•Ty�4i I u� Park Traa \ \y�f i ReSC1i mN MeNal Li • r— 1 \r"= i_ _ T�IJq A,pY m V ( ::1C•.. aJ y 9 fy, *.r7 eQP U.en4J(•\ ` Vv _ .'< a /c, .Y•�� / ` %` < �� .. • ila.(a \ ' �g i• � � �4 / � �9JIa1fJ J��G J� � S9h•,'7 i a + . 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W 34 Q � 0R � Sayl `'ire r Newport Park '.•'i l.rl .. i ,,,11 r i � SITE VICINITY AVON STREET PROPERTIES City of Newport .Beach • • EXHIBIT 1 P WEST SUBDIVISION EAST SUBDIVISION 5s NOT A PART ' I I I --------------------- --------- - ----- ----- Avon Street Right-of-Way i i Ii i i - I 1 PROJECT LOCATION 0 25 60 T5 AVON STREET PROPERTIES • • City of Newport Beach EXHIBIT 2 i �1 Rolly Pulaski and Partners Architects: Rolly Pulaski 5120 Birch Street Newport Beach, CA 92660 (714) 851-0431 D. PROJECT CHARACTERISTICS The proposed project involves the subdivision of two non-contiguous parcels to create a total of seven building lots. An existing single-family dwell- ing is located in the northern portion of each project parcel . These two dwellings are proposed to remain. The project will , in effect, create five new building lots south of the existing residences including three new lots in the western subdivison and two new lots in the eastern subdivision. The size of the new lots range from approximately 6,500 square feet to 10,800 square feet, with an average of approximtely 8,500 square feet. The lot size for the existing residences in the east and west subdivisions are approximately 12,700 square feet and 8,000 square feet, respectively. Exhibit 3 presents the proposed Tentative Parcel Map for the eastern sub- division and Exhibit 4 is the map proposed for the western subdivision. Access to the new building lots would be gained from Avon Street. This roadway currently extends approximately 400 feet west from Riverside Avenue as a narrow two-lane undivided street with paving and south-side curbs/ gutters. From this point, Avon Street continues west as a gravel road for about 200 feet to the north entrance of a mobile home park. Beyond the mobile home park, Avon Street exists as a poorly defined dirt path. A 40'- wide right-of-way for Avon Street extends from Santa Ana Avenue to River- side Avenue. The Mariners' Mile Specific Area Plan has anticipated that Avon Street would ultimately be improved to provide through access from Riverside Avenue to Santa Ana Avenue. The project proponent has proposed that Avon Street be improved as a two-lane undivided roadway from Riverside Avenue to a point approximately 180 feet east of Santa Ana Avenue where the road- 2 i WEFT 1 Of 1 VW n Am7 1 MAP CITY OF NEWPORT BEACH , COUNTY OF ORANGE , STATE OF CALIFORNIA WINIM A SVBOIM ON Of LOT 2,BfOCN B. Of TIMT AOONON TO N61MN HEICHTI.Mn 4/94 9 Mims WEW L WE01 11.64 AM R rtt3ZVOC MISS IMER/5UNIVIDER CIVIL ENGINEER `�^ I MR. ROD I 0117 ROBIN B.MMM5 I A5'IOC.:INC. MR.Ru1Y PUUISKI DOM nMEsi'CA' 9"x ZL�T05 .AO• \ HID BILIA)OIGT 01/1 W-INL iSE'LE T.,W 1EVZOU RR G H. 77L[e ❑Ml KIIE1 t E PROPERTY ADDRESS C ns7 CLIFF 1IF BA mil/ fK.]7 NWW BEACH .GI. 1 \~ w 3 � I � NE 95 p \�O PARCEL 5 \ o AREA- a«;`;l. FARCE 2 GENERAL WES 1. ESnm 7lkE -1 NI L. FOR IO EU •71NVE FAMILY AES 4 LAIJEL 1-FI lMTamitlVA N ALIAW 1 rAlIms VNOQS z 1) f11LAlNRi VA[AYi IDSL 71V d. �qT�, .� % ���• 5010{:NE IEVEA TO EE AIPIXf MU1VAO ZO115NfEFmil IN 512 kl M IAYLM IEVEA FAYlEYI OIOt tAQII VAEEA: NOJM DM 7fM L VAEA N )ElE N MUMBIC G. DW • ma Wm NUT 70 INADATOY IM QOIM VA1FR WFAFLRL { 1 7 \1 PARCEL 3 � / j a• AAG•7.1Z1 U. \� 47.T NV 17.7 IVY 7 s L• L �'� -AADA05FD fLge ONL7• Y ! Z% LV 1 1 / I�r / / i • •o • . IL� ems\\/j I(/y(�� I 1AOf05[O 11WJAIX �L ' `� � AAOAOEO AL MVING f 7 I MOLOHD mug" Eum 1 W I � mug"OIUYYE 7VNF AVON PROPOSED CRM WIN NO KQ SOURCE.ROBIN HAMERS & ASSOCIATES EASTERN SUBDIVISION AVON STREET PROPERTIES . . City of Newport Beach EXHIBIT 3 a HAS igm Lr-AE@S oULIE"L LIFT1'► t1 � 1PAMD) ----IFS+` b �E CITY OF NEWPORT BEACH, COUNTY OF ORANGE , STATE OF CALIFORNIA rlTs A Srrllll i MU i W fl16T ASmpll T7 r4rpv HEVAn.KTS47%. �• - a ffam am LHAIM p.1LA[IIS WHIMIAI mf im.*+ PROPERY ADDRESS : ul7r qIL[ QWNER SUBDIVIDER CIVIL ENGINEER RM E UWZXA" MR. Bob INM ROBIN B.NARER5 4 AMR, m TIe AIEn MR. BULLY PULA5R1 714 c17-msr M m \ )wfQ sel".1"1IL1 Slm BIRCH S um RES9.U.1%27Imam -/7N)1N•171a NLWrLp BEACH ." 9)r.n Lllt)Sb•Iltt 17N7 A,1-9411 AO wal L LAO -- -- ---� SANTA a AM LTSE mxup E LTW AVENUE •N�9Y S - ___ a�C• ___ �y ew4 \ �5�� lR•0.S%) ��"� EII,i. Ep2E ppLT� LR•42%) ��Q.' —�..._ V59•t5Vm'E - - _ Fla I'm US ROB S7L' -+� i.— 42 eo• 117 oU• `•- 4Lpp' -�� �.- - � sa �_ PARCEL 2 AREA, e.m➢,r. mSlr.L'AOfll!n Te j Y \ \ .ti PARCEL 1 ARIA:B.p77 SE w AIW•t.70p SF. \ 2 ? PARCEL 3 ASEA. 10.790 9r. \ '$o£\\ 1�• \ tp p5 L•472 R• ahT o rW� , a \ / \ �• TN GENERAL NUTE5: ` LmmrL n2li Im A,QI•ma.Atr mrl•w pftp ROD L mm am mTAILI ELpllw 4)L -u, e f �9 & 1 S II�S I.l.l)RSYIOtl WLJII ,7//•T , IGMC�BFr lw�an ArW oS^'Ls aO j SKun SM' WW RRF DEM 'HWER AVDA iiND WAS 1RM11�"T Elu'TIETTR a,nA. Hatt s IT HAVE,EVER u,E- a um: HWM LKAW,EVER MIT VARR R)A • rMn&V ELEPHUMENA5 p CELE \ G ARM NUT VARET TO IR UVATIM 09 9TMI VAnR munm 80*F-ROBIN HAMERS 3 ASSOCIATES WESTERN SUBDIVISION AVON STREET PROPERTIES City of Newport Beach EXHIBIT 4 way would terminate as a cul-de-sac. The proposed roadway section would include a curb-to-curb width of 24 feet, a five-foot wide sidewalk and curb along the north side of the street, and curb and gutter along the south side. It is proposed that the remaining portion of the right-of- way, located from the cul-de-sac to Santa Ana Avenue, be relinquished to Parcel 1 of the western subdivision. E. APPROVALS AND PERMITS REQUIRED Several interrelated approvals and permits are required prior to implemen- tation of the proposed project. The project applicant is currently re- questing approval of the following discretionary actions: 1. Resolution: The approval of a Resolution No. recommending to j the City Council an amendment to the Mariner's Mile Specific Area Plan so as to allow the construction of a cul-de-sac at the westerly terminus of Avon Street, easterly of Santa Ana Avenue. 1 2. Subdivision: Request to resubdivide an existing parcel of land and a portion of unimproved Avon street (proposed for vacation) into four parcels of land for single family residential purposes. The proposal also includes an exception to the Subdivision Code so as to allow the construction of a cul-de-sac with a 32 foot radius where a minimum 40 foot radius is required. Request to resubdivide an existing lot into three parcels of land for single family residential purposes. The proposal also includes an exception to the Subdivision Code so as to allow a 40 foot wide right- of-way on Avon Street where a minimum 60 foot width is required. 3. Amendment to Mariner' s Mile Specific Plan District: Request to amend the Mariner's Mile Specific Plan District so as to allow the construc- tion of a cul-de-sac at the westerly terminus of Avon Street, easterly of Santa Ana Avenue. The proposal also includes a request to amend a portion of Districting Maps No. 4 and 5 so as to reclassify a portion of the southerly half of unimproved Avon Street (proposed to be ' vacated) , between Santa Ana Avenue and a point approximately 210.0 3 feet easterly of Santa Ana Avenue, from the SP-5 District (Mariner's Mile Specific Plan Area) to the R-1 District. The extension of the 5 foot front yard setback on Santa Ana Avenue and the 10 foot front yard setback on Avon Street designated on said Districting Maps are also proposed. 4. Coastal Development Permit: Request to consider a residential coastal development permit for the purpose of establishing project compliance for three proposed single family dwellings in conjunction with Resubdivision No. 767, pursuant to the Administrative Guidelines for the implementaiton of the State law relative to Low-and-Moderate Income Housing. 5. Environmental Document - Initial Study: An acceptance of an environ- mental document so as to allow the implementation of the proposed pro- Ject. In addition to the approvals and permits noted above, grading and building permits are required. These will be issued by the City upon approval of specific grading and building plans. 4 � I II. EXISTING ENVIRONMENTAL CONDITIONS, IMPACTS, AND MITIGATION MEASURES A. LANDFORM/GEOLOGY/SOILS Existing Conditions LANDFORM The study area is located at the seaward edge of a broad mesa. The exist- ing residential units are located on relatively flat ground at the edge of the mesa. From the edge of the mesa, which is at an elevation of about 70- 75 feet above mean sea level (msl), the site elevation descends to between 20-30 feet above msl along the southern boundary (see Exhibit 5) . Slopes range from approximately 15% in the western portion of the study area to approximately 45% in the eastern portion. Total relief on the project site is approximately 55 feet. GEOLOGY/SOILS The following information is a synopsis of a geotechnical investigation conducted by Fred Pratley, Geotechnical Consultant, in October 1981. The full report is included as Appendix A of this document. This investigation surveyed the western subdivision area. Much of the information contained within the investigation can be considered applicable to the eastern por- tion of the study area as well . The dominant earth material within the survey area is a loose to moderate- ly dense medium grained sand (terrace sediments), incipiently cemented in part, and containing coarse grained to gravelly facies including some car- bonate conglomerate pods and slabs. Also located within the survey area are fills comprised of loose fine-to-medium grained silty sand and trash, with occasional sandstone or shale rock fragments from nearby bedrock materials. For the most part, the fills are derived from excavated marine and non-marine terrace sands. Soils developed from these sediments are fine grained with a silt and clay matrix. There is little indication of expansive characteristics due to the low percentage of swelling-type clays. These soils are 'estimated to be not more than two feet thick. 5 -70 -60- . j fi -40- i -30 -- --- ------------ ...... ---- ----- -20- --- -- TOPOGRAPHY I' AVON "STREET PROPERTIES 0 25 bo 75 City of Newport Beach W � EXHIBIT 5 Contact with the underlying terrace is gradational , occurring generally at about 1.5 feet below the ground surface. Alluvium deposits are found within the southeast portion of the survey area. The structural attitude of sediments within the survey area indicate no daylighting strata as exhibited by horizontal attitudes or attitudes with only a slight tilt. SEISMICITY Approximately 2,200 feet west of the project site lies one of the main branches of the Newport-Inglewood fault system. Other major faults which are active in the southern California region include the Whittier-Elsinore, San Jacinto, Sierra Madre and San Andreas faults. An earthquake of a Richter Magnitude 6.3 occurred on the Newport-Inglewood fault, offshore from Newport Beach, on March 11, 1933. It is estimated that this fault system will produce additional earthquakes of a Richter Magnitude 6 to 7 within the next 40 years.1 The ground movement intensity at the project site which would result from such an earthquake is estimated to be VIII on the Modified Mercali Scale. Ground acceleration estimates for the project site indicate a 10-percent probability that a 0.30 g acceleration will occur once in 50 years, and a 64-percent probability of a 0.15 g acceleration within the same time span. Distant earthquakes such as those likely to originate on the San Andreas could produce the dominant period of ground acceleration for 0.5 seconds or longer, with the duration of strong shaking lasting approximately 15-20 seconds. Impacts LANDFORM 1. Source: Fred Prateley, "Engineering Geologic Reconnaissance, Park Z, southwest of Santa Ana Avenue and Avon Street, October 1981. �' 6 Development of the project site will result in an unavoidable modification t of the existing landform. In addition to the grading association with pre- paring building pads, there will be grading required for the extension of Avon Street and the proposed cul-de-sac. The exact nature and extent of grading required will be determined during the site design stage of devel- opment. GEOLOGY/SOILS Based upon the findings of the preliminary geotechnical investigation, the survey area appears to be grossly stable and should remain so providing that the subsurface is not detrimentally exposed to excessive groundwater generated upslope from inordinate irrigation, leaking sewer or water lines, or failure of flood control devices. The natural terrace sediments provide good foundation materials and are considered to have adequate strengths to support residential construction. The majority of the fill material would also be adequate for support if properly engineered and reworked. The alluvium deposits and overlying residual soils exhibit inadequate strength characteristics and should not be used for any structural support. The structural attitude of the sediments within the survey area is not con- sidered detrimental to the stability of the natural slopes, and should not hinder development within the hillside areas. SEISMICITY The study area is subject to ground shaking from the nearby Newport-Ingle- wood fault zone and other regional faults. However, ground shaking is a common problem in seismically active southern California. It is not anti- cipated that ground rupture associated with faulting will occur om the project site. City Policies and Requirements A. Development of the site shall be subject to a grading permit approved by the Building and Planning Department. 7 B. The grading plan shall include a complete plan for temporary and per- manent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. C. An erosion, siltation, and dust control plan shall be prepared by a civil engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive ' soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheet shall be furnished to the Building Department. D. Prior to issuance of building permits, a specific soils and foundation study will be prepared. E. All buildings will conform to the Uniform Building Code (UBC) and City seismic design standards. Mitigation Measures 1. The a seismic design of structures proposed for the project site should consider repeatable ground accelerations of at least 0.4 g. 2. Retaining wall bases, perimeter footings or piers embedded in undis- turbed terrace sands should be proportioned for assumptive bearing stresses as allowed by the currently adopted Edition of the Uniform Building Code for "silty sands" not to exceed 1,500 psf. These are assumptive evalues only. Design values on earth fills can be obtained by soil engineering analyses on representative samples of the terrace sediments. The existing retaining wall supporting the unimproved ' section of Avon Street is assumed to have been constructed along a natural escarpment, however a more thorough examination of the wall ' s backfill.s and location of inplace terrace sediment should be conducted. B. HYDROLOGY IExisting Conditions 8 SURFACE DRAINAGE A field survey indicated that no drainage improvements exist on the, site. Runoff within the study area generally collects in natural drainage courses which flow to the south and southwest. The majority of runoff drains onto the unimproved portion of Avon Street. Runoff on the eastern portion of the site flows into a natural drainage swale located along the north side of Avon Street. This swale extends approximately 400 feet west from a point near Riverside Avenue. Erosion is evident within the eastern por- tion of the study area. During periods of heavy rainfall , runoff from the study area drains past Avon Street and onto Coast Highway. This additional runoff adds to the existing flooding problems experienced on Coast Highway. Also, silt and dirt carried by runoff is deposited on Avon Street and Coast Highway. GROUNDWATER The geotechnical consultant found no groundwater flows or seepage within the area surveyed. Impacts The volume of runoff will increase incrementally due to the increase in Impermeable surfaces. Surface runoff patterns will be altered by addi- tional development of the project site. Surface runoff from the study area could be routed, into the City's storm drain system by installing a new storm drain adjacent to the project site and/or by grading Avon Street to allow runoff to flow to Riverside Avenue. It should be noted, however, that there are existing flooding problems on Riverside Avenue during heavy rainfall . Erosion and water quality impacts will be reduced, by the provision of landscaping and a improved drainage system. City Policies and Requirements 9 �. F. The velocity of concentrated runoff from the project shall be evaluated ' and erosive velocities controlled as part of the project deisgn, incbuding areas immediately adjacent to the site. G. An erosion, siltation, and dust control shall be prepared by the appli- cant and approved by the Building Department. H. Existing onsite drainage facilities shall be improved or upgraded to the satisfaction of the City. I . Exposed slopes shall be planted as soon as possible to reduce to ero- sion potential . Mitigation Measures 3. A hydrology study shall be prepared for the area tributary to Avon Street. The study shall include measures to be incorporated into the project design which provide for adequate control of anticipated run- off flows. C. ARCHAEOLOGICAL RESOURCES An archaeological assessment of the project site was conducted in September 1983 by Archaeological Resource Management Corporation. The investigation included a records search and walk-over survey of the subject property. The following is a summarization of the principal findings of the study, with the complete report included as Appendix B. ' Existing Conditions The records search which was conducted indicated that the study area had not previously been surveyed, nor were there any recorded sites within the project boundaries. Two sites recorded in 1912 were noted to exist within one-quarter mile of the project area. It is doubtful that these sites survived ensuing development in this area. 10 No signs of any prehistoric use or habitation were noted during the walk- over survey of the project site. Signs typically associated with such use include scatters of shell , bone, or pottery, lithic tools, fire-altered rocks, or soil discolorations. These signs would be quite evident against the yellowish sand which covers the project site. Impacts Due to the absence of any known archaeological resources within the study area, no adverse impacts are anticipated from the proposed project. City Policies and Requirements J. All earthmoving activities shalt be done in accordance with City poli- cies K-5 and K-6. Mitigation Measures No mitigation measures are proposed. D. BIOLOGICAL RESOURCES Existing Conditions Most of the study area has been disturbed by development or rough grading. Existing vegetation is comprised primarily of introduced plant species. The predominant plant community within the study area is grassland and includes telegraph weed (Heterothica grandiflora), mares tail (Conyze cana- densi,$) , nettleleaf goosefoot (Chenopodium muarale), wild raddish (Raphnius sativa) and Australian saltbush (Atriplex semibicatta). Located in the northern portion of the study area near the existing residential dwelling units are several mature trees including pine, eucalyptus, California Pep- per and a Japanese Elm. Also, a cluster of eucalyptus trees is located at the southwestern tip of the site. Extending along the drainage ditch on the north side of Avon Street and up the central portion of the site are stands of giant reed and caster beans. 11 i Impacts Development of the project site will result in the removal of portions of the existing onsite vegetation. It is anticipated that the affected vege- tation will be limited primary to grasses and shurbs. The mature trees located onsite are largely within the proposed lot lines for the existing residences and are not expected to be removed. The removal of shrubs and grasses is not considered to be significant because of their low habitat values and species diversity. Mitigation Measures Due to the absence of any significant impacts, no mitigation measures are provided. E. LAND USE PLAN CONSISTENCY Existing Conditions GENERAL PLAN General Plan Elements include Land Use, Residential Growth, Housing, Circu- lation, Public 'Safety, Noise, Conservation of Natural Resources, and Recre- ation and Open Space. Land Use Element - The study area is designated for "Low-Density Residen- tial" uses with a maximum density of four dwelling units per gross acre. Residential Growth Element - Some of the general , city-wide residential development policies related to the project include: - The density of all future residential development shall be limited to the lowest feasible and reasonable level , and shall not exceed fifteen dwelling units per buildable acre on any individual pro- ject; and 12 r The size of all future residential buildings shall be limited to preserve community character, through use of floor area ratios, lot coverage limits, and building bulk regulation. The project site is located within statistical division H which includes Mariner' s Mile, Newport Heights and Cliffhaven. Housing Element - The City of Newport Beach recently adopted a revised Housing Element that complies with Article 10.6 of the Government Code (AB 2853). The element examines residential development within the City and provides policies/programs to facilitate conservation, improvement and development of housing for all economic segments of the community. Circulation Element - The Circulation Element delineates the alignment and designations of existing and future major thoroughfares within the City. , Also contained within the Circulation Element is a description of specific roadway improvement projects proposed within the City. Public Safety Element - The Public Safety Element identifies areas which are subject to potential geologic, fire, or flood hazards. The study area is designated• as Category 2, "Stronger Shaking Potential". Other geologic hazards indicated for the study area include: 1) ground slope of 25% or greater, 2) .potential for moderate to highly expansive soils, and 3) slight to moderate erosion potential . No fire or flood hazards ,are identi- fied within the study area. Noise Element - This element identifies existing and potential noise levels and proposes a control program for noise mitigation. According to the Element, the southwest tip of the study area will be subject to noise levels up to 65 CNEL for future conditions. Conservation and Natural Resources Element - This element describes the City's existing resources and programs/actions intended to conserve resources. Most of the information and policies are general in nature and do not affect the study area directly. 13 ' Recreation and Open Space Element - This element provides an overall guide for preservation/development of trails, scenic highways, open space and recreation areas in the City. The project site is located within an area where recreational needs presently are being met by existing school facili- ties. In terms of nearby open space areas, Cliff Drive Park is located east of and adjacent to the project site and is valued for its bluff top views of the harbor, ocean, and lower Newport. The natural bluffs south of Cliff Drive, between Santa Ana Avenue and Riverside Avenue, are identified on the City' s Open Space Plan as being a scenic area. LOCAL COASTAL PROGRAM (LCP) The Land Use Plan of the LCP consists of policies and land use designations for areas within the Coastal Zone of Newport Beach. The project site is located within the Coastal Zone and is designated "Low-Density Residen- tial". The maximum density allowed by this designation is four dwelling units per buildable acre. Policies within the LCP which are relevant to the project include the locating and planning of new development, and the preservation of coastal views. Generally, new development should be concentrated in areas of existing development. Also, the location and design of new development should take into account public view potential . Specifically mentioned in the LCP is the protection of coastal view areas, including Cliff Drive Park which is located east of the project site. MARINERS' MILE SPECIFIC AREA PLAN The area within the Mariners' Mile Specific Area Plan is located south and southeast of the project site. The northeastern boundary of the Specific Plan Area is defined as the centerline of Avon Street, west of Riverside Avenue. Uses allowed in the Mariners' Mile Specific Area Plan 'include ' Retail/Service Commercial and Recreational/Marine Commercial . ZONING The Zoning Code establishes districts for the entire City which regulate ' use of land and buildings, floor area, setbacks and building height. The 14 study area is located within an R-1 district which allows one singl'e-family dwelling unit per building lot, at a maximum density of four dwelling units per gross acre. The southern half of the Avon Street right-of-way is located within the Mariner's Mile Specific Area Plan. The zoning for this area is, "Specific Plan Area No. 5" which provides for only those uses allowed in the Mariner's Mile Specific Area Plan. SUBDIVISION CODE The City subdivision code specifies design standards, procedures and , requirements prior to dividing land for sale or lease. Impacts GENERAL PLAN Land Use Element - When the City's General Plan was adopted in 1973, the low-density residential designation permitted development up to 10 dwel- ling units per gross acre. In 1975, the General Plan was amended to create a medium-density residential designation permitting development of four to ten dwelling units per buildabl.e acre, and to change the low den- sity residential designation to permit a maximum of four dwelling units per buildable acre.l The medium density category was to be applied to existing residential subdivisions and to new subdivisions where the exist- ing neighborhood is within the four to ten dwelling units per buildable acre limit. It is not clear from the record what the City's intention was with respect to the project parcels at the time of the 1975 General Plan Amendments.2 While the City's intent of reducing development on major undeveloped sites surrounding the 'bay is clearly evident', the application 1. Buildable acreage is defined as including the entire site less areas with a slope greater than 2:1 and open space, park dedication and street areas. 2. Source: Bob Lenard, Advance Planning Administrator. City of Newport Beach. 15 r of the amended standards to small sites similar to that of the project is not as discernible. In previous applications, the Planning Commission has considered not only the General Plan density designation for a particular site, but has also considered the size of the lots in the surrounding neighborhood. Although the density of the proposed project exceeds four dwelling units per buildable acre, the lot sizes proposed are similar to those of nearby residential areas. The project's consistency with the land use goals and policies of the City will ultimately be determined during project consider- ation by the Planning Commission and City Council . Residential Growth Element - The low density of the project is consistent with the general city-wide residential development policies. The size of future buildings within the study area will be regulated through the R-1 zoning provisions. Housing Element - The affordable housing requirements for the proposed project will be determined subsequent to completion of an Economic Feasi- bility Study prepared for the project by the City of Newport Beach. The study will be prepared in conjunction with the processing of a Coastal development Permit for the project, and will evaluate the ,feasibility of providing affordable housing on the project site. Circulation Element - The improvements proposed for Avon Street are not in the Circulation Element, as Avon Street is not a City's Master Planned Street. The deletion of Avon Street as a through roadway from Riverside Avenue to Santa Ana Avenue will , however, affect traffic on Coast Highway in the long term. Public Safety Element - A preliminary geotechnical investigation specific to the project area concluded that the area appears to be grossly stable. A more definitive evaluation as to the stability of individual building lots will be provided in conjunction with future soils .and foundation studies (see Section II.A. , LANDFORM/GEOLOGY/SOILS). 16 Noise Element - A small portion of the study area will be located within the future 65 CNEL contour for Coast Highway. Mitigation measures are recommended in Section II.H. , ACOUSTICAL ENVIRONMENT to. insure that noise levels in the study area will be within acceptable limits. Conservation and Natural Resources Element - This element will not be t affected by implementation of the proposed project. Recreation and Open Space Element - It is not anticipated that the bluff top views from Cliff Drive Park will be affected by, development. In addi- tion to the study area being located to the side of the park (as opposed to being directly interposed between the park and Newport Bay) , dense vege- tation and topographic features greatly limit views between the two areas. Development on the project site will alter the charcter of the southwest facing bluffs within the area. LOCAL COASTAL PROGRAM (LCP) The project's consistency with LCP involves the same issues identifed earlier in regards to the Land Use Element. MARINER'S MILE SPECIFIC PLAN The Mariners' Mile Specific Area Plan identifies Avon Street as extending straight along the southern boundary of the project site to connect with Santa Ana Avenue. Also, the Mariners' Mile Specific Area Plan includes a parking concept which would provide for "back-in" parking between the wes- tern portion of Avon Street and the adjacent commercial uses. Implementa- tion of such a road alignment and parking concept becomes increasingly more difficult along the western extension of the Avon Street right-of- way. This is due to the exi-sting topographic characteristics of the area. The eastern two-thirds of Avon Street is at the same elevation as the adjacent commercial lots, but a grade separation begins at the northeast corner of Coast Imports and gradually increases towards the west. At the northwest corner of Coast Imports, Avon Street's existing elevation is approximately eleven feet greater than the adjacent commercial lots. From this point west, the grade separation remains at approximately eleven 17 feet. Access and parking to the westerly commercial lots from Avon Street, given an eleven-foot grade separation, would require a two-level parking structure. The improvement of Avon Street through to Santa Ana Avenue would require raising the elevation of Avon Street to meet Santa Ana Avenue's elevation. The additional increase in roadway elevation would exacerbate access problems to the westerly commercial lots. The Mariners' Mile Specific Area Plan identifies Avon Street extending ' straight to Santa Ana Avenue. Such an alignment would result in a sharp angle of intersection for Avon Street at Santa Ana Avenue. A safer, more efficient intersection would require Avon Street to meet Santa Ana Avenue at a right-angle (see Exhibit 14) . To extend Avon Street through to Santa Ana Avenue with a righ-angle intersection would require approximately 6,000 square feet of additonal roadway right of way. The project applicant proposes to amend the Mariner's Mile Specific Area Plan to delete the western portion of Avon Street as currently identified in the Plan. The proposed termination of Avon Street as a cul-de-sac would effectively preclude the need to retain the remaining westerly por- tion• of the Avon Street as street right-of-way. It is proposed that the subject area be relinquished from the City to the applicant. ZONING CODE ' As noted earlier, the City's General Plan land use designations were amended. In the approval of major Planned Community development plans and subdivisions in the newer areas of the City, the new density classifica- tions have been used to determine the permitted number of residential units. However, this density classification system does not lend itself well to application in the older areas of the City.1 The City's tradi- tional zoning classification allows the following approximate densities:2 1. Source: Bob Lenard, Advance Planning Administrator, City of Newport Beach. 2. Ibid. 18 R-1 9 du's/buildable area R-1.5 18 to 44 du's/buildable acre R-2 18 to 44 du's/buildable acre R-3 27 to 36 du's/buildable acre R-4 36 to 54 du's/buildable acre As shown above, these zoning code densities do not correspond to the amended density classification system for low density residential areas. As with the General' Plan Land Use Element, the project's consistency with ' the Zoning Code will ultimately be determined during project review and consideration. SUBDIVISION CODE The proposed project is inconsistent with the design standards of the City's Subdivisiom Code. The Subdivision Code requires all turn-arounds to have a minimum radius of 40 feet. The proposed cul-de-sac has a radius of 32 feet. Mitigation Measures The proposed project should meet City subdivision standards. F. LAND USE COMPATIBILITY Existing Conditions ONSITE LAND USES Current land uses within the study area include two detached single-family dwelling units and open space. The homes are located in the northern por- tion of the study area, adjacent to Cliff Drive. The remaining portion of the study area is undeveloped. The unimproved extension of Avon Street runs parallel to the southern boundary of the project site. 19 SURROUNDING LAND USES Land uses surrounding the study area are indicated on Exhibit 6. To the west and north of the project site are detached single-family dwelling units. Located at the northern end of the lot which separates the eastern and western portions of the study area, is a single-family residential unit. East of the study area is open space improved as a view park (Cliff Drive Park). Located south and southeast of the project site is the Mar- iners' Mile Specific Plan Area which includes a variety of commercial uses Mas well as a small mobile home park. The following provides a brief des- cription of the location, orientation and types of commercial uses which are directly adjacent to the study area. 1st Nationwide Savings/"Tacos 'N' Teguilla" Restaurant: Adjacent to the southwest portion of the study area is a small commercial complex which fronts Coast Highway. The complex includes a savings and loan office, and a mexican-food restaurant/bar. To the rear of the com- plex, facing the project site, are appurtenant uses such as a parking Aarea, loading zones and trash dumpster enclosures. Lining the rear boundary of the lot is an 11-foot concrete retaining wall . �- Newport Imports: This imported car dealership is the major commer- cial use adjacent to the project site. Extending east from the afore- mentioned commercial complex, the subject lot includes showrooms, offices and a sales lot which front Coast Highway. Located near the ' rear of the lot, towards the project site, are car storage/parking areas and service/repair facilities. Sea & Sun Lodge: This single-story motel complex is laid out in a U- shape with two buildings perpendicular to Coast Highway, and a third building parallel to Coast Highway. The third building abuts the southern boundary of the project site. In addition to the commercial uses described above, a small mobile home park, containing approximately 25 units, is located adjacent to the south- east boundary of the project site. 20 Legend 1 SINGLE FAMILY DWELLINGS 1 1 2 CLIFF DRIVE PARK 3 THE ARCHES RESTJLIQUOR STORE 4 1st NATIONWIDE BANK 1 � 2i 5 TACOS 'N' TEQUILLA (REST.) 1 I 6 NEWPORT IMPORTS < T SEA & SUN LODGE AV 8 NEWPORT LIQUOR N g� r� 9 NEWPORT MOTEL O f• 10 CHINA PALACE (REST.) s 4 5 7 11 MOBILE HOME PARK 6 � 6 12 ROSAN (MANUFACTURING) O $ 6 8 9 r �, 13 THE TOWERS (APTJOFFICES) 01 O10 COAST �� 14 VILLA NOVA (REST.) 3 y ZYy O ,�Q I 15 TOKAI BANK 15 j STUDY AREA 4 it �t ., 13 12 f ? /��NEWPORT BAY i SURROUNDING LAND USES AVON STREET PROPERTIES 0 100 200 300 City of Newport Beach W • • EXHIBIT 6 Impacts ' ONSITE LAND USES The proposed land use is compatible with the existing residential' units within the study area. ' SURROUNDING LAND USES The project is compatible with the existing residential land uses which surround the study area. No project-related impacts are anticipated for the nearby view park due to the topographical features and vegetation which separates the study area from the park. There is the potential that the proposed residential uses will be impacted by the existing commercial uses adjacent to the project site. These impacts include noise, odors, glare and visual impacts. Sources of noise which may affect the study area include vehicle movements within parking areas (which also includes delivery trucks and garbage trucks) , and auto- mobile repair activities occurring in the Coast Imports service area. Prevailing ocean breezes may carry odors from the Coast Imports service area into the project site. Development on the project site could be exposed to glare impacts during the night. Light from fluorescent lamps in the Coastal Imports service ' area and from High Intensity Discharge lamps above the sales lot may impact future residents of the project site. The viewshed of Newport Bay from the project site will include views into the rear portions of the subject commercial lots. Those lots proposed at lower elevations of the - ' study area will have a greater exposure of such views than at upper el e- vatfons. In the event that a wall or landscaped barrier (i .e., hedge or dense row of trees) is constructed along the southern boundary of the project site, the aforementioned noise, odor and visual impacts will be reduced considerably. Such a wall or barrier is discussed in greater detail below. r 21. i Mitigation Measures 4. It is recommended that consideration be given to having a wall or land- scaped barrier (i.e., hedge or dense row of trees) be constructed along the southern boundary of the study area. Such a barrier can serve to reduce noise, odor and visual impacts at lower elevations of the study area. By effectively blocking the line-of-sight 'between the pollutant source and the receiver, noise and visual impacts can be reduced , directly. Odor impacts can be indirectly reduced by the increase in vertical mixing and dispursion afforded by the wall 's relationship to ' the prevailing breezes. The amount of attenuation offered by such a wall will be less at the higher elevations of project site. However, due to the increased distance from the pollutant source, the pollutant effect on these upper lots will be reduced thus minimizing the need for mitigation. G. TRANSPORTATION/CIRCULATION Basmaciyan-Darnell , Inc. completed a traffic study for the proposed pro- ' ject in November 1983. The following provides a summarization of the traf- fic report. The complete report is included in its entirety as Appendix C. Existing Conditions ACCESS Access to the project vicinity is provided primarily by Coast Highway, New- port Boulevard, Riverside Avenue, Santa Ana Avenue, Cliff Drive and Avon Street. The following, briefly describes the existing characteristics of these roadways. r I Coast Highway: is classified as a major arterial in the Master Plan Cir- culation Element for the City of Newport Beach. Between Newport Boulevard and Tustin Avenue there are three westbound and two eastbound travel lanes along Coast Highway. There is a two-way left-turn lane between Newport Boulevard and Riverside Avenue and a raised median between Riverside and Tustin Avenues. Left-turn pockets are provided in the eastbound direction 22 _ at Riverside and Tustin Avenues. Curbside parking is allowed except on the south side of Coast Highway between Newport Boulevard and Riverside rAvenue. Newport Boulevard: north of Pacific Coast Highway is a six-lane divided facility with turning lanes at Hospital Road. The Boulevard is graded separated at Coast Highway. Riverside Avenue: is constructed at a width of 56-feet (curb-to-curb) and is striped to provide two through lanes plus a bike lane in each direction. North of Avon Street, the roadway is channelized to provide one through lane plus a bike lane in each direction. Avon Street: is improved to one through lane plus a bike lane in each direction for a distance of approximately 400 feet west of Riverside Avenue.. The remainder of the roadway is unimproved. After a short jog to the south Avon Street continues east of Riverside Avenue to Tustin Avenue with one travel lane in each direction and parking on both sides of the froadway. 1 Santa Ana Avenue: east of Old Newport Boulevard is constructed at 10% grade and provides one through lane in each direction. Cliff Drive: is a residential street constructed to provide one travel lane in each direction and curbside parking. EXISTING CIRCULATION •Exhibit 7 presents the existing traffic volumes in the vicinty of the ' study area. The traffic volumes shown represent average winter •weekday volumes for nearby roadways, and 1980 average summer weekday traffic volumes for Coast Highway and Newport Boulevard (major roadway daily traffic volumes are higher during summer months) . The intersections of Coast Highway at Riverside and Tustin Avenues are considered critical to traffic flow in the project area. The operating characteristics of each intersection can be described in terms of Intersection Capacity U'tiliza- 2? �a r Ir it r r +n■I r r r �r r r rr Ir r r r r. e � � C O « C s� P° e u Street s m 2 Pacific Coast filphiveY 63/39 47/46 47/46 52/48 LEGEND: 61/69 33128 -XX/YY-DAILY TRAFFIC VOLUMES XX-VOLUMES REPRESENT AVERAGE SUMMER WEEKDAY VOLUMES (CITY OF NEWPORT BEACH TRAFFIC FLOW MAP 1e80)(IN THOUSANDS) 62/61 YY-VOLUMES REPRESENT AVERAGE 44/37 WINTER WEEKDAY VOLUMES (CITY OF NEWPORT BEACH TRAFFIC FLOW MAP 1982)(IN THOUSANDS) SOURCE: BD.L EXISTING DAILY TRAFFIC VOLUMES AVON STREET PROPERTIES City of Newport Beach ul= EXHIBIT 7 ' tion (ICU). ICU, expressed as a percent, represents the portion of an intersection' s total capacity that is being utilized. The resultant ICU can then be related to the Level of Service (LOS) to determine the quality ' of traffic flow through the intersection. Table 2 presents the existing ICU and LOS ratings for the two intersections. Table 2 EXISTING ICU AND LOS FOR NEARBY INTERSECTIONS 1 PM Peak Hour Intersection ICU LOS Coast Highway at: Riverside Avenue .7731 C Tustin Avenue .6764 B ' Impacts ACCESS ' Vehicular access to the lots proposed for development will be provided primarily from Riverside Avenue onto Avon Street. Also, a 5-foot wide pedestrian easement is proposed along the southern boundary at the study area. Typically, the City accepts a minimum of 10-feet for the width of pedestrian easement. This easement is intended to provide pedestrian access between Santa Ana Avenue and the study area. Such access would ' require design measures such as the use of stairs with a guard rail to allow travel from the study area up to Santa Ana Avenue. TRAFFIC GENERATION ' Based upon studies conducted for similar developments, tripmaking rates published by the Institute of Transportation Engineers, and studies con- ducted by the City of Newport Beach, trip generation rates were developed for the proposed project. Table 3 presents the traffic generation charac- teristics projected to occur at ultimate development of the study area (two existing dwelling units plus five additional units). ' 24 Table 3 ' PROJECT TRIP GENERATION 1 Estimated Trip Ends Land Use Daily AM Peak Hour PM Peak Hour In Out In Out r Seven Single-Family , Detached Dwelling Units 84 2 4 4 3 TRIP DISTRIBUTION ' Exhibit 8 shows the trip distribution characteristics of traffic generaton ' from the study area. This distribution takes into consideration the spatial orientation of possible attractors of trip making in the surround- ing vicinity and adjacent street system. Traffic Phasing Ordinance (TPO) The City of Newport Beach Traffic Phasing Ordinance (TPO) required ,the ' review of potential external traffic impacts on critical intersections for any office, industrial or commercial development of 10,000 square feet or ' more and any residential development, of 10 dwelling units or more. The proposed project consists of a total of seven (7) dwelling units (five new units) and, therefore, is exempt from the Traffic Phasing Ordinance regula- tions. However, while the project is exempt from the TPO, an Intersection Capacity Utilization (ICU) analysis was conducted for Coast Highway/River- side Avenue due to existing and anticipated problems at this intersection. FUTURE TRAFFIC VOLUMES The project applicant has proposed that Avon Street terminate as a cul-de- sac as opposed to extending it to intersect with Santa Ana Avenue. To assess the implications of this proposal, a series of alternatives, with various assumptions for Avon Street and access to/from Coast Highway, were analyzed. Provided below is a description of each alternative. 25 ' s i i i >• i I♦ i i !• f i i I>• i i i i s' • .,•cam c • N C C Q`0 m � O o 1615 street Z Pacific Coast jilonway 931319 21/f�f LEGEND XX/YY/ZZ DAILY/AM/PM NOTE: Traffic to/from lots served by Cliff Drive not shown. SOURCE B.D.I. PROJECT TRIP DISTRIBUTION AVON STREET PROPERTIES City of Newport Beach EXHIBIT 8 ' Base Conditions: The "Base Condition" scenario assumes that Avon Street is extended west from Riverside Avenue to intersect with Santa Ana Avenue. Alternative A-1: Alternative A-1 assumes that Avon Street is extended' ' west from Riverside Avenue to terminate as a cul-de-sac just east of Santa Ana Avenue. This alignment is proposed by the project applicant. Alternative A-2: This alternative also assumes a cul-de-sac for Avon Street as in Alternative A-1 and adds a median on Coast Highway from Old Newport Boulevard to a point just east of Tustin Avenue. Alternative B-1: This alternative assumes that Avon Street is extended to Santa Ana Avenue as in the Base Conditions and also includes the median on Coast Highway described in Alternative A-2 above. Alternative B-2: This alternative is the same as Alternative B-1 but with ' Avon Street extended east from Tustin Avenue. Avon Street would be ex- tended approximately 900-1,000 feet, then turn south to form a "T" inter- section with Coast Highway. With this alternative it would be •possible to travel on Avon Street between Coast Highway, from east of Tustin Avenue, to Santa Ana Avenue. The existing discontinuity of the alignment of Avon Street at Riverside Avenue would remain. An additional assumption used in the analysis is that access can be pro- vided between Avon Street and the adjacent commercial uses. It is impor- tant to note that such access along the western portion of Avon Street may be constrained by the existing grade separation in that area and further ' limited by elevating the roadway to connect with Santa Ana Avenue. ' Exhibits 9 through 13 graphically depict the assumptions and associated traffic volumes for each of the five scenarios. Table 4 •presents a comparison of the future daily traffic volumes at several key locations. 2E• >• i i i i it i i i i i i i i i i i i i' F 6.1 O 6.4 0p a e M 3.1 D 3.5 8.4 q3.1 10.6 oa0 �i + 4.1 16.0 .L 9.8 2.0 O vOp 2.5 9.4 1.0 16:9 1.3 G S.6 81fe9f a 1 17.6 .8 4.3 m O 38.9 H►vhw y ; 10.4�A� 9 38.6--� 29.6 29.8-- 8 27.1 O Z'ib 6 3$ 28.8- 0 131 t2.6 0j LEGEND XX.X DAILY_TRAFFIC IN THOUSANDS 26'3 f m a f co BASE CONDITION SOURCE: D.D.I. (ANON STREET EXTENDED TO SANTA ANA AVE.) AVON STREET PROPERTIES , City of Newport Beach EXHIBIT 9 0 a•c, c 83.6 c• C 8.1 5.4 4 Q : 3.1 0 8.4 �• C Q ~ a 2.0 V 3,1 w o a m, 2.8 4 10.8 �0 + + 18.0 O m m 2.0 N 001.3 8.4 1.0 G 14.9 .4 1.28tf6•P8 4 17.8 4.4 o 39.6 _ 30.2 _.30.2 a 3.1 A\6 Coast jjjQ6jv 38.4 1 17.4 28.7-- 28.6 0" 8.0 Z19 A� 26.0 3.8 ,,3 6 9 14.8 13.1 92• LEGEND ,9 6 XX.X DAILY TRAFFIC IN THOUSANDS r 7.1 28 3 J m a w a � i w SOURCE: B:D.I. ALTERNATIVE A-1 (ANON STREET AS A CUL-DE-SAC) AVON STREET PROPERTIES ��(( City of Newport Beach W EXHIBIT 10 0 c 5.4 V �F a Li & 3.1 0 ('2.8 V .3.1 8.4 •�, • 10.5 o6Q``a`4.00 % .4� 2.6 co 18.0 9.5 rm 2.0 C On 1.7 9.4 1.0 0 . 16.0 .8 15.6 0 8treat•6 r 18.1 4.4 m — 44.1 — 30.2QD 31.2 .4 Coest Hlpgw 27.1 1 8 6.0 296 A't6 28.8 -� 8. �36 LEGEND XX.X DAILY TRAFFIC IN THOUSANDS 17.1 �y 18 6 w 26 3 7.1 t i SOURCE: S.D.I. ALTERNATIVE A-2 (ANON STREET AS A CUL-DE-SAC -W/MEDIAN ON COAST HWY.) AVON STREET PROPERTIES City of Newport Beach " EXHIBIT 11 0 •cam � 83.8 �• • � b C � F a 5.4 f 3• C 3.1 ¢z' 1? 3.1 3.5 8.4 Osa + 4.1 10.6 Q + 18.0 4.5 08Q`t•t 10 u' �.• m 2.0 G .. A 3.1 9.4 1.0 m ry ��O 1.3 C 10.7 3.3 8ff•Ot'e a � p 4.3 2,9 17.8 4.3 Z m �42.8 �30.2 o 31.2 COaaf 39.9 29.8 - 30.7 NlaryN,aY 27.1 6.0 16. 4.Sg 28. +36 LEGEND 14.5 12.3 XX.X DAILY TRAFFIC IN THOUSANDS 18 5 26 3 I s c0 1 ALTERNATIVE 13-1 SOURCE: B.D.I. (AVON STREET EXTENDED TO SANTA ANA AVE.- W/MEDIAN ON COAST HWY.) AVON STREET PROPERTIES ��QQ City of Newport Beach 13 EXHIBIT 12 oC�O o O O j C O 6.4 � 3.5 a 'c J C O• Q 3.1 16.0 10.5 Q•Osa t i 4.1 8.4 9.5 2.0 O 18.7 �v00 3.1 •9.4 1.0 N to G 3.3 8tre6f.8 2.4 2.9 17.8 3,1 O 3.1 Zo O 4.3 r 42.8 —30.2 —30.4 Coast O ,+ 18.1�/,25 39.9— 28,4 — 29.3 ?6.9 HIghW$Y— 27.1 q8 a 9s 9 4 �• 28 a-_ 5.0 6.1 O 14.6 ni LEGEND �86 XX.X DAILY TRAFFIC IN THOUSANDS 1 m a f CO ALTERNATIVE B-2 SOURCE: B.D.I. (AVON STREET EXTENDED WEST TO SANTA ANA AVE. AND EAST TO COAST HWY. W/MEDIAN ON COAST HWY.) AVON STREET PROPERTIES �( City of Newport Beach W EXHIBIT 13 Table 4 AVON STREET ALTERNATIVES ' TRAFFIC VOLUMES SUMMARY Location Alternative Base A-1 A=2 B-1 B-2 ' Avon Street:e/o Santa Ana Avenue 2,600 - 800 2,,900 2,900 w/o Riverside Avenue 2,,500 1,300 1,700 3,100 3,100 ' e/o Riverside Avenue 1,300 1,200 1,300 1,300 1,600 ' Coast Highway: e/o Newport Boulevard 80,000 82,600 85,600 82,700 82,700 w/o Riverside Avenue 75,400 78,000 86,600 82,700 82,700 e/o Tustin Avenue 59,500 59,800 61,900 61,900 59,700 ' Riverside Avenue: n/o Avon Street 16,000 16,000 16,000 16,000 16,000 ' s/o Avon Street 17,500 17,800 18,100 17,800 17,600 Tustin Avenue: n/o Avon Street 2,000 2,000 2,000 2,000 2,000 ' a/o Avon Street 4,300 4,400 4,400 4,300 3,100 ' As shown in Exhibits 9 through 13 and Table 4, Alternative A-1 would result in the lowest traffic volumes on Avon Street. Installing a median barrier ' on Coast Highway would increase traffic on Avon Street by approximately 400 vehicles per day. The installation of a median barrier would prevent ' eastbound traffic on Coast Highway from 'being able to turn-left into the commercial development on the north side of the highway. Much of this traffic would instead take access to the commercial development via Avon Street to the east. In essence, the extension of Avon Street to the east and/or west would not be sufficiently attractive to divert any through ' traffic off Coast Highway. Travel on Avon Street would consist primarily of vehicles travelling to/from abutting properties. ' 27 Table 5 presents a summary of the volume-to-capacity ratios for Coast High- ' way and Avon Street, given the five alternative scenarios. As shown, Avon Street will operate well below capacity and Coast Highway will operate abve capacity regardless of the alternative. However, the extension of , Avon Street to Santa Ana Avenue will direct approximately 2,600 local daily trips from Coast Highway.l , Table 5 , SUMMARY OF ROADWAY CAPACITY ANALYSIS Future Daily Capacity Daily Existing Future , Exist. Future Volume Conditions Conditions V/C LOS V/C -LOS Coast Highway West of Riverside Avenue Base Condition 41,100 54,000 75,400 1.83 F 1.39 F ' I' Alternative A-1 41,100 54,000 78,000 1.90 F 1.44 F Alternative A-2 41,100 54,000 86,600 2.11 F 1.60 F ' Alternative B-1 41,100 54,000 82,700 2.01 F 1.53 F Alternative B-2 41,100 54,000 82,800 2.01 F 1.53 F Avon Steet West of Riverside Avenue ' Base Condition2 NA 8,000 2,500 - - 0.31 A Alternative A-1 NA 8,000 1,300 - - 0.16 A Alternative A-22 NA 8 000 1 700 - - 0.21 A , Alt , Alternative B-12 NA, 8,000 3,100 - - 0.38 A Alternative B-22 NA 8,000 30100 - - 0.39 A , 1. Assumes access to pear yard of commercial uses along PCH from extended ' and elevated Avon Street alignment. 2. Estimated by SDI based on 40 foot Avon Street right-of-way, improved to 32-feet between curbs .and no parking. ' 28 DESIGN CONSIDERATIONS Construction of Avon Street will be restricted to the available 40-foot right-of-way due to the location of existing development and the steep terrain located to the north of Avon Street. This reduced right-of-way will permit the construction of a 32-foot wide roadway (providing 4-foot parkways on either side) . This roadway width is the maximum that could be constructed the entire length of Avon Street except for the improved section of Avon Street immediately west of Riverside Avenue which is improved to provide two travel lanes and curbside parking. Implementation of Avon Street to serve the project or to extend to Santa Ana Avenue has the same design constraints of the 40-foot right-of-way and 32-foot curb to curb roadway width. The primary differences will be in the physical construction in the vicinity of Santa Ana Avenue. A dis- cussion of these differences follows: Proposed cul-de-sac of Avon Street: The project applicant proposes that Avon Street be extended from Riverside Avenue and terminate as a cul-de- sac near Santa Ana Avenue. The cul-de-sac is proposed to be constructed with a curb radius of 32-feet. The City 's adopted standard requires a 40- foot curb radius, thus the proposed cul-de-sac design does not conform to City standards. The City's design standard was established to provide adequate turnaround space for large trucks and to specifically accommodate fire trucks. A 40-foot radius would be needed to assure that truck traf- fic entering and leaving the commercial properties along Coast Highway from Avon street can turn around in the event they reach the cul-de-sac. Also, an adequate turn around for fire vehicles is another important con- sideration. This is important from the aspect of having Avon Street pro- vide rear access to the Coast Highway commercial properties. As opposed to extending Avon Street to Santa Ana Avenue, the cul-de-sac ' could be constructed near existing grade thus permitting access to Newport Imports and possibly to TNT Restaurant with structural measures (i .e. , ramp or parking structure) . Avon Street Extension to Santa Ana Avenue: The extension of Avon Street to Santa Ana Avenue will require raising Avon Street at a 10% grade to 29 reach Santa Ana Avenue. Also, the roadway will have to be curved northerly to properly intersect Santa Ana Avenue. Exhibit 14 depicts the location of the proposed roadway through the Avon Street properties. The roadway extension will necessitate some retaining walls and restric- tions of access to the TNT Restaurant parcel . Also, access to/from New- port Imports may not be feasible. In general , it should be pointed out that access to these parcels via Avon Street would necessitate modifica- tion of the existing parcles. Access to/from the TNT Restaurant parcel may be possible by constructing a parking structure. The desirability and safety aspects of introducing an access on a 10% roadway grade is not recommended. The continuation of Avon Street through Santa Ana Avenue would result in Improved local circulation within the Mariners' Mile area. The improve- t ment in location circulation is a function of providing additonal access to/from the Newport Heights area and the ability of vehicles leaving development between Coast Highway and Avon Street with a destination to the north on Newport Boulevard to use Avon Street, Santa Ana Avenue, and Old Newport Boulevard'. Overall , this access alternati-ve could be expected to reduce future traffic on Pacific Coast Highway by approximately 2500 daily vehicles. , An additional benefit of the Avon Street extension would be the ability of truck traffic and delivery vehicles to use Avon Street rather than Coast Highway for access. This is especially significant when large trucks have to use Coast Highway for their loading and unloading operations (which results in potential blockage of through traffic) . Existing City Policies and Requirements K. The project shall be required to contribute a sum equal to their fair ,I share of future circulation system improvements, as shown on the City's , Master Plan of Streets and Highways. Mitigation Measures No mitigation measures are proposed. �. 30 AM SAUM AM aw moo✓`. Mail EE AVON STREET EXTENSION Y a. N T t" u SOURCE B.D.L AVON STREET EXTENDED TO SANTA_ ANA AVENUE AVON STREET PROPERTIES _ , City of Newport Beach EXHIBIT 14 H. AIR RESOURCES Existing Environmental Conditions The study area is located within the South Coast Air Basin (SCAB) . The air quality of the basin is determined by the primary pollutant emissions added daily, and by the secondary pollutants already present in the air mass. Primary pollutants are emitted directly from a source and include carbon monoxide (CO) , nitric oxide and nitrogen dioxide (NO and NO2) , sul- fur dioxide (SO2) , particulates and various hydrocarbons NO . Secondary pollutants are created with the passage of time, in the air mass, and include ozone (03) , photochemical aerosols and peroxyacetylnitrate (PAN) . Air quality conditions at the site is a function of the primary pollutants emitted locally, the existing regional ambient air quality, and the meteor- ological and topographical factors which influence the intrusion of pollu- tants into the area from sources outside the immediate vicinity. CLIMATEI The study area has a Mediterranean-type climate (warm summers and mild win- ters). The climatological station nearest the site is the Newport Beach Harbor station. Available 1982 data indicate that the annual precipita- tion was 11.11 inches. Most rainfall occurs between November and April when the permanent high pressure system in the eastern Pacific weakens. Temperatures recorded during 1982 range from a high of 880 F to a low of 37° F, with an annual average temperature of approximately 60.60 F. AMBIENT AIR QUALITY CONDITIONS Ambient air quality data is usually described in terms of compliance with ' state and federal standards, which have been adopted to protect public 1. National Oceanic and Atmospheric Administration, Climatological data Annual Summary, V. 86, n. 13, 1982. 31 health with some margin of safety. In addition to ambient standards, Cali- fornia has adopted episode criteria for oxidant, carbon monoxide, sulfur dioxide and particulate matter. Episode criteria levels represent short- term exposures at which public health is actually 'threatened. In Orange Count air quality data is -collected primarily b the South 9 Y� q Y P Y Y Coast Air Quality Management District (SCAQMD). The closest operating monitoring station is located in Costa Mesa and provides air quality data which can be considered to be indicative of the conditions in the general vicinity of the project site. Available air quality data from the Costa Mesa station during 1982 is summarized below. Oxidants represent the major air quality problem within the South Coast Air Basin. Ozone levels monitored at the Costa Mesa station exceeded State standards on 25 days during 1982. With respect to other air pol- lutants monitored at the Costa Mesa station, state standards for carbon monoxide were exceeded on 5 days, whereas nitrogen dioxide and sulfur dioxide levels remained, well below state standards during 1982. Particu- late concentrations are not monitored at the Costa Mesa station. f EXPOSURE TO MAJOR POINT SOURCES The ambient air quality of a general area is determined partially by its exposure to major sources of air pollutants such as power plants or indus- trial sources. Stationary sources and mobile sources within a specific area as well as in the general vicinity can also contribute to local pol- lutant concentrations. Major point sources are defined as• those genera- ting a minimum of 100 tons per year of primary air pollutants. Three major point sources located north of Newport Beach in Irvine are: Bentley Laboratories, Inc. 17502 Armstrong Avenue; Parker Hannifin Corp_., 18321 Jamboree Boulevard; and Diceon Electronics, 18522 von Karman. A major point source located adjacent to the West Newport area is the Ban- ning oilfield operated by Mobil Oil Company. The Southern California Edison fossil fuel power plant in Huntington Beach is also a major point source of air pollution located near the City of 32 Newport Beach. Because of the dominance of the land-sea wind pattern in the area, emissions from this source tend to be carried inland or off- shore, rather than parallel to the coast. As a consequence, the power plant has minimal influence on the air quality of the site(s) . The primary source of air contaminants in the immediate vicinity of the proposed project is vehicular exhaust from traffic on Coast Highway. Vehi- cle emissions primarily include carbon monoxide, oxides of nitrogen and hydrocarbons. Impacts Preparation of the site for development will produce two types of air con- taminants on a short-term basis: exhaust emissions from construction equipment and •fugitive dust generated as a result of grading. These emis- sions produced during grading and construction activities, although of short-term duration, could be troublesome to workers and adjacent proper- ties. Each of these is discussed in greater detail below. Construction-Related Exhaust Emissions - Development of the project may involve use of heavy trucks, earthmoving equipment, air compressors, generators, and other equipment which utilize internal combustion engines. Exhaust emissions from such equipment can be anticipated to be comparable to other development projects and will not have a significant effect on state and federal air quality standards. Fugitive Dust Emissions - Construction activities are a source of fugitive dust emissions that may have a substantial temporary impact on local air quality. Building and road construction are the development activities with typically the highest dust emission potential . Dust emissions result from land clearing, ground excavation, cut and fill operations, and con- struction of buildings and infrastructure systems. Dust emissions vary substantially from day to day, depending on the level of activity, the specific operations, and the prevailing weather. The vol- ume of fugitive dust generated is proportional to the area of land being worked and the level of construction activity. Based upon fiel'd measure- 33 ments of suspended dust emissions from apartment and shopping center con- struction projects, an approximate emission factor for construction opera- tions is 1.2 tons of fugitive dust per acre of construction per month of activity.l However, this factor may be high as it was derived for a semiarid climate (the study area is mediterranean climate with a lower precipitation - evaporation index), moderate silt content (30%), and medium activity level (medium activity level is undefined). The impact of the surrounding environment on the long-term use of the project site has been assessed by examining the projected maximum carbon monoxide concentration levels adjacent to Coast Highway. Evaluating the future ambient air quality adjacent to Coast Highway allows the extent of the impacts associated with locating new residential units close to Coast Highway to be defined. Because of the relative inertness of carbon monoxide in the photochemical smog formation process and limi- tations on knowledge of the dispersion of other vehicular emissions, car- bon monoxide is the most suitable tracer pollutant for microscale model- ing. Secondary pollutants are a regional phenomenon which should be analyzed on a mesoscale rather than microscale basis. ' Carbon monoxide concentrations have been estimated adjacent to Coast High- way using the California Department of Transportation Caline 3 line source dispersion model and the 1995 traffic volume projected for Coast Highway. Table 1 presents the estimated carbon monoxide concentrations at various distances from Coast Highway. The state and federal standard for carbon monoxide concentrations averaged over an 8-hour period is 9.0 parts per million (ppm). The state standard for 1-hour carbon monoxide concentra- tions is 20 ppm whereas the federal standard is 40 ppM. As shown in Table 6, the maximum carbon monoxide concentrations during future peak travel hours will be well below the state and federal stand- ards. Similarly, over an 8-hour averaging period the concentrations 1. U.S. EPA, Compilation of Air Pollutant Emission Factors, Third Edition '(Including Supplements - , August 1977. Section 11.2147. 34 ,' should not exceed 6.9 ppm. This exposure is well below the state and federal 8-hour carbon monoxide standard of 9 ppm. Therefore, no signifi- cant adverse ,impacts on the health of future residents of the project site are anticipated. Table 6 NCO CONCENTRATIONS ADJACENT TO PACIFIC COAST HIGHWAY - FROM NEWPORT BLVD. TO RIVERSIDE AVENUEI Maximum 8-Hr CO Concentrations (ppm) at 1-Hr Co Distance From Roadway Edge Year Concentration 1986 15.6 6.9 6.4 5.9 5.4 5.1 4.5 4.1 1995 13.3 5.9 5.5 5.1 4.8 4.5 4.0 3.7 Mitigation Measures Due to the absence of significant impacts, no mitigation measures are pro- posed. I. ACOUSTIC ENVIRONMENT The City of Newport Beach specifies outdoor and indoor noise limits for residential land uses. The outdoor noise standard for exterior living areas (yards and patios) is 65 CNEL. The interior noise standard for all interior living areas is 45 CNEL. CNEL (Community Noise Equivalent Level ) is a 24-hour time-weighted annual average noise level . Time weighting refers to the fact that noise that occurs during certain sensitive time periods is penalized for occurring at these times. The evening time 1. Source: Larry Seeman Associates, Draft EIS - Pacific Coast Highway Project, Report No. FHWA-CA-EIS-83-0 - December . 35 .period (7 p.m. to 10 p.m.) penalizes noises by 5 dB while nighttime (10 ' p.m. to 7 a.m.) noises are penalized by 10 dB. These time periods and penalties were selected to reflect people's sensitivity to noise as a func- tion of activity. The noise criteria used by the City of Newport Beach is commonly used throughout California for land use planning purposes. Existing Conditions The site is presently exposed to traffic noise from Coast Highway and adja- cent commercial uses. The level of traffic noise was determined utilizing the Highway Noise Model published by the Federal Highway Adminstration ("FHWA Highway Traffic Noise Prediction Model ," FHWA-RO-77-108, December 1978) . The FHWA-RD-77-108, December 1978) . The FHWA Model uses traffic volume, vehicle mix, vehicle speed, and roadway geometry to compute the "equivalent noise level ." The following assumptions were used for Coast Highway near the project site: - Current (1980) and future (1995) traffic volumes: 47,000 ADT and 80,000 ADT, respectively;) , - 40 MPH; - Typical truck and temporal mix as determined by County of Orange EMA; and - No median on Coast Highway (future conditions) The results of the noise modelling computations are presented in Table 2. The distances indicated and measured from roadway centerline. Table 7 EXISTING AND PROJECTED CNEL FOR COAST HIGHWAY Distance to CNEL Contour (feet) Condition 60 CNEL 65 CNEL 70 CNEL Existing (1980) 355 165 80 Future (1995) 510 240 110 1. Bill Darnell , Basmaciyan-Darnell , Inc., Traffic Engineers, .November 1983. Current volumes reflect summer weekday traffic. 36 r .. i. r an r so No so on wit Aw so * an 71t on `'FFO 4 . C3 S o � n WCOAST IVY O Z Q D NEWPORT BAY SITE PHOTOGRAPH INDEX AVON STREET PROPERTIES U 100 200 300 City of Newport Beach WI l■�� " EXHIBIT 15 ® 1 t:.F �?!��.'��..`.'�^'.)� Y'BC.R ``r•i�§:d.:s..-aim J� ileart:el 2 SITE PHOTOGRAPHS AVON STREET PROPERTIES • • City of Newport Beach EXHIBIT ,5a i i � 3 4 3 F _�Z� r - •'-�'1^:'c`y. - :_��a--•'gv'.'i"'?s_ �.�-.��„"�.qa�..�c� _ _ __��-y,� �� ��il�. �'Y�-� � .�.�!'^-t•- _� i`}Sa�r..y! �`^Y� �- �Y r i1Si_ yy }�•, _ i} yf���ic� � ��y,�.�l�=�•W.r��-�I _�__.. �CL4j a�.v-i�S���i -.�_ � :3'. YT+�i� T _ S S �w"•1���_ '� ����_ ��n� ����. �.`-rat -r_. r s3,1-: ,� '��.' .c•' I "Y. .s_ :��` t� � :_�"Y'3��-�-'$-��.� - :.?S'_� ra- ' F 5 SITE PHOTOGRAPHS AVON STREET PROPERTIES ' City of Newport Beach EXHIBIT 15b a•�- ?_ a6a ems- �' i - '- ti'_. �'�"-3 �:.�,-�--�" >« ,- �� •_ - '°� 3 -� t -� _ •�' ` sue_':`:_!_ Z� .,.5 SITE PHOTOGRAPHS AVON STREET PROPERTIES • • City of Newport Beach EXHIBIT15c Ott . _ . . �A'!�it.+'.W>.tr :n.eaiS�Ml,.4 �1 1y k ;y y kr; n (4• , SITE 1 :r+ rT ^S PHOTOGRAPHS AVON STREET PROPERTIES City ofNewport The project site is also periodically impacted by noise from the Coast Imports (automobile dealership) service areas and from the adjacent res- taurant. Such noise includes compressors, pneumatic tools, engine tuning, paging systems and garbage trucks. Impacts �I Development of the project site will cause short-term adverse noise impacts in the vicinity of the site. Each discrete construction phase will have jits own mix of equipment and consequently it own noise characteristics. Noise from earthmoving equipment may range from 73 to 96 dBA at 50 feet. Typical operating cycles may involve one to two minutes of full power operation followed by three to four minutes at lower power. Development of the project site will cause short-term adverse noise impacts in the vicinity of the site. Each discrete construction phase will have it own noise characteristics. Noise from earthmoving equipment may range from 73 to 96 dBA at 50 feet. Typical operating cycles may involve one to two minutes of full power operation followed by three to four minutes at lower power. The project site is located approximately 280 feet from the centerline of Coast Highway, which locates it outside of the existing and future 65 CNEL 1 contour.. However, development within the project site may be subject to noise impacts from the adjacent commercial uses. Existing City Policies and Requirements K. All construction activities will be limited to the hours of 7 a.m. to 7 p.m.., Monday through Friday and 8 a.m. to 5 p.m., Saturdays and Sundays. iL. Prior to the occupancy of any unit constructed on the project site a qualified acoustical engineer shall demonstrate to the satisfaction of the Planning Director that the noise impact from the adjacent commer- cial uses, as well as from Coast Highway, will not exceed 65 dBA CNEL for outside living areas and the requirement of law for interior spaces. j37 M. Noise wall funds have been established for Jamboree Road, West Newport and Irvine Terrace. The project shall be requried to contribute a sum equal to their fair share for each fund. Mitigation Measures Potential noise impacts will be mitigated through compliance with the existing City policies and requirements identified above. No further mitigation measures are proposed. J. AESTHETICS Existing Conditions The study area is located at the edge of a large flat mesa transitioning to southfacing bluffs which are visible from the Coast Highway area. The most prominent features are the large mature trees adjacent to the four homes located atop the mesa. Covering the undeveloped hillside area below the mesa is disturbed vegetation consisting, primarily of grasses and shrubs. Exhibit 15a through 15d present views from within and around the project site, and are indexed to Exhibit 15. Excellent views of Newport Bay are available from atop the mesa. At lower elevations, views are limited by the existing commercial development adja- cent to Coast Highway. The rear lots of businesses which front Coast High- way are visible from all elevations within the project site. As shown in Exhibit 15d, the project site is not visible from the view park located to the east due to the dense vegetation and topographical characteristics of the area. views from, homes west of (see Exhibit 15b) . Santa Ana Avenue typically look over the project site towards Newport Bay. Much of the project site is not visible from these western properties due to the drop in elevation to the southeast. Impacts 38 r Eventual development of the proposed lots will alter the existing appear- ance of the study area. While the most prominent features of the site will not be affected, development of the central and southern portions of the site will replace vacant hillside area with up to five new residential dwelling units. It is possible that new homes developed within the study area may impact views from existing homes in and around the project site. Based upon an Ianalysis of the spatial relationship between the proposed development area and the existing nearby homes, the potential viewshed impacts are greatest A for the four homes located atop the mesa. The construction of buildings on the slopes below these homes will alter the existing line-of-sight towards the south. The extent to which the line-of-sight is altered will depend upon the location and design of future structures within the new lots. At a minimum, it is anticipated that existing views into the rear lots of commercial uses along Coast Highway will be reduced or eliminated as a result of the project. It is possible that ocean/bay views from the four existing homes may be partially obstructed by future structures and/or landscaping within the development area. Due to building height limits and setback requirements, it is unlikely that any existing ocean/bay views will be completely eliminated by the project. ' View impacts for the homes west of Santa Ana Avenue will be less signifi- cant than those noted above, due to a greater elevation difference between these homes and the project site. Mitigation Measures S. The applicant or subdivider shall design the proposed structures to preserve pedestrian views of the bay and ocean from the proposed side- walk on the easterly side of Santa Ana Avenue and shall submit plans to the Modifications Committee for approval of the design of the structures prior to building permits being issued. Proper notice of this shall be given to the residents in this area. 39 III. ORGANIZATIONS AND PERSONS CONSULTED PARTICIPANTS The personnel who participated in the preparation of this initial study include: Principal-In-Charge Phillip R. Schwartze Director/Project Manager Mitchell K. Brown Assistant Project Manager Anthony Skidmore Graphics, Robert Klekner Word Processing/Edi•ting Pamela Richardson CONSULTANTS The project consultants who participated in the preparation of this initial study include: Traffic Analysis Bill Darnell Basmaciyan Darnell , Inc. 4262 Campus Drive Ste. B-1 Newport Beach, CA 92660 Marie Cottrell Archaeological Resource Management Corp. 12942 A. Magnolia St. Ste. 65 Garden Grove, CA 92641 OTHER ORGANIZATIONS AND PERSONS CONSULTED City of Newport Beach Planning Department Fred Talarico Pat Temple 40 IV. LIST OF EXISTING CITY POLICIES AND REQUIREMENTS A. Development of the site shall be subject to a grading permit approved by the Building and Planning Department. B. The grading plan shall include a complete plan for temporary and per- manent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. C. An erosion, siltation, and dust control plan shall be prepared by a civil engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans on standard size sheet shall be furnished to the Building Department. D. Prior to issuance of building permits, a specific soils and foundation study will be prepared. E. All buildings will conform to the Uniform Building Code (UBC) and City seismic design standards. F. The velocity of concentrated runoff from the project shall be evaluated ' and erosive velocities controlled as part of the project deisgn, including areas immediately adjacent to the site. G. An erosion, siltation, and dust control shall be prepared by the appli- cant and approved by the Building Department. ' H. Existing onsite drainage facilities shall be improved or upgraded to the satisfaction of the City. I . Exposed slopes shall be planted as soon as possible to reduce to ero- sion potential . J. All earthmoving activities shall be done in accordance with City poli- cies,K-5 and K-6. 41 K. The project shall be required to contribute a sum equal to their fair share of future circulation system improvements as shown on the City' s Master Plan of Streets and Highways. L. All construction activities will be limited to the hours of 7a.m. to 7p.m., Monday through Friday and Ba.m. to 5p.m., Saturdays and Sundays. M. Prior to the occupancy of any unit constructed on the project site, a qualified acoustical engineer, shall demonstrate to the satisfaction of the Planning Director that the noise impact from the adjacent commercial uses as well as from Coast Highway will not exceed 65 dBA CNEL for outside living areas and the requirement of law for interior spaces. N. Noise wall funds have been established for Jamboree Road, West Newport, and Irvine Terrace. The project shall be required to , contribute a sum equal to their fair share for each fund. 42 V LIST OF MITIGATION MEASURES 1. The a seismic design of structures proposed for the project site should consider repeatable ground accelerations of at least 0.4 g. ' 2. Retaining wall bases, perimeter footings or piers embedded in undis- turbed terrace sands should be proportioned for assumptive bearing stresses as allowed by the 1976 Edition of the Uniform Building Code for "silty sands" not to exceed 1,500 psf. These are assumptive values only. Design values on earth fills can be obtained by soil engineering analyses on representative samples of the terrace sediments. The exis- ting retaining wall supporting the unimproved Avon Street is assumed to have been constructed along a natural escarpment, however a more thorough examination of the wall ' s backfills and location of inplace terrace sediment should be conducted. 3. A hydrology study shall be prepared for the area tributary to Avon Street. The study shall include measures to be incorporated into the project design which provide for adequate control of anticipated run- off flows. 4. It is recommended that a consideration be given to having wall or land- scaped barrier (i .e., hedge or dense row of trees) constructed along the southern boundary of the study area. Such a barrier can serve to reduce noise, odor and visual impacts at lower elevations of the study area. By effectively blocking the line-of-sight between the pollutant source and the receiver, noise and visual impacts can be reduced irectly. Odor impacts can be indirectly reduced by the increase in vertical mixing and dispursion afforded by the wall 's relationship to the prevailing breezes. The amount of attenuation offered by such a wall will be less at the higher elevations of project site, but due to the increased distance from the pollutant source, so will also be the pollutant effect thus reducing the need for mitigation. 5. The applicant or subdivider shall design the proposed structures to preserve pedestrian views of the bay and ocean from the proposed r43 sidewalk on the easterly side of Santa Ana Avenue and shall submit plans to the Modifications Committee for approval of the design of the structures prior to building permits being issued. Proper notice of this shall be given to the residents in the area. 1 M 1 1 i 1 44 1 VI. APPENDICES A. Geotechnical Report B. Archaeological Resources Study C. Traffic Study r �w 45 ` APPENDIX A GEOTECHNICAL REPORT 1 r r r Geology Studies / So,-G P,- C. 560 Broadway.Suite 222•Laaur; Eea.• FREO PRATLEY ' Geologist 494.4494 IOctober 12, 1981 Makku Enterprises 2555 E. Chapman Fullerton, CA 92631 Attn: Bill McKee ' SUBJECT: Engineering Geologic Reconnaissance, "Park Z" , S.W. of Santa Ana Avenue and Avon Street (Unimproved), Newport Beach, CA. Dear Mr. McKee: At your request I visited the property in June, 1981 , with excavation equipment, and reviewed published geologic literature, to see if there are any obvious geologic ' hazards that might prevent safe use of the property for residential development. Preparation of this report has used the "Guidelines to Geologic/Seismic Reports", CDMG Note No. 37, and "Recommended Guidelines for Preparing Engineering Geologic Reports", CDMG Note No. 44, by California Division of Mines and Geology, 1973 and 1975, respectively. The procedures outlined have been utilized where applicable. FIELD INVESTIGATION This reconnaissance is preliminary in scope; four exploration pits were made using an hydraulic operated backhoe. Each trench was logged in order to note the depths and rock-type of earth materials penetrated. No soil sampling was made as visual 1 classification was the only soil-type work performed. The engineering geologic conditions noted at the property correspond with available literature, i .e. , Geologic-Seismic Study, Phase I, for the City of Newport Beach, by Woodward-McNeill and Associates, 1972 and Geo-Environmental Maps of Orange County, California, Preliminary Report 15, 1973; California Division of Mines and Geology, and stereoscopic pairs of aerial photographs from Teledyne-Geotronics, FL 1590,, ' 67/68 and 34/35, September, 1931 ; FL 5925, 100, October, 1939, and by E.L. Pearson of Newport Beach, FL 20, 3/4, July 30, 1970. The oldest aerial photographs indicate Makku Enterprise/McKee - page two little change of the landscape over 50 years. The prominent fill at Trench No. 2, supported a ramp for Ward & Harrington Lumber Company; both the company's building and ramp have been removed. The original ground surface appears evenly sloped but witl a relatively shallow drainage that has been partially obscured by thick fills sup- porting a building pad for a residence. The base of this fill slope is clearly defined and merges with the road embankment fills for Santa Ana Avenue. GEOLOGIC SETTING This property slopes almost due south with the southerly boundaries paralleling the base of what was wavecut cliff now modified by weathering and erosion. The property extends upslope to the fill embankments for Santa Ana Avenue and a residentia' building pad. The intersection of Santa Ana Avenue and Cliff Drive connotes the upper edge of a prominent terraced surface, the seaward edge of a broad "mesa". SUBSURFACE MATERIALS The fills exposed in the exploration trenches are.comprised of loose fine-to-medium grained, silty sand and trash with occasional sandstone or shale rock fragments from nearby bedrock materials. For the most part, the fills, locally, are derived from excavated marine and non-marine terrace sands. Soils developed from these sediments are fine grained with a silt and clay matrix. There is little indication of expansive characteristics due to the low percentage of swelling-type clays. These soils are probably not more than two feet thick and likely to be less. Contact with the underlying terrace is gradational occurring generally at about 1 .5 feet below the naturally occurring ground surface. The dominant earth materials not only observed in site excavations but in nearby roadcuts and wavecut escarpements is a loose to moderately dense medium grained sand incipiently cemented inpart and containing coarse grained to gravelly facies, including some carbonate conglomerate pods and slabs. i 1 ' Makku Enterprises/McKee - page three GEOLOGIC STRUCTURE ' The structural attitude of the sediments indicate no daylighting strata as the dip of the sands where stratified or where the thin conglomerates are exposed indicates either horizontal attitudes or with a .slight tilt, less than 5 degrees, seaward. ' Within 2,200 feet westerly lies one of the main branches of an active fault, the Newport-Inglewood Fault System which will likely produce earthquakes of Richter Magnitude 6 to 7 within the next 40 years with a resultant intensity of ground movement at the property of at least an VIII, on the Modified Mercali Scale. Although the intensity is directly related to earthquake magnitude and the epicenter, it is also strongly influenced by the kind of geologic foundation materials under- lying the site and their vertial distribution. The shock wave traveling through dense, high strength bedrock will generally pass the wave with small amount of strain in constrast to low density, low strength materials such as residual soils, slope- wash, alluvial clays, sands and gravels. Generally, the greater the thickness of soft material overlying bedrock will produce higher intensities of ground motion. The entire southern California area is subject to strong shaking from earthquakes originating on nearby active faults such as the Newport-Inglewood, San Jacinto, and Elsinore faults and of course, the more distant San Andreas Fault System. A large earthquake of magnitude 6.3 occurred on the Newport-Inglewood fault just offshore from Newport Beach, on March 11 ,1933. Seismic conditions present no special hazard to the project, no more than the remainder of Newport Beach. The site is not subject to liquification and the potential of ground rupture is unlikely. The fault zone noted on the attached geologic map is based on exposure of surface ruptures in April , 1981 , at Superior and Pacific Coast Highway. Ground acceleration at the site based on statistical analysis by others indicate that once in 50 years there is a 10 percent probability that a 0.30 g will occur 1 verses a 64 percent probability of a 0.15 g. Distant earthquakes such as those likely to originate on the San Andreas could produce the dominant period of ground acceleration of 0.5 seconds or longer with the duration of strong shaking lasting approximately 15 to 20 seconds. tlakku Enterprises/McKee - page four In sum, earthquakes with a Richter Magnitude of 6 or greater will likely occur during the lifetime of the proposed structure. GROUNDWATER _ During the period of site exploration on June 10, 1981 , no groundwater flows or seeps were encountered. Underlying sands showed no abnormally high moisture as , most of the water migration from above is likely at much greater depths. ENGINEERING GEOLOGIC CONDITIONS Overburden: Observation of the overlying residual soils and "alluvium in the walls , of the exploratory trenches indicate inadequate strength characteristics and should not be used for any structural support. Terrace Sediments: These earth materials appear to have adequate strengths to support residential construction. The fills if properly engineered and reworked would also be adequate for support. Groundwater: No groundwater was encountered in any of the subsurface. Seismicity: Aseismic design of the structure should consider repeatable ground accelerations of at least 0.4 g in light of the recently published strong motion data from the San Fernando earthquake of February 9, 1971, and Santa Barbara earth- quake of August 13, 1978. Reference is made to Schnabel and Seed, Report No. EERG 72-2 and Maximum Probable Earthquake on the Newport-Inglewood of 6.7 Greensfelder, 1974. Geologic Structure: The attitude of the sediments is not considered detrimental to the stability of the natural slopes. The oversteepened fill slopes in the westerly- most corner of the property and in the road right-of-way are steeper than the angle of friction indicating some cementation. All of the terrace sediments of Pleistocene , Age usually have dips less than 12 degrees and are normally close to horizontal . ' Makku Enterprises/McKee - page five Subsurface Support: Retaining wall bases, perimeter footings or piers embedded in undisturbed terrace sands should be proportioned for assumptive bearing stresses as allowed by the 1976 Edition of the Uniform Building Code for "sit ty sands" not to exceed 1500 psf. These are assumptive values only. Design values on earth fills can be obtained by soil engineering analyses on representative samples of ' the terrace sediments. The existing retaining wall supporting the unimproved Avon Street is believed to have been constructed along a natural escarp®ent, however a more thorough examination of the wall 's backfills and location of inplace terrace sediment should be made. SUMMARY a. No evidence of faulting or ground rupture could be seen or is anticipated nor are there indications of slope instability other than oversteepened slopes at westerly side of property. Naturally occurring sediments on site provide good foundation materials where undisturbed. Uncertified road embankment fills border the paved access road and comprise the 'building pad at the northeast corner. Some thin alluvium and trash lie in the bottom of the drainage. b. No evidence of groundwater seeps or springs was observed in the field in June and September, 1981 . c. Due to proximity of active faulting aseismic design should consider using a repeatable 'g' factor of at least 0.4. d. No known active faults pass through the property; the nearest active fault zone is one of the main branches of the Newport-Inglewood Fault Zone which lies about 2,200 feet west. e. This site appears to be grossly stable and should remain so providing the ' subsurface is not detrimentally exposed to excessive groundwater generated upslope from inordinate irrigation, leaking utility lines (sewer and water) or failure of flood control devices resulting from heavy rains producing runoff flows beyond which the design of these devices can carry. Makku Enterprises/McKee - page six Geologic information obtained from this examination is based on the needs of the City of 'Newport Beach in that they require some professional person with a geotechnical background give some guidance and interpretation -to the stability of the proposed land development. Succeeding soil sampling and/or construction excavations may reveal slightly different subsurface conditions which may require changes in design or construction methods. ' Thank you for asking me to consult on your project. \S��RED GF R ully ted, ' /FIRE9L J RE P .1.4 D E6 1�,GIIIEERING F GEOLOGIST �Q DF CAL1fQ Attachment: Geologic Location Map Geologic Map & Cross-Section Geologic Test Pit Logs ■ • b �~ '' �• �/INC��;_l• r .^fir .:_y. i�� + �[L > •• •' .� ala-�'�� t '`� .•,•Lr/e "/tea ♦' _. -^ , -'.__ i �M1i�. .�..ilY�''�} '-r 0 �,-)c��i. •y `" /� ...ram• �� •�„•`r4•�_:A.•l!. •�;* in ,�.• \\;•� � �_ �,J "�•� /� �•__• - ©R,q '� �• :• n�y^'• '+'ry,W- °p._••:,»!S „�IP� ..71ll1 `, • may. =.', �_ .�� y, .n a. V !•.' e• '�� `,i+ ;{•• _'!"-: i ,^ 1 ,a10 04C r..AJt -•' - ... )':'%iT a��''-t-•i i •�a��"�iy .. :4•_�.-;; —��i.-':a:^.��. I(t ,' 4Y/ , �, ' N, � ,pr+�V�� . q��p ZZcc nc••' ` o. •>,i::�w/..+�A•r _` ,lam s o %t;:• - l,•' 1,'! y •'"�.t''i.+•V.1_vF ' - T `t.. �,\.,nJ� t�,�• --- i I '-� '� :^ ..•,tip ;`J: rt' ��„ .`^.^•I'r ' / .' ,' :•ie,_.\r,; as t ..o., -�;:'"' ''r••'c`= '' „o°`' y ---.•� �� , - ,• - •r•ACC`•_ • • : • •�• f 41 '�jM.iNt6�>�/1Mpt��GfCFit(/(/ON/t((N/�H•�•tOS 07' O�/I•aCfl. ��e% /�9B,000 ' A/X��.tiNtiy �1�/S, ODMl,, /'9¢S. GEQCOGlG LOGA7/of! MAP 46 BFAcN SAuOs A. ek 7,x si..Iw Aua 14s-" 5t.+safr 4ac FicL t4e, ,,*,d V&Q Btac/,Cf1. q fin MAR/uE 71rIZZA46. — Tas d4P107Z4440 FM TM Of AU7;LrZZYFM FRED RRATLEY/Geologist 560 Brcagwa�.Su-se 222.Laguna Beach.CA 92651 „,,JJJJirrrr ROAD EM.Q4.UX/7E:uT GILL B—B#i ,r Q♦ !Y¢ r ��9.� 0 ' �'I�✓ "'�-crK9l.�erora /ages 7W W b Z .e A-A ” b t QI�Y�.29�1i"1<I T/G �oss-secT/ON /v 6/ L/fu.aa Besc/. .lA Fred Pratley, Eng. Geologist ' 444 N. Newport Blvd. LOG OF GEOLOGIC TEST PIT Newport Beach, California LOGGED BY: F. /�i_�-tl�� TRENCH NO. : / OWNER: DATE: LOCATION: TRACT LOT OTHER zz TYPE OF RIG: TRENCH BEARING: �V/vmz t r STRUCTURAL PHYSICAL ATTITUDES ENGINEERING GEOLOGY DESCRIPTION CONDITION N+.eSSru•c r-p di7, M..e.. r /aye �^'�e ✓F /-1.S i7A.e?/.t/F T�Q,G'AGi: /e..se f ela se r�v�Cr.ly� sr r r rSCALE - 1" = Z. S'� r � q ,, ��, - syapfi�/As •i t r r r r Fred Pratley, Eng. Geologist 444 N. Newport Blvd. LOG OF GEOLOGIC TEST PIT Newport Beach, California LOGGED BY: .0 TRENCH NO.: Z OWNER': DATE: 4 /a-8I LOCATION: TRACT LOT OTHER 1 TYPE OF RIG: B., Ada TRENCH BEARING: .V35'W STRUCTURAL PHYSICAL ' ATTITUDES ENGINEERING GEOLOGY DESCRIPTION CONDITION 7f eo...0 //,•N� C(a?.v .�`Oee.e T/w..t� I'IK»/�i//1 .7, 'a7 �a..N� ' least jf Cr�.r..�.} � Ogre 11 �rw/s� SCALE - 1" _ I 1 1 Fred Pratley, Eng. Geologist 444 N. Newport Blvd. LOG OF GEOLOGIC TEST PIT Newport Beach, California LOGGED BY: fir. TRENCH NO. : 3 OWNER: DATE: LOCATION: TRACT LOT OTHER P6�� ,.�,� ���` C.4 TYPE OF RIG: TRENCH BEARING: STRUCTURAL PHYSICAL ATTITUDES ENGINEERING GEOLOGY DESCRIPTION CONDITION o—/G JJT,¢.fsh/ /G� : /��.,sa, /.L-3.�' /TLLUV/NNf: /i.o G! /��.•..is <�iy cy 3s+•'�, t� /� MA.21L/5' Ts.P..a,6Q.• d..e(�4✓, �i.`. t� 46-4 reKe/%....• �F-•.p eY,...:.,/.. /G-js �S:D,s ?)i SCALE - 1" _ .2, 9 O ' r iFe L I �-�'• 77 1 Fred Pratley, Eng. Geologist 444 N. Newport Blvd. , LOG OF GEOLOGIC TEST PIT Newport Beach, California LOGGED BY: TRENCH NO. : It OWNER: DATE: —/'a 7,6/ LOCATION: TRACT LOT OTHER A04 at TYPE OF RIG: TRENCH BEARING: IV 2a, ' STRUCTURAL PHYSICAL ATTITUDES ENGINEERING GEOLOGY DESCRIPTION CONDITION 4- 2 S/. A4•+Id, 4e7t�4- 2-7 _/31jf2/LIFJEP4610E: n.c.�i. r�e� .✓s,.at s.1fy .L..J..•f✓ iv e1e V. di.' 0., 9G,..c..]cc, - L /' /�.'/Ig w•-W law lti+y . �ra/�. Ii�a.•n� ._,d.�t�. su•.,....(,es`" ii_i,S clv : .wcJi+.., L� e....-u ai...l, ! SCALE - i" 1 Sb/ • 7,se O' O 1 1 1 APPENDIX B ' ARCHAEOLOGICAL RESOURCE STUDY r r r r r 1 1 r r r r r Archaeological Resource Management Corp. September 16, 1983 Phillips, Brandt, Reddick 18012 Sky Park Circle Irvine, California 92714 ' Archaeological Resources Survey of the Avon Street Project At the request of Anthony Skidmore of Phillips, Brandt, Reddick (PBR) Marie Cottrell of Archaeological Resource Man- agement Corporation (ARMC) conducted a records search and walk-over field survey of the Avon Street Project area located in the City of Newport Beach, California, The pur- pose of the survey was to determine whether or not any arch- , aeological 'resources would be adversely impacted by the pro- posed development project. The project area, a roughly rectangular shaped parcel, is bound on the west by Santa Ana Avenue, on the north by Cliff Drive, and on the south by Avon Street. The eastern portion of the project area remains in open space. At the time of the survey, •the northwest corner of the study area was occupied by four existing houses for which there are no plans for removal. The eastern and southern portions of the study area were in open space. The southwest cor- ner of the study area had recently been cleared of vege- tation; the south central portion was covered by dense vegetation growth mostly introduced plants; and the east- ern portion was moderately landscaped with introduced gras- ses, shrubery, and trees. Also along the eastern portion of the study area, walk-ways have been constructed using ' logs to form steps. The project consists primarily of steep slopes bisec- ted by a small ravine. Adjacent to Cliff Drive, the slope ' grades into flat bluff edge for a distance of a few feet before being cut by the street. The soil of the area is a yellowish colored sand and the presence of an archaeolo- gical deposit should have been readily discernable. 12942 A Magnolia Street 0 Suite 65 0 Garden Grove, CA 92641 0 (714) 750.0874 Ili The current study began with a records search. The ' records search was conducted using ARMC records which are maintained current with the records housed at the Archaeo- logical Survey at the University of California, Los Angeles, the official repository of site records for Orange County. The records search indicated that the study area had not previously been surveyed nor were there any sites recorded ' within the project boundaries. Two previously recorded sites, however, were noted to exist at the base of the bluff within a k mile of the project area. These sites, CA-Ora ' 59- and 60, were recorded in 1912 as shell midden sites by N.C. Nelson. While no current status description is given with regards these two sites, it seems doubtful that either survived the growth of the City of Newport Beach. A third , site, CA-Ora 61, is located � mile to the southeast of the current project area also at the base •of the bluff. This site was also noted by Nelson in 1912, and described as a ' shell scatter. Nelson, however, appeared to be doubtful as to whether the shell scatter represented a .prehistoric camp or was associated with a modern house,,in the area. On September 14, 1983, Marie Cottrell conducted a walk-over survey of the project area. The northwest cor- ner was not surveyed due to the presence of existing houses ' and the south-central portion of the property could not be surveyed due to very dense vegetation. The southwest corner of the study area and the entire eastern portion , were carefully examined for signs of prehistoric human use or occupation. These signs would normally consist of scatters of shell, bone, or pottery, lithic tools and de- bitage, fire-altered rocks, or soil. di'scolorations�: As stated previously, the soil of the area was a yellowish sand against which any prehistoric remains would be quite evident. No signs of any prehistoric use 'or habitation were noted in the .area as a result of this survey. No archaeological resources will, -therefore, be adversely impacted by the proposed development project. No further investigations appear warranted and none are -recommended. , If you have any further questions, please feel free to contact me. ' Sincerely, , MQht,Q/ Marie Cottrell , President I 1 ' APPENDIX C TRAFFIC STUDY TRAFFIC STUDY FOR AVON STREET PROPERTIES 'I Prepared for: ' PHILLIPS BRANDT REODICK, INC. 18012 Sky Park Circle Irvine, CA 92714 ' • ' I Prepared by: , BASMACIYAN-DARNELL, INC. ' 4262 Campus Drive, Suite B-1 Newport Beach, CA 92660 (714)549-9940 November 17, 1983 ' 1 ' TABLE OF CONTENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .PAGE INTRODUCTION. . . . . •1 ' Project Description. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 EXISTINGCONDITIONS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 ' Roadway Characteristics. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Intersection Capacity Analysis. . . . . . . . . . . . . . . . . 6 ' PROJECT-RELATED TRAFFIC. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 Trip Generation. . . . . . . . . . . . 1 . 0 . . . . . . . . . . . . . . . . . . . . . . .6 Trip Distribution. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 TRAFFICPHASING ORDINANCE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 ' FUTURE TRAFFIC CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 Future Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . 9 ' Analysis of Avon Street Alternatives. . . . I . . , . . . • • • • • • 9 Summary of Evaluation of Avon Street Alternatives. . .17 Capacity Analysis. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 ' AVON STREET DESIGN CONSIDERATIONS. . . . . .-. . . . . . . . . . . . . . . . .21 Avon Street Properties Cul-de-Sac of Avon Street. . . .22 ' Avon Street Extension to Santa Ana Avenue. . . . . . . . . . . 22 SUMMARY OF FINDINGS AND CONCLUSIONS. . . . . . . . . . . . . . . . . . . . . .23 APPENDIX A APPENDIX B 1 LIST OF TABLES , Table , No. Description Page No. 1 Existing ICU and Level of Service (LOS) . . . . . 6 2 Summary of Trip Generation Characteristics. . 6 , 3 Estimated Tripmaking to/from the Proposed Project. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . .7 4 Avon Street Alternatives Traffic Volume , Summary. . . . . . . . . . . . . . . . . . . . . . . . . .16 5 Summary of Daily RaodwayCapacityAnalysis. .18 6 Comparison of Coast Highway Traffic Volumes.21 1 1 1 1 1 1 1 i 1 1 r r r ' LIST OF FIGURES Page No. ' Figure No. Description ' 1 Project Location. . . . . . . . . . . . . . . . . . . . . . . . . . 2 2 Project Vicinity. . • .3 3 Existing Average Daily Traffic Volumes. . .5 4 Project-Related Traffic. . . . . . . . . . . . . . . . . . . 8 ' 5 Base Condition. . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 6 Alternative A-1. . . 11 7 Alternative A-2. . . . . . . . . . . . . . . . . . . . . . . . . . . 12 ' 8 Alternative B-1. . . . . • . . . . . . . . . . . . . . . . . . . . • 13 9 Alternative B-2. . . 14 10 Proposed Avon Street.Cul-de-Sac. . . . . . . . . 19 11 Location of Avon Street Exnteded Through Avon Street Properties Parcels. . . . . . . . . .20 TRAFFIC STUDY ' FOR AVON STREET PROPERTIES INTRODUCTION The purpose of this study is to examine the traffic related ' impacts associated with the development of seven (7) residential properties on Avon Street, Santa Ana Avenue and Cliff Drive. In conjunction with the project, it is proposed that Avon Street be , extended west from Riverside Avenue to terminate in a cul-de-sac just east of Santa Ana Avenue. Because in earlier planning by the City Mariners' Mile Specific Plan-) the connection of Avon ' Street to Santa Ana Avenue has been considered, the implications of the cul-de-sac on Avon Street must be addressed. In this report, the existing conditions for the area are ' discussed, including traffic volumes, roadway configurations and intersection capacity utilization (ICU' s ) . Also included is an analysis of future traffic conditions based on several scenarios ' involving the extension of Avon Street and improvements to Coast Highway. PROJECT DESCRIPTION ' The project site lies north of Coast Highway and is bounded by ' Newport Boulevard on the west, Cliff Drive to the north, Avon Street on the south side of the properties, and Riverside Avenue on the east. The project applicant proposes that Avon Street be , extended west from Riverside Avenue as a cul-de-sac to provide access for 'five of seven residential dwelling units that are planned for the area. Two parcels would have access via Cliff ' Drive. Figure 1 is a map depicting the proposed project location from a regional perspective. Figure 2 is a vicinity map showing the , project site, with the seven proposed single family residential sites identified, and the immediately surrounding area. EXISTING CONDITIONS ' The existing land uses in the area are commercial (various types, primarily marine-related commercial enterprises, restaurants, and ' other retail/commercial) along Coast Highway and single-family residential to the north of Avon Street and Cliff Drive in the Newport Heights area. Ths U.S. Post Office, at the corner of ' .Riverside Avenue and Avon Street constitutes another major land use category. Access to the area is provided primarily by Coast Highway, ' Newport Boulevard, Riverside Avenue and Avon Street. Additional access will be provided via Cliff Drive and Santa Ana Avenue. The 1982 average daily traffic (ADT) volumes for the roadways in the 1 �.O G ; Cam us Drive 90d m 8kch Street ; Fk'Y > O j c0 t � i Bristol Street �. t7 r QO f900 e�9 = Del Mar Avenue Universit •° e' Orive oplte Cao V GAF` 0 • Upper 1➢. -1 Newport COSTA MESA O 22nd Street Bay Olson o r N c Drive • rd Roe ; NEW FIT loth Street. AC • O a do PROJECT m SanJoaquleNiNa Road '" SITE 17th Street ; " o e r O a r ` loth Street > a D �� c m 9 i s s CORONA o 0 0 ; ° DEL MAR � W � " Ay°na p • a B• e p � e � a COAST ` y'OyIY,tY e • c e•PACIFIC > • o 6 alboa Boulavird Pacific Ocean - Avocado Avenus \s„\ FIGURE 1 BASMACIYAN u"R„¢u.f„C. PROJECT LOCATION NN umYb an..Sum t I „�Y^)F.I.I YILLY MOW"" 0 N not to scale STpEET W Z W ?J� lu o w r Av ON W 9 HIGHWAY Go�g4 ® LOCATION OF PROPOSED DEVELOPMENT (Avon Street Properties) FIGURE 2 BASMACIYAN nABNELL,INC. PROJECT VICINITY plq sw vvau 49"40 v3iM vicinity of the project are presented in Figure 3. These traffic volumes represent average winter weekday volumes. Also presented ' on Figure 3 are the 1980 average summer weekday traffic volumes on Coast Highway and Newport Boulevard. It should be noted that the major roadways in the area experience a higher daily volume during the summer months. Roadway Characteristics ' The following is a description of existing roadway characteristics. Coast Highway (SR-1 ) is classified as a major arterial in the Master Plan Circulation Element for the City of Newport Beach. Between Newport Boulevard and Tustin Avenue there are three westbound and two eastbound travel lanes along Coast Highway. There is a two-way left-turn lane between Newport Boulevard and Riverside Avenue and a raised median between Riverside and Tustin Avenues . Left turn pockets are provided in the eastbound direction at Riverside and Tustin Avenues. Curbside parking is allowed except on the southside of Coast Highway between Newport Boulevard and Riverside Avenue. Newport Boulevard (SR-55) northerly of Pacific Coast Highway is a six-lane divided facility with turning lanes at Hospital Road. It is grade separated at Coast Highway. Riverside Avenue is constructed as a 56-foot roadway from curb to curb and is striped to provide two through lanes plus a bike lane in each direction. - Northerly of Avon Street the roadway is channelized to provide one through lane plus a bike lane in each direction. Tustin Avenue is constructed to provide one through lane in each direction with curbside parking allowed. Avon Street at the present time has a right-of-way of 40 feet and provides one travel lane in each direction. Presently the roadway is improved for a distance of about 400 west of Riverside Avenue. The remainder of the .roadway is graded but unimproved. Avon Street between Riverside Avenue and Tustin Avenue provides one travel lane in each direction and parking on both sides of the roadway. ' Old Newport Boulevard is a north-south facility and provides one travel lane in each direction with curbside parking allowed on ' the easterly side. Santa Ana Avenue near Old Newport Boulevard is constructed at a 10% grade and provides one through lane in each direction. [I Cliff Drive is a residential street constructed to provide one travel lane in each direction and curbside parking. M ' 4 C, • � � c a � • � • + C Iwo 0 c Q�0 �• 0� M 7 O D ID mall, � O Street a 0 Z Pacific Coast Hlah yay 53/39 47/46 47/46 no scale b2/48 -LEGEND: 81/59 33/28 XXIYY-DAILY TRAFFIC VOLUMES XX-VOLUMES REPRESENT AVERAGE SUMMER WEEKDAY VOLUMES (CITY OF NEWPORT BEACH TRAFFIC FLOW MAP 1986)(IN THOUSANDS) 2/51 YY-VOLUMES REPRESENT AVERAGE 44/37 WINTER WEEKDAY VOLUMES (CITY OF NEWPORT BEACH TRAFFIC FLOW MAP 1982)(IN THOUSANDS) FIGURE 3 UAWAC1YANUAWNLIL,INC. EXISTING AVERAGE DAILY TRAFFIC VOLUMES Ine wY...IA••.wow• UTA HYY3J Intersection Capacity Analysis The intersections of Coast Highway at Riverside and Tustin 1 Avenues are considered critical to traffic flow in the project area. Accordingly, the capacity for each was evaluated using the Intersection Capacity Utilization ( ICU) method. Using the existing peak hourly turning movement counts and the existing geometrics for these two signalized intersections, the ' ICU for each intersection was calculated for the afternoon peak hour condition. The results of these calculations are summarized in Table 1 . Based on the ICU computation, both intersections ' operate at satisfactory levels of service under present conditions. The ICU value for an intersection is a measure of the portion of an intersection' s total capacity that is being, utilized by the traffic volumes. The resultant ICU can then be related to the level of service (LOS) to determine the quality of traffic flow through the intersection. The ICU calculations and a description of levels of service are in Appendix A. TABLE 1 EXISTING ICU AND LEVEL OF SERVICE (LOS) Intersection PM Peak Hour ICU LOS Coast Highway at: Riverside Avenue 0. 7731 C Tustin Avenue 0.6764 B PROJECT-RELATED TRAFFIC Trip Generation Trip generation to/from the project site is based on studies conducted for similar developments, tripmaking rates published by the Institute of Transportation Engineers and studies conducted by the City of Newport Beach. The trip generation rates used in this study for the project site are presented in Table 2. ' TABLE 2 SUMMARY OF TRIP GENERATION CHARACTERISTICS Trip Generation Rates per Dwelling Unit Land Use Dail AM Peak Hour PM Peak Hour IN OUT IN OUT Residential ( Single Family detached ' Dwelling Units ) 12.0 0. 3 0. 6 0. 6 0. 4 6 Imo- - Applying the trip generation rates presented in Table 2 to the residential land use proposed for the project site, tripmaking for the, proposed project has been estimated. Table 3 is a summary of the total estimated tripmaking for the proposed project. TABLE 3 ESTIMATED TRIPMAKING TO/FROM THE PROPOSED PROJECT Estimated Trip Ends (a) , Land Use Daily AM Peak Hour PM Peak Hour _ IN OUT IN OUT- Seven (7) Single Family Detached Dwelling Units 84 2 4 4 3 ' (a) A trip end is a one way movement to/from a land use. Trip Distribution The trip distribution characteristics of the site have been developed taking into consideration the spatial orientation of possible attractors of tripmaking in the surrounding. vicihity and the adjacent street system. Based on the trip distribution assumptions, trips estimated to be generated by the proposed project were then distributed to the roadway system for daily, morning peak hour and afternoon peak hour conditions. Figure 4 presents the project-generated traffic volumes on the surrounding streets. TRAFFIC PHASING ORDINANCE (TPO) The City of Newport Beach Traffic Phasing Ordinance (TPO) requires the review of potential external traffic impacts on critical intersections for any office, industrial or commercial development of 10,060 square feet or more and any residential development of 10 dwelling units or more. The proposed project consists of a total of seven (7) dwelling units, therefore is exempt from the Traffic Phasing Ordinance regulations. FUTURE TRAFFIC CONDITIONS A recent upate of the City of Newport Beach traffic circulation model, based on the City' s "Trend-Growth" scenario and the City' s Master Plan Circulation Element, was used as the data base for the future traffic conditions analysis. Irk order to examine the Mariners' Mile area in detail, a section of the City' s Model (Traffic Analysis Zone 43) was "windowed out" for analysis, and ,a subarea model was developed. The Mariners ' Mile area was subdivided into 20 analysis zones, based on access and land use considerations. Detailed land use estimates (based on "Trend 7 ' m Mill mom' N u) +� m "o m ago co a a ^`�. 6Ci61� Street Z Pacific Coast Hfgnway no scale 9�1313 2 f/•"�`—�: y/ N LEGEND XX/YY/ZZ DAILY/AM/PM NOTE: Traffic to/from lots served by Cliff Drive not shown. \D\ FIGURE 4 ""'"""""""'"""` INC. PROJECT RELATED TRAFFIC It414mVu14u..,fwu Y 1 ii "t.Yw1 Y \e,1.41wM '1:e60 ., 11N1 HIv9lY '. Growth") for each zone was provided by the City of Newport Beach 1 Planning Department. Cordon Stations around the Mariners' Mile area were designated to simulate the traffic flow through Mariners' Mile and the traffic that travels to/from Mariners' Mile and the remainder of the modelling area. Different circulation scenarios were then examined to assess the implications of such matters as constructing Avon Street and placing median barriers on Coast Highway. The subarea model was processed on a micro-computer to allow for the analysis of many different alternatives. The MINUTP computer software package was used. MINUTP is similar in nature and function to software packages used for large main-frame computers, such as UTPS, PLANPAC and TRANPLAN. Future Traffic Volumes Presented in Figure 5 are the future traffic volumes for the project area if Avon Street were extended to Santa Ana Avenue to form a "T" intersection, in accordance with the Mariners' Mile Specific Plan. Outside the Mariners' Mile area, the arterial streets included in the City' s Master Plan Circulation Element are assumed to be in place. Traffic estimates reflect the "Trend Growth" scenario. The future traffic volumes and street system depicted in Figure 5 are referred to as the base condition. ) Under this base condition, Avon Street would have traffic volumes of approximately 2500 vehicles per day. Analysis of Avon Street Alternatives Since the project applicant has proposed that Avon Street terminate at a cul-de-sac, a change to the Mariners' Mile Specific Plan would be required. To assess the implications of such a change, a series of four alternatives, with various assumptions for Avon Street and access to/from Coast Highway, were analyzed. These alternatives are described below and are presented graphically in Figures 6 through 9. Alternative A-1 : (Figure 6) Avon Street extended west from Riverside Avenue with a cul-de-sac just east of Santa Ana Avenue. Alternative A-2: (Figure 7) Same as Alternative A-1 except with a median on Coast Highway between Old Newport Boulevard and just east of Tustin Avenue. Alternative B-1 : (Figure 8) Avon Street extended from Riverside Avenue to Santa Ana Avenue (Base Condition) plus a median on Pacific Coast Highway between Old Newport Boulevard and just east of Tustin Avenue. Alternative B-2: (Figure 9) Same as Alternative B-1 plus Avon Street extended east from Tustin Avenue to approximately 900 to 1000 ft. , then to curve southerly and form a "T" intersection with Coast Highway. With this alternative it would be possible to travel on Avon Street between Coast Highway (from a point 9 b a 6.4 q 4 ,2% 8.4 a 3.1 10.5 a 4.1 tp 18.0 top pSQ� 9 `T' t 2.0 m Oj mb VOp 2.6 9.4 1.0 15.9 1.3 p S.6 street 1 17.5 .8 4.3 m w o oN q• �38.9 �-30.2 —30.2 Coast 10.4� A \ g 36.6 29.8 29.8 - tllphly,ay 27./ no scale a p . ny9• 26.8 12.6 LEGEND "9 6 XX.X DAILY TRAFFIC IN THOUSANDS Z6 3 I m a • to r 4 � i FIGURE 5 IJAWACIYAN DARIM.L•INC. BASE CONDITION 16l unVm4au.lmxYl AVON STREET EXTENDED TO SANTA ANA AVENUL x..wx w..x,..umm.omco e aec, c BS.e �� • 't' a 5.4 q9 8.4 3'• C � � a 2.8 .c 3.1 T 10.5 e,a ao4Q b 0 o ai 2.0 N m • �VOn 1.3 8.4 1.0 MENA N o - " .4 1.28irebt.a F, s 14.3 0 ma 4.4 30.6 — 30.2 —30.2 Coast o 3.1 Hl j1 N 17.4 s A�6 58.4 28.7 2e.6 � Qllway 27.1 no scale 5.0 S.9 21 20.0 — N 3Z 9 14.8 18.1 LEGEND DAILY TRAFFIC IN THOUSANDS ,,Sib 7.1 i e FIGURE 6 NaaNALIYdN UINNLLL,INI:. ALTERNATIVE A-1 •��-� w •1 AVON STREET AS A CUL DE SAC w.r..�w.•.wnnwi:•'• OI.1 o!i riw am so m sm am/No M, r an Im m 4 � tic 6.1 C 5.4 V 3.1 m 2.6 Q .3.1 Ir 8.4 w • a top) 4 10.6 j 0a + 2.6 16.0 9.5 � m 2.0 e 0 VOn1 7 9.4 1.0 CODN 16.0 •8 �' 16.a street-6 N 6 3.1 18.1 44.1 -- 30.2 4 -- 31.2 a Coast M/ggw Y 16.8„A'31 46.4 29.7, 30.7 a -_ 27.1 no 9Cflle 5.0 rt9 a I,2 6 28.8 -•- 8. �36 LEGEND DAILY TRAFFIC IN THOUSANDS 17.1 iy ,$6 7.1 Z6. to r a d) 1 FIGURE 7 ALTERNATIVE A-2 °A'"'"""A""A"""` INC, AVON STREET AS A CUL DE SAC 1!L!uay.n 4•0.,fm.Y 1 "° °°"11141„191� "'°`° WITH A MEDIAN ON COAST HIGHWAY •cam • L 3b 83.6 4 S s 4 � : 6.4 C 3• C 3.1 � /? 3.1 �• 3.5 8.4 o c sa M 4.1 10.5 9.6 ry O G . P S.1 9.4 /.0 dl CV *VO 1.3 p 18.7 3.3 S1fee1'e 6 t o p 4.9 2.9 Me 4.3 Z m �42.8 ,.-30.2 —31.2 ililli+� s 3e.9-- 20.5— 30.7 Coaat H/p�w,aY 27.1 no scale 6.0 N 26.8 16. 28B 999 '-r .196 LEGEND 14.6 12.9 DAILY TRAFFIC IN THOUSANDS 1s 6 7.1 46 3 ( ti i m I FIGURE 8 ALTERNATIVE 8-1 """Y °'"""`'INC. AVON STREET EXTENDED TO SANTA ANA AVENUE WITH A MEDIAN ON COAST HIGHWAY �■. � �1 r� � s r » r ri rr r ri. 11■� .r r �r it �r m ,mom' 83.8 ae to 0 8.4 3.1 a o m p 3.1 18.0 10.8 Q•0a a + 4.1 � +� 8.4 2.0 m > 16.7 9.4 1.0 N 1.8 3.3 Avon3,1 street-8 2.4 O S 2.9 17.8 3.1 3.1 m Z G 4.3 r 42.8 -30.2 30.4 _ oz Coast +a 18.1 hZ6 39.9- 29.4 - 20.3 P8 9 H19fIw8Y- 27.1 00 scale f i 6.1 g" 28.4 r 6.0 �� ti 3g. 28'8' N �3 9 14.8' ti �a 6 a a � 1 \D\ FIGURE 9 Y ALTERNATIVE B-2 BAWA01YAN NANNLLL,INC AVON STREET EXTENDED WEST TO SANTA ANA AVENUE AND EXTENDED 1141 Umyu,UPI,..)wU Y 1 EAST TO COAST HIGHWAY WITH A MEDIAN ON COAST HIGHWAY NIq,L?l.0 about 900 to 1000 ft. east of Tustin Avenue) and Santa Ana , Avenue, but the discontinuity (jog) on the alignment of Avon Street at Riverside Avenue would remain. Collectively, the five alternatives present the information to assess the range of traffic implications associated with actions pertaining to Avon Street and Coast Highway. Presented in Table ' 4 is a comparison of the daily traffic volumes at several key locations for the five alternatives. As would be expected, Alternative A-1 (Avon Street as a cul-de- sac) would have the lowest traffic volumes on Avon Street. Installing a median barrier on Coast Highway (Alternative A-2) would increase the traffic volumes on Avon Street by approximately 400 vehicles per day. The reason for this is that without the median vehicles travelling easterly on Coast, Highway wishing to access the development on the north side of the street would have to either make a U-Turn at Riverside Avenue or make a left turn and access the area from the Avon Street cul-de-sac. In addition, the installation of a median on Coast Highway would increase volumes on Coast Highway by about 1500 to 3000 vehicles between Newport Boulevard and Riverside Avenue. This is because vehicles are no longer given the option to make left or U-Turns at any point before Riverside Avenue. The two alternatives with Avon Street extended through to Santa Ana Avenue (the base condition and Alternative B-1 ) would have the largest volumes on Avon Street. Traffic volumes on Coast Highway would decrease slightly but not enough to have any significant effect on overall traffic conditions. Again, installing a median barrier on Coast Highway would increase traffic volumes by approximately 1000 to 3000 vehicles per day on Coast Highway between Newport Boulevard and Riverside Avenue. Likewise, the traffic volumes on Avon Street would increase slightly. The last Alternative (B-2) is illustrative of what would happen if, in addition to extending Avon Street from Riverside Avenue to Santa Ana Avenue, and installing a median on Coast Higway, Avon Street were also extended east from Tustin Avenue to tie in with Coast Highway., (See Figure 9. ) The traffic volumes on Avon Street west of Riverside Avenue would not differ much from those in Alternative B-11 nor would the volumes decrease substantially on Coast Highway. On the extended portion of Avon Street between Coast Highway and Tustin Avenue the traffic volumes would ' be in the range of 1300 to 3000 vehicles per day. It is con- cluded that, even if Avon Street were extended from Coast Highway (east of Tustin Avenue) to Santa Ana Avenue, Avon Street would not be sufficiently attractive to divert through traffic from Coast Highway. 15 ' r r r rr e r r �■s � r � r r r r it ri r w� TABIE 4 A4C1i SBBEP ALTPRIL 17M TRAP1•TC IC11M WPM WCA74CN AltensKtve Avm Street Caavt lfi0 ay Riverside Avawe Thstin Avenue c%Santa Am w/o Riverside o Riverside e%14r4=t Blvd. W/o Riverside Ave. do T4stin Ave, n/o Avm St, s o Avm St. n/o Avm St. s/o Avm St. r m Bue 2,600 2,500 1,300 60,000 75.400 59.500 16.00D 17,50D 2,000 4,301) A-1 - 1,300 1,200 82.600 78,000 59,&0 16,00D 17,800 2,000 4,40D A-2 8m 1,700 1,300 85,60D 86.60D 61,900 16,000 18,100 2,000 4,401) R-1 2,9t1D 3,100 1,300 82.700 82,700 61,9W 16,000 17,80D 2,000 4,30D 11-2 2.900 3.I00 1.600 82,700 82,700 59,700 16.030 17.600 2,00D 3,100 Summary of Evaluation of Avon Street Alternatives ' Following is a summary of the major conclusions based on the , evaluation of the alternatives for Avon Street. 1 . Avon Street west of Riverside Avenue would serve primarily as a street to serve abutting land uses whether or not it is connected to 'Santa Ana Avenue or is terminated in a cul-de- sac just east of Santa Ana Avenue. The amount of traffic on this portion of Avon Street, other than to/from adjacent properties, would be less than 1 ,000 vehicles per day (vpd) . 2. Avon Street would not be sufficiently attractive to divert any through traffic off Coast Highway even if Avon Street were extended east of Tustin Avenue (to tie in with Coast Highway) . Traffic on Avon Street would consist primarily of vehicles travelling to/from abutting properties. (The subarea model was run with the assumption that the discontinuity in alignment at Riverside Avenue would remain. But checks of travel time indicate that this conclusion would still be valid even if the discontinuity were eliminated. ) 3. The extension of Avon Street east of Tustin Avenue would not have a significant effect on traffic volumes on Avon Street west of Riverside Avenue. 4. Depending on the alternative, traffic volumes on Coast ' Highway east of Newport Boulevard would be in the range of 80.,000 to 85,600 vpd. West of Riverside Avenue the range would be 75,400 to 86,600. Capacity Analysis The implementation of Avon Street extended to Santa Ana Avenue or cul-de-sac will impact future traffic conditions on Coast Highway. The effects of these changes were previously presented in Table 4. To identify the specific impacts on Coast Highway daily volume to capacity ratios were calculated for Coast Highway between Newport Boulevard and Riverside Avenue and for Avon Street. The results of these analyses are presented in Table 5. Review of Table 5 shows that the projected traffic volumes on �• Avon Street can be adequately accommodated for any of the alter- natives. This conclusion is based on the assumption that Avon ' Street would be fully improved to provide 32 feet between curbs and that parking would be prohibited to provide unobstructed traffic flow. This roadway width would be needed with or without the extension of Avon Street to Santa Ana Avenue because a 32- foot width is considered a minimum design criterion for this type of street. Further review of Table S shows that future •traffic forecasts for the area would exceed the existing and future capacity of Coast Highway. Although the daily capacity would be exceeded in any event, a comparison of traffic volumes on Coast 17 TABLE 5 ' SUMMARY OF DAILY ROADWAY CAPACITY ANALYSIS Future Daily Capacity Daily Existing Future Exist, Future Volume Conditions Conditions V C LOS V C LOS Coast Highway West of Riverside Avenue Base Condition 41 ,100 54,000 75,400 1 .83 F 1 .39 F Alternative A-1 41 ,100 54,000 78, 000 1 .90 F 1 . 44 F Alternative A-2 41 ,100 ' 54,000 86,600 2 .11 F 1 .60 F Alternative B-1 41 ,100 54,000 82,700 2.01 F 1 .53 F Alternative B-2 41 ,100 54, 000 82,800 2.01 F 1 .53 F Avon Street West of Riverside Avenue - Base Condition NA *8,000 2,500 - 0.31 A Alternative A-1 NA 8,000 1 ,300 - - 0. 16 A Alternative A-2 NA *8,000 1 ,700 _ _ 0.21 A Alternative B-1 NA *8, 000 3,100 0.38 A Alternative B-2 NA *8,000 3,100 - - 0.39 A ' * Estimated by BDI based on 40 foot Avon Street right-of-way, improved to 32 foot between curbs and no parking. r r 1 1 1 r r18 ur1 man . w� -•-�T SAVA AMA - y — 0 �Y. Jw C ?ARM Z CITY OF NEWPORT BEACH AVON STREET \ 40' RADIUS CAL-DE-SAC PROPERTIES PROPOSED _ CURB STANDARD 32' RADIUS CUL-DE-SAC CURB I FIGURE 10 !, UASHACIYAN DARNELL,INC. PROPOSED AVON STREET CUL-DE-SAC Uuld++N1u '. �m ■II !M m m r ,r Im rill m ■■II r ■I l m AVIU A� SAWA _17R[w mt or au 1L'SLf1 \ 'iy gyp. Oh , Q �,•. ba G\ 90� .y$. � ►ARCEI 2 aA lrsrrrnr �' EE T•' 1 1 '"' `• ', \ AVON STREET EXTENSION .t,Fy \�\ FIGURE 11 LOCATION OF AVON STREET EXTENDED BASHACIYAN NANNLLL.INC. THROUGH AVON STREET PROPERTIES PARCELS Nlll iiY YWY Highway and the resulting increase or decrease when compared to base conditions can be made. ' Table 6 presents these comparisons and the respective increase or decrease. , TABLE 6 COMPARISON OF ' COAST HIGHWAY TRAFFIC VOLUMES Daily Decrease in Traffic , Traffic when compared to case Alternative Forecast Condition Base Conditions 75, 400 NA A-1 (Avon Cul-de-Sac) 78,000 21600 , A-2 (Avon Cul-de-Sac 86,600 11 ,200 Median on, Coast Highway) B-1 (Avon Extended) 82, 700 7, 300 ' B-2 (Avon Extended-Santa Ana 82,800 71400 1 to e/o Tustin/Coast and Median on Coast Highway) Review of Table 6 shows that each alternative, when compared to ' Base Conditions traffic forecasts, will result in increased traf- fic on Coast Highway west of Riverside Avenue. Review of the data shows that the proposed cul-de-sac alternative proposed by , Avon Properties results in -the least increase approximately 21600 daily vehicles. The greatest impact occurs with Alternative A-2 when a median is installed on Coast Highway and Avon is Cul-de- saced. This Alternative (A-1 ) represents a 11 ,200 vehicle increase above the base condition forecast. In summary it can be concluded that the Avon Street can (if r constructed as discussed in this report) accommodate the future traffic volumes presented for each alternative. Coast Highway on ' the other hand is expected to exceed, its daily capacity in any event. AVON STREET DESIGN CONSIDERATIONS Construction of Avon Street will be restricted to the available 40 foot right-of-way due to the location of existing development ' and the steep terrain located to the north of Avon Street. This reduced right-of-way will permit the construction of a 32 foot wide roadway (providing 4 foot parkways on either side) . This (P g P Y roadway width is the maximum that could be constructed the entire length of Avon Street except for the improved section of Avon 21 , ' Street immediately west of Riverside Avenue which is improved to provide two travel lanes and curbside parking. ' Implementation of Avon Street to serve the Avon Street Properties project or to extend to Santa Ana Avenue has the same design constraints of the 40 foot right-of-way and 32 foot curb to curb roadway width. The primary differences will be in the physical construction in the vicinity of Santa Ana Avenue. A discussion of these differences follows. Avon Street Properties Cul-de-Sac of Avon Street The Avon Street Properties project entails' the termination of Avon Street east of Santa Ana Avenue with a cul-de-sac serving three residential properties. The plans presented with the project show a cul-de-sac constructed with a 32-foot-radius curb ' for the cul-de-sac. Figure 10 presents the cul-de-sac. This cul-de-sac design does not conform to the City of Newport - Beach adopted cul-de-sac design standards. The City' s adopted standards require a 40 foot curb radius. This design standard has been established by the City to provide adequate turnaround for large trucks and to specifically accommodate fire trucks. The required 40 foot radius is also depicted on Figure 10. ' An adequate cul-de-sac will be needed to assure that truck traffic entering and leaving the commercial properties along Coast Highway from Avon Street can turn around in the event they reach the cul-de-sac. Also an adequate turn around for fire vehicles is another important consideration. This is extremely important from the aspect of having Avon Street provide rear ' access to the Coast Highway commercial properties. A major difference between the Avon Street Properties cul-de-sac ' alternative and the future extension of Avon Street to Santa Ana is that the roadway can be constructed on approximately existing grades. This will permit access to be taken to Newport Imports.. ' , Access to the TNT restaurant parcel would require a change in grade or construction of a parking structure to gain access to the TNT parcel. ' Avon Street Extension to Santa Ana Avenue The extension of Avon Street to Santa Ana Avenue will require the ' raising of Avon Street at a 10% grade to• reach Santa Ana Avenue. Also the roadway will have to be curved northerly to intersect Santa Ana Avenue. Figure 11 depicts the location of the proposed roadway through the Avon Street properties. This roadway extension will necessitate some retaining walls and restriction of access to the TNT Restaurant parcel. Also access ' to/from Newport Imports may not be feasible. In general, it should be pointed out that access to these parcels via Avon Street would necessitate modification of the existing parcels. ' Access to/from the TNT Restaurant parcel may be possible by constructing a parking structure. The desirability and safety ' 22 aspects of introducting an access on a 1,0% roadway grade is not ' recommended. The continuation of Avon Street through to Santa Ana Avenue will ' result in improved local circulation within the Mariners' Mile area. The improvement in local circulation will be a function of providing additional access to/from the Newport Heights area and ' the ability of vehicles leaving development between Coast Highway and Avon Street with a destination to the north on Newport .Boulevard to use Avon Street, Santa Ana Avenue and Old Newport Boulevard. Overall this access alternative is expected to reduce future traffic on Pacific Coast Highway by approximately 2500 daily vehicles. Additional benefits of the Avon Street extension would be the ' ability of truck traffic and delivery vehicles to use Avon Street rather than Coast Highway for access. This is especially ' significant when large trucks have to use Coast Highway for their loading and unloading operations (which results in potential blockage of through traffic) . SUMMARY OF FINDINGS AND CONCLUSIONS o The proposed seven (7) dwelling units are expected to generate ' approximately 84 daily vehicle trip ends. o Since the proposed project consists of less than 10 dwelling units, it is exempt from the Traffic Phasing Ordinance regulations. o Under the base condition (Avon Street extended to Santa Ana ' Avenue to form a "T" intersection) , Avon Street would have traffic volumes of approximately 2500 vehicles per day (vpd) . ' Traffic volumes on Coast Highway between Old Newport Boulevard and Riverside Avenue would be approximately 75,000 to 80,000 vpd. o With Avon Street extended to form a cul-de-sac, the daily ' traffic would be approximately 1300 vehicles. Coast Highway (between Old Newport Boulevard and Riverside Avenue) would experience volumes of 78,000 to 82,000 vehicles daily. ' o Avon Street west of Riverside Avenue would serve primarily the adjacent land uses only (-and not through traffic from Coast , Highway) whether or not it- is connected to Santa Ana Avenue or is terminated in a cul-de-sac just east of Santa Ana Avenue. o Avon Street would not be sufficiently attractive to divert any ' through traffic off Coast Highway even if Avon Street were extended east of Tustin Avenue (to tie in with Coast Highway) . Traffic on Avon Street would consist primarily of vehicles , travelling to/from abutting properties. 23 , ' o One of the primary benefits of the Avon extension would be improvement of local circulation by providing an alternate route to gain access to the rear of the . Coast Highway ' properties. o Depending on the alternative, traffic volumes on Coast Highway ' east of Newport Boulevard would range from 80,000 to 85,600 vehicles per. day. West of Riverside Avenue the range would be 75,400 to 86 ,000. ' o Projected traffic volumes on Avon Street can be adequately accommodated for any of the alternatives based on the assumption that Avon Street would be fully improved to provide 32 feet between curbs and parking would be prohibited. o Whether or not any changes to Avon Street are implemented, the daily capacity on Coast Highway will be exceeded. o Approval of the cul-de-sac alternative and development of the Avon Street residential parcels will require that Avon Street ' be fully improved along its unimproved section to the cul-de- sac. o The selection of the cul-de-sac alternative will also require a decision on the size of the cul-de-sac to be constructed. The project proponent proposes a 32 foot radius cul-de-sac whereas the City's standard is a 40 foot radius. . ' 24 1 Appendix A , ' INTERSECTION CAPACITY UTILIZATION ANALYSIS ' Intersection Coast Hwy. / Riverside Av. ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1983) E . . L EXIST EXIST REGIONA COMITTED PROJECTED XISTING PROPOSED V/C Ratio PROJECT PPOJEC. Ho.tmnt P6.HR. V/C GROITH PROJECT Lanes GP. Lanes CaR• Vol. Ratio Voly Voltm r/o Project Yolune V/C Ratio Yolux ' NL 13 NT 1600 1 .0113 NR - 4 SL 103 ' ST 1600 2 .0656* SR 1600 418 .2613 EL 1600 337 .2106* ET 3200 1541 .4838 ER 7 ' WL 1600 52 .0325 WT 4800 1905 .3969* WR 1600 1 75_ .0469 YELLOWTIME .1000* _ ' EXISTING INTERSECTION CAPACITY UTILIZATION .7731 — EXISTING PLUS C019ITTEO PLUS REGIONAL GROWTH W/PROPOSED IMPROVEMENTS I.C.U. , i. EXISTING PLUS COMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. ' ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ' ❑ Projected plus project traffic I.C.U. will be greater than 0.90 ' ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ' Description of system improvement: ' DATE: PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS ' Intersection Coast Hwy, / Tustin Ave. ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1983) , EXIST. EXIST. REGIONAL COM MED PROJECTED ' EXISTING PROPOSED V/C Ratio PROJECT PPOJECT 1brMent Lanes Cap. Lanes Cap. PVol. RatV/Cio VDILMGROWTH PROJECT w/o Project Volone V/C Ratio Vol. Ratio Yolune Yotune Vol ON _ NL i NT 1600 3 .0038 ' NR 2 SL 60 , ST 1600 5 .0644* SR 38 , EL 1600 81 .0506* ET 3200 1566 .4922 ER 9 WL ' WT 4800 2215 .4614 WR 1600 90 - .0563 , YELLOWTIME ,1000* I t a i EXISTING INTERSECTION CAPACITY UTIIIlATiON 1 .6764 EXISTING PLUS COhMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROYEMENTS I.C.U. EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ' ❑ Projected plus project traffic I.C.U. will be greater than 0.90 ' ❑ Projected plus project traffic I.C.U. with systems improvement will be ' less than or equal to 0.90 - - - - - - - - - - - - - - - - - - - - - - - , Description of system improvement: ' DATE: ' PROJECT FORM II ' LEVEL OF SERVICE DESCRIPTIONS ' Level of Nominal Range Service Traffic Quality of ICU (a) A Low volumes; high speeds; speed not restricted 0.00 - 0.60 by other vehicles; all signal cycles clear with no vehicles waiting through more than one signal cycle. ' B operating speeds beginning to be affected by other traffic; between one and ten percent of 0.61 - 0.70 ' the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods. ' C Operating speeds and maneuverability closely controlled by other traffic; between 11 and 30 percent of the signal cycles have one or more 0.71 - 0.80 vehicles which wait through more than one signal cycle during peak traffic periods; recommended ideal design standard. _ • ' D Tolerable operating speeds; 31 to 70 percent of — the signal cycles have one or more vehicles which wait through more than one signal cycle 0.81 - 0.90 during peak traffic periods; often used as design standard in urban areas. E Capacity; the maximum traffic volume an inter- section can accommodate; restricted speeds; 71 to 100 percent of the signal cycles have one or 0.91 - 1.00 more vehicles which wait through more than one signal cycle during peak traffic periods. F Long queues of traffic; unstable flow; stoppages of long duration; traffic volume and traffic ' speed can drop to zero; traffic volume will be Not Meaningful less than the volume which occurs at Level of Service E. ' (a) Although the Highway Capacity Manual recommends the above relationship between level of service and volume/tapacity ratios, field observation shows that a more appropriate relationship would be as follows: A, 0.00 to 0.80; B, 0.81 to 0.85; C, 0.86 to 0.90; D, 0.91 to 0.95; ' and E, 0.96 to 1.00. Source: Highway CaFacit�y !Mnual. Highway Research Board Special Report 87, National Academy of Sciences, Washington D.C., 1965, ?age 320. Appendix B ' MARINERS' MILE TREND GROWTH LAND USE FORECASTS ' Traffic Analysis ' Zone Land Use Description 11 Restaurant 22, 340 SF* Office 44, 680 SF ' Commercial 22 ,340 SF 12 Restaurant 18, 330 SF Office 36, 660 SF Commercial 18 ,330 SF 13 Restaurant 33,870 SF Office 67,740 SF Commercial 33,870 SF ' 14 Restaurant 2,120 SF Office 4,240 SF Commercial 2,120 SF 15 Single Family Attached 23 dwelling units 16 Restaurant 10,370 SF Office 20, 750 SF Commercial 10,370 SF 17 Restaurant 22,610 SF Office 45,220 SF Commercial 22,610 SF ' 18 Restaurant 19,570 SF - Office 39,130 SF Commercial 19,570 SF 19 Restaurant 12,410 SF Office 24, 820 SF Commercial 12,410 .SF 20 Restaurant 18, 830 SF Office 37,660 SF Commercial 18,830 SF 21 Restaurant 36, 600 SF ' Office 73,200 SF Commercial 36 , 600 SF 22 Single Family Attached 17 dwelling units ' 23 Restaurant 11,260 SF Office 22,510 SF Commercial 11, 260 SF ' 24 - - 25 Single Family Attached 9 dwelling units 26 Restaurant 25,570 SF Office 51,140 SF Commercial 51, 140 SF Boat Slips 35 slips 27 Restaurant 24, 330 SF Office 48 , 660 SF Commercial 24, 330 SF Boat Slips 35 slips Traffic ' Analysis Zone Land 'Use De's'criptioh ' 28 Restaurant 20,930 SF Office 41,850 SF Commercial 20,930 SF ' Boat Slips 35 slips Office 15, 830 SF Boat Slips 35 slips ' 29 Restaurant 21,550 SF Office 43,100 SF Commercial 21,550 SF Boat Slips 35 slips , Restaurant 10, 800 SF Office 6,990 SF Commercial 6,270 SF ' Boat Slips 35 slips 30 Restaurant 5,150 SF Office 10,290 SF ' Commercial 5,150 SF Boat Slips 35 slips Commercial 11420 SF Restaurant 7,400 SF ' Boat Slips, 35 slips 31 Restaurant 34,380 SF Office 68,760 Sr , Commercial 34,_380 SF Boat Slips . 39 slips Restaurant 10,1390 SF Office 4,320 SF , Boat Slips 39 slips TOTALS BY LAND USE: ' RESTAURANT 368,810 SF ' OFFICE 707,550 SF COMMERCIAL 373,480 SF SINGLE FAMILY ATTACHED 49 Dwelling Units BOAT 'SLIPS 358 Slips Source: City of Newport Beach ' Planning Department * Square Feet ' a 0 0 o > o c 4 � r m >e Fg o � S 58 ® e e Hospital Road 59 B4 > N 83 B5 e 8 57 60 0` 86 87 0 e 4 —Q 25 tot 0 61 102 GI fl Drlve 0 7 7T t6 24 112 22 e� 7NJ B BP III 'C 6 y� to tad 79 �z Y3 21 0 64 on 2 I ��/ 17� B9 8 19 2 oZ �+ 73 T5 60 0 92103 95 49T too 56 �j1 69 T 9 1 aci/ic Coast HI hWe 63 6 72 ;4 BI 91 93 194 B \It 99 55 65 68 7o A27 �28 29 �30 A31 52 0 66 b 26 0 5 5 51 LEGEND: 54 NODE Q TRAFFIC ANALYSIS ZONES Ito D NASAIAC'IYAN a4RNLLL,INC. MARINERS' MILE NETWORK AND TRAFFIC ANALYSIS ZONES uYi umyw on.o,fin.ea x..pon 6uaM1,llAJW nx'Jz6c0 , UIJI>JY YYJY - 1