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HomeMy WebLinkAbout3.0_2510 West Coast Highway Mixed Use Project_PA2019-249CITY OF NEWPORT BEACH PLANNING COMMISION STAFF REPORT January 21, 2021 Agenda Item No. 3 SUBJECT: 2510 West Coast Highway Mixed Use Project (PA2019-249) ▪Coastal Development Permit No. CD2019-062 ▪Conditional Use Permit No. UP2019-054 ▪Site Development Review No. SD2019-003 ▪Tentative Parcel Map No. NP2020-013 SITE LOCATION: 2510 & 2530 West Coast Highway APPLICANT: 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC OWNER: 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC PLANNER: Matt Schneider, Principal Planner 949-644-3219, mschneider@newportbeachca.gov PROJECT SUMMARY The project would redevelop an existing marine sales facility with a mixed-use development consisting of 35 residential dwelling units, including three affordable units and an 11,266-square-foot boutique auto showroom. The following applications are requested or required in order to implement the project as proposed: •A Coastal Development Permit pursuant to Newport Beach Municipal Code (NBMC) Section 21.52.015 authorizing the construction of the mixed-use project within the Coastal Zone; •A Site Development Review required by NBMC Section 20.52.080 authorizing the construction of the mixed-use building; •A Condition Use Permit pursuant to NBMC Section 20.22.020 authorizing the establishment of an auto show room use and reduction in off street parking; •A Tentative Parcel Map required by NBMC Title 19 (Subdivisions) to consolidate the five existing parcels into a single parcel; and •A density bonus with two incentives/concessions pursuant to Chapter 20.32 (Density Bonus) of the City’s Municipal Code and Government Code Section 65915 (California Density Bonus Law). RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In-fill Development Projects) of the CEQA 1 INTENTIONALLY BLANK PAGE2 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 2 Guidelines, because it has no potential to have a significant effect on the environment; and 3)Adopt Resolution No. PC2021-001 approving Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and County Tentative Parcel Map No NP2020-013 (Attachment No. PC 1). VICINITY MAP GENERAL PLAN ZONING 3 INTENTIONALLY BLANK PAGE4 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 3 LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Mixed Use Horizontal 1 Mixed Use Mariners’ Mile Marine Sales NORTH Public Facilities Public Facilities Avon Street SOUTH Mixed-Use Water 1 Mixed-Use Water Coast Highway EAST Mixed Use Horizontal 1 Mixed Use Mariners’ Mile Day Care Facility WEST Mixed Use Horizontal 1 Mixed Use Mariners’ Mile Vehicle Sales & Retail INTRODUCTION Project Setting The subject property is located within the Mariners’ Mile area and is approximately 0.98 acres in size. The property is currently developed with a marine sales use. The existing site consists of five contiguous parcels and is bound by Avon Street to the north, West Coast Highway to the south, a day care facility to the east and retail and vehicle sales uses to the west. The site takes vehicular access from both streets. The existing marine sales use was originally established at 2510 West Coast Highway in 1960 and expanded into the adjacent 2530 West Coast Highway location in 2001. The site is developed with two office buildings, several small storage sheds, and paved areas for ancillary boat and automobile parking. The site has no landscaping and provides no scenic resources, coastal access or public parking. Project Description The proposed project will replace an existing marine sales facility with a mixed-use development consisting of 35 residential dwelling units, and an 11,266-square-foot boutique auto showroom. The residential component will consist of 10 studio units, 16 one-bedroom units and nine two-bedroom units. Three of the units will be provided as workforce housing and made affordable to very low-income households. The commercial component of the project will consist of an 8,741 square-foot auto showroom, with a 1,484 square-foot mezzanine and a 750 square-foot office space. Architectural and Site Design The proposed mixed-use building is designed as two structures interconnected with a shared ground level parking facility and upper story catwalk feature that provides residents access to rooftop amenities located atop the commercial structure. The commercial structure is located along the south side of the site and faces West Coast Highway. The residential structure is located along the north side of the site and faces Avon Street. The applicant describes the building's architectural design as "California Coastal Modern". The integral features and accents include an undulating roof line reminiscent of 5 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 4 a rolling wave and the utilization of wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. A combination of materials, earth tone color scheme and subtidal articulations are used throughout the project to vary the character and massing of the design. Parking and Access A ground level parking facility provides a total of 58 parking spaces. The parking facility is predominantly covered by the residential component of the project and is accessible via two-way access driveways from both West Coast Highway and Avon street. DISCUSSION Analysis General Plan A complete consistency analysis of each of the applicable General Plan policies is included in the Draft Resolution (Attachment 1). The analysis concludes that the project is consistent with each of the adopted goals and policies. The following discussion highlights a finding of consistency in the General Plan Mixed-Use Horizontal 1 (MU-H1) land use designation. MU-H1 Land Use Category The General Plan Land Use Element designates the site as Mixed-Use Horizontal (MU- H1), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners’ Mile Corridor, where the Property is located, the General Plan contemplates marine-related and highway-oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with free-standing neighborhood-serving retail, multi-family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU-H1 by developing a boutique auto showroom along Coast Highway and a multi-family residential building to the rear of the commercial frontage. The Project would be consistent with the General Plan’s intensity and density limitations, which are a 0.5 floor area ratio (FAR) for the commercial use and 20.1-26.7 units per acre for the multi-family building. Local Coastal Plan The Local Coastal Plan designates the site as Mixed Use – Horizontal (MU-H). The MU- H category is intended to provide for the development of areas for a horizontally distributed mix of uses, which may include general or neighborhood commercial, 6 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 5 commercial offices, multifamily residential, visitor-serving and marine-related uses, and/or buildings that vertically integrate residential with commercial uses. The Project will be consistent with the Local Coastal Plan designation of MU-H by developing a boutique auto showroom along Coast Highway and a multi-family residential building to the rear of the commercial frontage. The existing marine sale use does not have direct access to sea and is not dependent on its location to function. There are adequate marine related businesses in the area including boat dealers, boat rentals and sailing and seamanship schools to serve current and foreseeable demand. Mixed Use Mariners’ Mile (Zoning Code) Consistency The subject property is zoned Mixed Use Mariners’ Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed for freestanding nonresidential uses, multi- unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit-mix incentive requested through the allowed density bonus, the proposed project complies with the applicable standards of the Zoning Code as detailed in Table 2. Project Elements Standard Proposed Compliance Lot Area 10,000 sq. ft. 42,821 Sq. Ft. Yes Density Minimum: 20 Units Maximum: 26 Units 26 (base units) 9 (w/ density bonus) Yes Total Residential Unit (With Density Bonus) 36 max. 35 units Yes •Base Unit 26 max. 26 Yes •Density Bonus Units @ 35%10 max. 9 Yes Affordable Unit @ 11% of base units 3 min. 3 Yes Market-Rate Unit No min. 26 Yes Non-Residential1 (Commercial Use) 21,410 Sq. Ft. max. 11,266 sf. Yes Building Height 26 ft. with flat roof, 31 ft. with sloped roof 35 feet, 2 inches Yes, with Density Bonus waiver Front Setback (West Coast Highway) 0 12 ft. Yes Side Setback 0 1 ft. Yes Rear Setback 0 9 inches Yes Common Open Space Minimum 75 square feet/dwelling per unit (2,625 sq. ft.) 3,015 sq. ft. Yes 7 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 6 Private Open Space 5% of the gross floor area for each unit. •Studio: 24.9 sq. ft. •One Bedroom:34.4 sq. ft. •Two Bedroom: 44.3 sq. ft. •Studio: 54 sq. ft. •One Bedroom: 54 sq. ft. •Two Bedroom: 54 sq. ft. Yes Parking •Residential •Commercial 44 spaces 43 Spaces 44 spaces 14 Spaces Yes, with CUP approval Site Development Review In accordance with NBMC section 20.52.080, the project is subject to Site Development Review. In accordance with Section 20.52.080(F), the Planning Commission may approve or conditionally approve a site development review application, only after first finding that the proposed development is: 1.Allowed within the subject zoning district; 2.In compliance with all of the applicable criteria identified in 20.52.080(C)(2)(c) below: i.Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure ii.The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii.The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv.The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v.The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi.The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection). 3.Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. In summary, the project implements the MU-H1 General Plan designation and meets all applicable development standards of the Mixed-Use Mariners’ Mile zone unless otherwise addressed through a density bonus waiver. As discussed in the General Plan Consistency sections above, the proposed project will comply with all applicable policies of the General Plan. The requested development 8 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 7 waiver of the 35 feet 2 inches building height standard and distribution of affordable unit mix is addressed through the allowed density bonus and related incentive/waiver requests as discussed in more detail in the Density Bonus/Incentives section of this report. In summary, the City must allow the requested incentive and waiver request pursuant to State Bonus Density law and the Zoning Code. The project is compliant with the Mariners’ Mile Strategic Vision and Design Framework. The proposed boutique auto showroom is consistent with the uses envisioned along this inland area of Mariners’ Mile. The projects color scheme utilizes neutral brown, tan and grey colors with contrasting white trim elements consistent with the Mariners’ Mile color palate. The architecture respects views from above by providing both flat and undulating rooflines that are free of mechanical equipment or vertical intrusions such as elevator overruns that project above the roof plain. The project’s landscaping preserves existing Palms along West Coast Highway while adding an additional Palm and background hedge consistent with the Mariners’ Mile Coast Highway edge landscaping framework. Additional landscape features include linear concrete paver driveways, vine covered walls (green screen) and palms lining the eastern edge of the West Coast Highway access driveway. The project has been designed to exhibit a high-quality design and complements the surrounding area. The project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise issues. Landscaping and green screens between adjacent uses will provide visual buffering of the building. Pedestrian pathways are designed to provide connections throughout the site and would allow access to sidewalks along Coast Highway. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. Adequate setbacks are incorporated into the project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. Vehicular access to the site would be provided via full-access driveways off Coast Highway and Avon Street. The parking garage would be restricted to apartment residents, guests, and employees; and to employees and patrons of the commercial use. The site has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles. Site access, including the drive aisles, driveways, parking and loading spaces, have all been reviewed by the City Traffic Engineer for adequacy, efficiency, and safety. The project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing project with articulation and building modulations to enhance the urban environment. 9 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 8 The project site does not have the potential to obstruct public views from identified public view points and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to the ocean, bay, harbor, or other scenic or historical resources due to the location of the project site. The site is located on the inland side of Coast Highway and development cannot block views to the south of Newport Harbor. The proposed buildings including the increased height are also well below the elevated public views from John Wayne Park. Visual simulations were prepared that are in the project plans that demonstrate the lack of impacts to public viewed from John Wayne Park. Staff believes facts to support the required findings exist to approve the Site Development Review, and they are included in the attached draft resolution for approval (Attachment PC 1). Density Bonus/Incentive The applicant has prepared an Affordable Housing Implementation Plan (Attachment PC 6) to illustrate compliance with density bonus allowances pursuant Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code). The project will provide three units affordable to Very Low-Income households, which equates to 11 percent of the base units as described in Table 1 below. Consistent with Government Code Section 65915 the project is therefore eligible to a 35 percent density bonus. Rents for the Very Low-income units will be computed in accordance with State Density Bonus Law (see Table 2). Table 1 Density Bonus Tabulation Project Area 42,821 sq. ft. Minimum Lot Area Per Unit 1,631 sq. ft. Maximum Allowable Units Before Density Bonus (Base Units) 26 Density Bonus Units Requested (35%) 9 Total Units Proposed 35 Table 2 Maximum Rents by Bedroom Count Bedroom Maximum Annual Rent Maximum Monthly Rent Utility Allowance Affordable Rent Studio $10,815 $901 $119 $782 1 bedroom $12,360 $1,030 $132 $898 Affordable rent is based on 2020 data that will be adjusted accordingly to reflect most current year’s data. As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code), the Project is eligible to receive up to 10 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 9 two incentives or concessions that would result in identifiable, financially sufficient, and actual cost reductions. Government Code Section 65915(e)(1) also entitles developers to waivers or modifications of development standards that, if applied, would physically preclude development of housing with the provided density bonus. The proposed project includes a request for one development concession for the unit mix and one waiver for the height as follows: Incentive Request: Pursuant to Section 20.32.070 of the NBMC, affordable units shall reflect the range of the number of bedrooms provided in the residential development project as a whole. As illustrated in Table 3, the project would provide a unit mix that includes a greater percentage of studio and one-bedroom units than the project as a whole. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the project to ensure financial feasibility. Table 3 Unit Mix Unit Type Total Units Total Affordable Units Studio 10 2 1 Bedroom 16 1 2 Bedroom 9 0 Total 35 3 Development Standard Waiver Request: Pursuant to the Mixed-Use H1 MM zoning standards, building heights are limited to a base height of 26 feet with flat roofs, but may be increased through a site development review application to a height of 35 feet. Government Code Section 65915(e)(1) provides that a city may not apply a development standard that will have the effect of physically precluding the construction of the density bonus units at the density permitted under the density bonus law. In the case of the proposed project, a waiver of the 35-foot height limit development standard to allow a height of 35 feet 2 inches is requested to accommodate the proposed project. Given the restriction on developing residential units along Coast Highway and requirement that residential units be located above the ground level the waiver is necessary to accommodate the density bonus units permitted under State law. As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code), the Project is eligible for parking requirements calculated in accordance with Government Code Section 65915(p). Therefore, studio and one-bedroom units are required to provide one onsite parking space per unit and two-bedroom units are required to provide two onsite parking spaces. Conditional Use Permit 11 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 10 The project’s request to establish a vehicle sales use and its associated reduction of off- street parking requires approval of a conditional use permit. Vehicle Sales The commercial component of the project consists of an 8,741 square-foot auto showroom, with a 1,484 square-foot mezzanine and a 750 square-foot office space. The showroom will operate by appointment only, during typical business hours and will not provide onsite repair services or store vehicles on the exterior of the building. Conditions of approval have been incorporated into the draft resolution to minimize the impacts of the proposed use. Parking Reduction A Parking Demand Evaluation was prepared for the Project by Urban Crossroads dated July 7, 2020. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. The City’s Zoning Code requires off-street parking in the amount of 44 spaces for the residential use. The Project will provide a total of 44 residential parking spaces, including 26 spaces for the studio and one-bedroom units and 18 spaces for the two-bedroom units. For the proposed showroom, the Zoning Code requires one space per 1,000 square feet of lot area for vehicle sales, which would equate to 43 spaces. However, the City’s vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No repair services will be provided on-site. Counts observed prior to the current Covid-19 pandemic at similar high-end boutique showrooms indicate the City’s vehicle sales overstate the actual parking demand for this type of vehicle sales use. Similarly, the City’s Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate. A comparison of the three reference parking demand rates suggests an average parking rate of one space per every 1,656 square feet, with a peak parking rate of one space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of 13 spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a 30-space reduction in required parking. Parking Summary Use Parking Rate Quantity Parking Requirements Parking Supply 12 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 11 Residential – Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential – 2-bedroom Units 2 spaces per unit 9 units 18 Auto Sales Showroom 1 per 876 sf1 11,266 sf 13 Totals: 57 58 1.Per Urban Crossroads July 7, 2020 Parking Demand Study The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, the project would comply with City requirements. Staff believes facts to support the required findings exist to approve the Conditional Use Permit, and they are included in the attached draft resolution for approval (Attachment PC 1). Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits), the Planning Commission must make the following findings in order to approve a coastal development permit. 1.Conforms to all applicable sections of the certified Local Coastal Program; 2.Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The Local Coastal Plan designates the project site as Mixed Use – Horizontal (MU-H). The MU-H category is intended to provide for the development of areas for a horizontally distributed mix of uses, which may include general or neighborhood commercial, commercial offices, multifamily residential, visitor-serving and marine-related uses, and/or buildings that vertically integrate residential with commercial uses. The Project will be consistent with the Local Coastal Plan designation of MU-H by developing a boutique auto showroom along Coast Highway and a multi-family residential building to the rear of the commercial frontage. The project site is zoned Mixed Use Mariners’ Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed for freestanding nonresidential uses, multi-unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit-mix incentive requested through the allowed density bonus, the proposed project complies with the applicable standards. The project has also been analyzed for conformance with the following sections pertaining to the certified Local Coastal Program. 13 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 12 The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the geotechnical investigations. Construction plans are reviewed for compliance with approved investigations and the California Building Code (CBC) prior to building permit issuance. A preliminary Water Quality Management Plan (WQMP) has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the proposed project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post-project implementation. The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the project would not result in any significant effect related to water quality or drainage. The subject property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special-status plants or animals to exist on the property. The project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland Environmental Sensitive Habitat Area (ESHA) associated with the project. For these reasons, the project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. Coastal Views and Access The closest public viewpoint is adjacent and above the property to the northeast at John Wayne Park. View simulations are provided as part of the project plans (Attachment No. PC 2). The inland location of the project site combined with the elevated and sloping location of the adjacent park minimize coastal view impacts. The project’s flat roof which is void of mechanical equipment or vertical intrusions and strategic spacing of 14 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 13 landscaping (palm trees) further protects coastal views; therefore, the development will not impact coastal views. The closest coastal view road is West Coast Highway, which is to the south, as designated in the Coastal Land Use Plan. The project is located entirely on private property and will not inhibit coastal views from the road since the proposed development will be constructed on the inland side of West Coast Highway. The building will be three (3) stories (35.2 feet) high and utilizes a density bonus development waiver to exceed the 35-foot height limit by two inches. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials, neutral colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. The Property is located in Mariners’ Mile corridor area and is not located between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project’s impact and be proportional to the impact. In this case, the Project involves the demolition of an existing Marine Sales use the construction of a new mixed-use project. Although the Project involves a change in intensity from the existing condition, mixed use projects are the intended and allowed use for the property and the development complies with all other applicable development standards including required parking. The Project is not anticipated to result in a significantly increased demand on public access and recreation opportunities. The Property is located on the inland side of West Coast Highway approximately 300 feet from Newport Harbor, and does not provide any public access easements. Tentative Parcel Map A Tentative Parcel Map to consolidate the five existing parcels that comprise the project site into a single parcel has been requested. While consolidations of this nature are considered somewhat utilitarian, a series of findings are required and facts in support of all the findings have been provided in the draft resolution. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. CEQA Class 32 consists of projects characterized as in-fill development meeting the conditions described above. The proposed project consists of 35 multi-family residential units and a boutique auto showroom with office. It is consistent with the City’s General Plan land use and zoning designations. There is no reasonable probability that the proposed 15 2510 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission, January 21, 2021 Page 14 project will have a significant effect on the environment due to unusual circumstances, nor will the project result in any short-term or long-term environmental impacts that were not previously considered in the Newport Beach General Plan and General Plan EIR. As described in the draft resolution (Attachment PC 1), implementation of the proposed project will not result in any adverse effects on sensitive biological resources, traffic, air quality, noise or water quality. Therefore, the proposed project meets all of the conditions described above for in-fill development and qualifies for a Class 32 exemption. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: ATTACHMENTS PC 1 Draft Resolution PC2021-001 with Findings and Conditions PC 2 Project Plans PC 3 Parking Demand Study PC 4 Air Quality and Greenhouse Gas Assessment PC 5 Noise Study PC 6 Affordable Housing Implementation Plan 16 Attachment No. PC 1 Draft resolution PC2021-001 with findings and conditions of approval 17 INTENTIONALLY BLANK PAGE18 RESOLUTION NO. PC2021-001 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-062, SITE DEVELOPMENT PERMIT NO. SD2019-003, CONDITIONAL USE PERMIT NO. UP2019-054, TENTATIVE PARCEL MAP NO. NP2020-013 FOR A MIXED-USE PROJECT LOCATED AT 2510 & 2530 WEST COAST HIGHWAY (PA2019-249) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC, with respect to property located at 2510 & 2530 West Coast Highway, and legally described as Parcel A: Parcels 1, 2 & 3 , in the City of Newport Beach, County of Orange, State of California as shown on a parcel map filed in Book 85, Pages 30 & 31 of Parcel Maps in the Office of the County Recorder of said County; Parcel B: that portion of Lot A, of Tract No. 919, in the City of Newport Beach, County of Orange, State of California as shown in Book 29, Pages 31 to 34, inclusive of miscellaneous maps, records of said County, described as follows: Beginning at the intersection of the southeasterly line of Tract No.1133, Seaview Heights, as shown on map recorded in Book 36, Pages 13 and 14 of miscellaneous maps in said office, with the northeasterly line of Lot 19 of last said tract; thence along the southeasterly prolongation of said northeasterly line South 610,00’30” East 57.10 feet to a point in the southwesterly prolongation of the northwesterly line of that certain land described in deed recorded in book 1396, page 168 of official records in said office; thence along said southwesterly prolongation south 390 west, 35.65 feet to the northwesterly line of the land described in deed recorded in book 975; page 361 of official records in said office; to said southeasterly line; thence along southeasterly line north 39043’30” east, 35.65 feet to the point of beginning. Parcel C: Parcel 1 of Parcel Map No. 90-173, in the City of Newport Beach, County of Orange, State of California, as per map filed in Book 256, pages 25 & 26 of Parcel Maps, record of Orange County requesting approval of the following: a. A Coastal Development Permit No. (CD2019-062) authorizing the construction of the mixed-use project within the Coastal Zone b. A Site Development Permit (SD-2019-003) authorizing the construction of the mixed-use building; c. A Conditional Use Permit (UP2019-054) authorizing the establishment of an auto show room use and reduction in off street parking; d. A Tentative Parcel Map (NP2020-013) to consolidate the five existing parcels into a single parcel; and 19 Planning Commission Resolution No. PC2021-001 Page 2 of 42 e. A density bonus with an incentive and waiver pursuant to Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code (“NBMC”) and Government Code Section 65915 (Density Bonus Law). 2. The Applicant requests to replace an existing marine sales facility with a mixed-use development consisting of thirty-five (35) residential dwelling units, and an 11,266-square- foot boutique auto showroom. The residential component will consist of ten (10) studio units, sixteen (16) one-bedroom units and nine (9) two-bedroom units (“Project”). Three (3) of the units will be made available for workforce housing and affordable to low income households. The commercial component of the Project will consist of an 8,741 square foot auto showroom, with a 1,484 square-foot mezzanine and 750 square-foot office. 3. The Property is designated Mixed-Use Horizontal (MU-H1) by the General Plan Land Use Element and is located within the Mixed-Use Mariners’ Mile (MU-MM) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is Mixed-Use – Horizontal (MU-H) and it is located within the Mixed-Use Mariners’ Mile (MU- MM) Coastal Zone District. 5. A public hearing was held online by the Planning Commission on January 21, 2021, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21. 62 (Public Hearings) of the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 32 exemptions for in-fill development projects are required to meet the following conditions. a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The City of Newport Beach General Plan (“General Plan”) Land Use Element designates the site as Mixed-Use Horizontal (MU-H1), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners’ Mile Corridor, where the Property is located, the General Plan contemplates marine-related and highway-oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with 20 Planning Commission Resolution No. PC2021-001 Page 3 of 42 free-standing neighborhood-serving retail, multi-family residential units, or mixed- use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU-H1 by developing a boutique auto showroom along Coast Highway and a multi-family residential building to the rear of the commercial frontage. The Project would be consistent with the General Plan’s density limitations, which are 0.5 for the commercial building and 20.1-26.7 units per acre for the multi-family building. Land Use Policies Policy LU2.1 Resident-Serving Land Uses. Accommodate uses that support the needs of Newport Beach’s residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re-use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or density/intensity should be considered only in those areas that are economically underperforming, are necessary to accommodate Newport Beach’s share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through 21 Planning Commission Resolution No. PC2021-001 Page 4 of 42 Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densities/intensities to be permitted. The permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). Goal LU 5.1 Residential neighborhoods that are well-planned and designed contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. Policy LU 6.19.3 Marine-Related Businesses Protect and encourage facilities that serve marine-related businesses and industries unless present and foreseeable future demand for such facilities is already adequately provided for in the area. Encourage coastal-dependent industrial uses to locate or expand within existing sites and allow reasonable longterm growth. Policy LU 6.19.4 Inland side of Coast Highway [designated as “MU-H1,” “CG(0.3),” and “CG(0.5)” Sub-Areas B and C]. Accommodate a mix of visitor- and local-serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office. Policy LU 6.19.6 Corridor Identity and Quality Implement landscape, signage, lighting, sidewalk, pedestrian crossing, and other amenities consistent with the Mariners’ Mile Specific Plan District and Mariners’ Mile Strategic Vision and Design Plan. (Imp 20.1) restaurants, coffee shops, and similar uses. The mixed-use Project would include an 11,266 square foot boutique auto showroom with an accessory office along Coast Highway, with a 35-unit affordable multi-family residential building to the rear of the site. The existing marine sale use does not have direct access to sea and is not dependent on its location to function. There are adequate marine related businesses in the area including boat dealers, boat rentals and sailing and seamanship schools to serve current and foreseeable demand. The intent of the 22 Planning Commission Resolution No. PC2021-001 Page 5 of 42 Project is to add new commercial retail and housing to an underutilized site to serve the needs of the community. The mixed-use concept would foster a self-sustaining community and the proposed uses would complement the existing type and character of nearby development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to the livability and quality of life of residents. There is capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the proposed development. The Project represents infill development that can be served by the existing infrastructure. The Property is located within the MU-H1 designation, which is intended to accommodate a mix of visitor- and local-serving retail commercial, residential, and public uses. The mix of proposed uses would be consistent with this designation. Project Design Policies Policy LU 5.1.9 Character and Quality of Multi-Family Residential. Require that multi-family dwellings be designed to convey a high quality architectural character in accordance with the following principles: • Building Elevations: o Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal façades with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality, o Architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume, o Provide street- and path-facing elevations with high-quality doors, windows, moldings, metalwork, and finishes, • Ground Floor Treatment: o Where multi-family residential is developed on large parcels such as the Airport Area and West Newport Mesa: ▪ Set ground-floor residential uses back from the sidewalk or from the right-of-way, whichever yields the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and landscaping, ▪ Raise ground-floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces, ▪ Encourage stoops and porches for ground-floor residential units facing public streets and pedestrian ways, 23 Planning Commission Resolution No. PC2021-001 Page 6 of 42 o Where multi-family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate security. • Roof Design: o Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. • Parking: o Design covered and enclosed parking areas to be integral with the architecture of the residential units’ architecture. • Open Space and Amenity: o Incorporate usable and functional private open space for each unit. Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • modulation of building masses, elevations and rooflines to promote visual interest; • architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • clear identification of storefront entries; • incorporation of signage that is integrated with the buildings’ architectural character; • architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. 24 Planning Commission Resolution No. PC2021-001 Page 7 of 42 The Project includes an 11,266 square-foot boutique auto showroom, thirty-five (35) multi-family residential units, fifty-eight (58) at-grade parking spaces, 3,683 square feet of landscaping, and a 3,015 square-foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design. The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two (2) access points: one (1) off Coast Highway to access the auto showroom and one (1) off Avon Street to access the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site. Landscaping would be strategically incorporated to provide varied and high-quality views of the façades, with existing trees along Coast Highway to be protected in place. The residential building would feature a courtyard with enlarged private patios, wood screens and gates, and landscaping. The commercial building fronting Coast Highway would feature a fireside lounge, communal dining, a lounge lawn with synthetic turf, lounge furniture, and hedge screening. Neighborhood Compatibility Policies Policy LU 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • Modulation of building masses, elevations, and rooflines to promote visual interest; • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • Clear identification of storefront entries; • Incorporation of signage that is integrated with the buildings’ architectural character; 25 Planning Commission Resolution No. PC2021-001 Page 8 of 42 • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers • Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; • Attractive architectural treatment of elevations facing the residential neighborhood; • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian-Oriented Architecture and Streetscapes. Require that buildings located in pedestrian-oriented commercial and mixed-use districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and pedestrian paths, and provide “eyes on the street” in accordance with the following principles: • Location of buildings along the street frontage sidewalk, to visually form a continuous or semi-continuous wall with buildings on adjacent parcels; • Inclusion of retail uses characterized by a high level of customer activity on the ground floor; to insure successful retail-type operations, provide for transparency, elevation of the first floor at or transitioning to the sidewalk, floor-to-floor height, depth, deliveries, and trash storage and collection; • Articulation and modulation of street-facing elevations to promote interest and character; • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible; 26 Planning Commission Resolution No. PC2021-001 Page 9 of 42 • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible. Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking be provided and is conveniently located to serve tenants and customers. Set open parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense landscaping. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high-quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well-designed and landscaped to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise. Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway. The design of the Project would be high-quality and would be compatible with adjacent uses with respect to building elevations. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. The buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height. Adequate setbacks are incorporated into the Project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. 27 Planning Commission Resolution No. PC2021-001 Page 10 of 42 The Project site is within the Newport Beach city limits, and consists of 42,821 square feet, or 0.98 acres. The site is surrounded by urban uses, including commercial uses south, east and west of the site and commercial and single-family residential uses north of the site. c. The project site has no value, as habitat for endangered, rare or threatened species. The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special-status plants or animals to exist on the Property. The Project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The Property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland Environmental Sensitive Habitat Area (ESHA) associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. A Parking Demand Evaluation was prepared for the Project by Urban Crossroads dated July 7, 2020. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. Chapter 20.40 of the NBMC (Off-Street Parking) requires off-street parking in the amount of forty- four (44) spaces for the residential use. The Project will provide a total of forty-four (44) residential parking spaces, including twenty-six (26) spaces for the studio and one (1) bedroom units and nine (9) spaces for the two (2) bedroom units. For the showroom, Section 20.40.404 of the NBMC requires one (1) space per 1,000 square feet of lot area for vehicle sales, which would equate to forty-three (43) spaces. However, the City’s vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City’s vehicle sales overstate the actual parking demands. Similarly, the City’s Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate. A comparison of the three reference parking demand rates suggests an average parking rate of one (1) space per every 1,656 square feet, with a peak parking rate of one (1) space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of 28 Planning Commission Resolution No. PC2021-001 Page 11 of 42 thirteen (13) spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a 30-space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, and comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. Chapter 15.40 (Traffic Phasing Ordinance) of the Municipal Code requires a traffic study to be prepared and findings be made prior to issuance of building permits if a proposed project will generate in excess of 300 average daily trips (ADT). Per Traffic Phasing Ordinance (TPO) trip generation procedures, the project will generate 294 daily trips. Since the project would generate less than 300 average daily trips, a TPO traffic impact analysis is not required for the project. A Noise Impact Analysis was prepared for the Project on July 28, 2020, consistent with applicable City of Newport Beach noise standards and the CEQA Guidelines. It concluded that the Project would not create any sources of noise that would exceed thresholds. The primary source of traffic noise for the future onsite residents will be Coast Highway. Noise levels are not expected to exceed 64 dBA CNEL at the building façade, which is less than the City’s 65 dBA CNEL exterior noise compatibility criteria for residential mixed-use. Project-related stationary-source noise levels would result from air conditioning units, the trash enclosure, roof deck activities and vehicle movements. The closest sensitive receptor to the site is an existing outdoor play area approximately twenty- three (23) feet east of the site. Stationary-source noise levels will be below applicable standards of 55 dBA Leq during daytime hours and 50 dBA Leq during nighttime hours at all nearby sensitive receptor locations. During construction, the Project would generate noise and vibration. For construction noise, the Noise Impact Analysis uses a threshold of 85 dBA Leq since the City does not have a construction noise threshold. With the planned 8 to 16-foot high temporary noise barrier during demolition, site preparation and grading, the Project’s construction noise would be below 74 dBA Leq and would not expose sensitive receptors to construction noise levels in excess of standards. Likewise, the highest vibration levels of 75.6 VdB at the nearest sensitive receptor location would not exceed the vibration threshold of 78 VdB. An Air Quality and Greenhouse Gas Assessment was prepared for the Project, dated June 10, 2020. Neither short-term nor long-term air pollutant emissions generated by the Project would exceed significance thresholds established by the South Coast Air Quality Management District (“SCAQMD”) as shown in Table 1 and 2 below. Localized air emissions would similarly not exceed applicable thresholds. No sensitive receptor would be exposed to emissions in excess of standards during construction or operation. The Assessment concluded that the Project would not produce the volume of traffic required to generate a CO “hot spot” and would not have the potential to generate any objectionable odors. Additionally, the Project 29 Planning Commission Resolution No. PC2021-001 Page 12 of 42 would be consistent with all policies of the Air Quality Management Plan. The Project’s greenhouse gas emissions estimate of 718.74 metric tons of carbon dioxide equivalent (MTCO2e) per year would not exceed the screening threshold of 3,000 MTCO2e per year applicable SCAQMD threshold for greenhouse gas emissions. Therefore, approval of the Project would not result in any significant effects relating to air quality or greenhouse gas emissions. TABLE 1: PROJECT CONSTRUCTION EMISSIONS AND REGIONAL THRESHOLDS (WITHOUT MITIGATION) Emissions (lbs/day) VOC NOX CO SOX PM10 PM2.5 Maximum Daily Emissions 64.06 17.08 8.50 0.03 1.65 0.89 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO lbs/day = Pounds Per Day TABLE 2: PROJECT OPERATIONAL EMISSIONS AND REGIONAL THRESHOLDS – WITHOUT MITIGATION Emissions (lbs/day) VOC NOX CO SOX PM10 PM2.5 Summer Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.41 2.91 12.18 0.03 3.27 0.90 Total Maximum Daily Emissions 11.67 3.84 32.95 0.08 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Winter Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.47 3.02 11.85 0.03 3.27 0.90 Total Maximum Daily Emissions 11.74 3.94 32.63 0.08 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO A preliminary Water Quality Management Plan (“WQMP”) has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post-project implementation. 30 Planning Commission Resolution No. PC2021-001 Page 13 of 42 The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the Project would not result in any significant effect related to water quality or drainage. e. The site can be adequately served by all required utilities and public services. All required utilities, including sewer, water, energy, etc., exist within the Project site. Private sewer and water lines will be located within an easement along the central portion of the site and connect to City sewer and water lines along Coast Highway. The southern portion of the site provides drainage and utility access via several easements and the Project will maintain access to these easements and utilities. No backbone facilities (i.e., master-planned roads and/or utilities) will be required to accommodate the Project. The nearest fire station is approximately one (1) mile from the Project site at 32nd Street and Via Oporto. All of the public services, including police and fire protection, schools and parks and recreation, are adequate to accommodate the Project. Thus, the site can be adequately served by all required utilities and public services. 3. CEQA Class 32 consists of projects characterized as in-fill development meeting the conditions described above. The Project consists of thirty-five (35) multi-family residential units and a boutique auto showroom with office. It is consistent with the City’s General Plan land use and zoning designations. There is no reasonable probability that the Project will have a significant effect on the environment due to unusual circumstances, nor will the Project result in any short-term or long-term environmental impacts that were not previously considered in the City of Newport Beach General Plan (“General Plan”) and General Plan EIR. As described above, implementation of the Project will not result in any adverse effects on sensitive biological resources, traffic, air quality, noise or water quality. Therefore, the Project meets all of the conditions described above for in-fill development and qualifies for a Class 32 exemption. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program 31 Planning Commission Resolution No. PC2021-001 Page 14 of 42 Facts in Support of Finding: 1. The Local Coastal Plan designates the Project site as Mixed-Use – Horizontal (MU- H). The MU-H category is intended to provide for the development of areas for a horizontally distributed mix of uses, which may include general or neighborhood commercial, commercial offices, multifamily residential, visitor-serving and marine- related uses, and/or buildings that vertically integrate residential with commercial uses. The Project will be consistent with the Local Coastal Plan designation of MU- H by developing a boutique auto showroom along Coast Highway and a multi-family residential building to the rear of the commercial frontage. 2. The Project site is zoned Mixed-Use Mariners’ Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed for freestanding nonresidential uses, multi-unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit-mix incentive requested through the allowed density bonus, the Project complies with the applicable standards. 3. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the geotechnical investigations. Construction plans are reviewed for compliance with approved investigations and the California Building Code (CBC) prior to building permit issuance. 4. A preliminary Water Quality Management Plan (“WQMP”) has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post-project implementation. 5. The new drainage pattern would match the existing drainage pattern, which drains southerly toward Coast Highway. The flow would be collected into the cross gutter and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with native and drought tolerant plants and trees. Approval of the Project would not result in any significant effect related to water quality or drainage. 32 Planning Commission Resolution No. PC2021-001 Page 15 of 42 6. The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special-status plants or animals to exist on the Property. The Project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The Property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland ESHA associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts to biological resources would occur. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The closest public viewpoint is adjacent and above the Property to the northeast at John Wayne Park. View simulations were provided as part of the Project plans. The inland location of the Project site combined with the elevated and sloping location of the adjacent park minimize coastal view impacts. The Project’s flat roof which is void mechanical equipment or vertical intrusions and strategic spacing of landscaping (palm trees) further protects coastal views; therefore, the development will not impact coastal views. 2. The closest coastal view road is West Coast Highway, which is to the south, as designated in the Coastal Land Use Plan. The Project is located entirely on private property and will not inhibit coastal views from the road since the proposed development will be constructed on the inland side of West Coast Highway. The building will be three (3) stories (35.2 feet) high and utilizes a density bonus development waiver to exceed the thirty-five (35) foot height limit by two (2) inches. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials, neutral colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in significant adverse impacts to public views. 3. The Property is located in Mariners’ Mile corridor area and is not located between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear a reasonable relationship between the requirement and the Project’s impact and be proportional to the impact. In this case, the Project involves the demolition of an existing Marine Sales use the construction of a new mixed-use project. Although the Project involves a change in intensity from the existing condition, mixed-use projects are the intended and allowed use for the Property and the development complies with all other applicable development standards including required parking. The Project is not anticipated to result in a significantly increased demand on public access and recreation 33 Planning Commission Resolution No. PC2021-001 Page 16 of 42 opportunities. The Property is located on the inland side of West Coast Highway approximately 300 feet from Newport Harbor, and does not provide any public access easements. Site Development Review In accordance with NBMC Subsection 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The proposed development is allowed within the subject zoning district. Facts in Support of Finding: 1. The Property is zoned Mixed-Use Mariners’ Mile, which allows properties fronting on Coast Highway to be developed for nonresidential uses only. Properties to the rear of the commercial frontage may be developed with freestanding nonresidential uses, multi-unit residential dwelling units, or mixed-use structures that integrate residential above the ground floor with nonresidential uses on the ground floor. Notwithstanding the height exception and unit-mix incentive requested through the allowed density bonus, the Project complies with the applicable standards of the Zoning Code. Finding: B. The proposed development is in compliance with all of the following applicable criteria: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30.100 (Public View Protection). 34 Planning Commission Resolution No. PC2021-001 Page 17 of 42 Facts in Support of Finding: 1. All Facts in Support of Coastal Development Permit Findings A and B are hereby incorporated by reference. 2. The General Plan Land Use Element designates the site as Mixed-Use Horizontal (MU- H1), which provides for a horizontal intermixing of uses. For properties located on the inland side of Coast Highway in the Mariners’ Mile Corridor, where the Property is located, the General Plan contemplates marine-related and highway-oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with free-standing neighborhood-serving retail, multi-family residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor. The Project will be consistent with the General Plan designation of MU-H1 by developing a boutique auto showroom along Coast Highway and a multi-family residential building to the rear of the commercial frontage. The Project would be consistent with the General Plan’s density limitations, which are 0.5 for the commercial building and 20.1-26.7 units per acre for the multi-family building. 3. Land Use Policies Policy LU2.1 Resident-Serving Land Uses. Accommodate uses that support the needs of Newport Beach’s residents including housing, retail, services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with community natural resources and open spaces. Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and employment. Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and so on) and public services (schools, parks, libraries, seniors, youth, police, fire, and so on). Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re-use and infill with uses that are complementary in type, form, scale, and character. Changes in use and/or density/intensity should be considered only in those areas that are economically underperforming, are necessary to 35 Planning Commission Resolution No. PC2021-001 Page 18 of 42 accommodate Newport Beach’s share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies the primary land use categories, types of uses, and, for certain categories, the densities/intensities to be permitted. The permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended to convey maximum and, in some cases, minimums that may be permitted on any parcel within the designation or as otherwise specified by Table LU2 (Anomaly Locations). Goal LU 5.1 Residential neighborhoods that are well-planned and designed contribute to the livability and quality of life of residents, respect the natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern California region. Policy LU 6.19.4 Inland side of Coast Highway [designated as “MU-H1,” “CG(0.3),” and “CG(0.5)” Sub-Areas B and C]. Accommodate a mix of visitor- and local-serving retail commercial, residential, and public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between Riverside Avenue and Tustin Avenue, priority should be placed on accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office, restaurants, coffee shops, and similar uses. The mixed-use Project would include an 11,266 square-foot boutique auto showroom with an accessory office along Coast Highway, with a thirty-five (35)-unit affordable multi-family residential building to the rear of the site. The intent of the Project is to add new commercial retail and housing to an underutilized site to serve the needs of the community. The mixed-use concept would foster a self-sustaining community and the proposed uses would complement the existing type and character of nearby development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to 36 Planning Commission Resolution No. PC2021-001 Page 19 of 42 the livability and quality of life of residents. There is capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level of service to the proposed development. The Project represents infill development that can be served by the existing infrastructure. The Property is located within the MU-H1 designation, which is intended to accommodate a mix of visitor- and local-serving retail commercial, residential, and public uses. The mix of proposed uses would be consistent with this designation. 4. Project Design Policies Policy LU 5.1.9 Character and Quality of Multi-Family Residential. Require that multi-family dwellings be designed to convey a high quality architectural character in accordance with the following principles: • Building Elevations: o Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal façades with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality, o Architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume, o Provide street- and path-facing elevations with high-quality doors, windows, moldings, metalwork, and finishes, • Ground Floor Treatment: o Where multi-family residential is developed on large parcels such as the Airport Area and West Newport Mesa: ▪ Set ground-floor residential uses back from the sidewalk or from the right-of-way, whichever yields the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and landscaping, ▪ Raise ground-floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces, ▪ Encourage stoops and porches for ground-floor residential units facing public streets and pedestrian ways, o Where multi-family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate security. • Roof Design: 37 Planning Commission Resolution No. PC2021-001 Page 20 of 42 o Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. • Parking: o Design covered and enclosed parking areas to be integral with the architecture of the residential units’ architecture. • Open Space and Amenity: o Incorporate usable and functional private open space for each unit. Policy 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principals: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • modulation of building masses, elevations and rooflines to promote visual interest; • architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • treatment of the ground floor of buildings to promote pedestrian activity by avoiding long continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • clear identification of storefront entries; • incorporation of signage that is integrated with the buildings’ architectural character; • architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; • incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • integration of building design and site planning elements that reduce the consumption of water, energy, and other renewable resources. The proposed development includes an 11,266 square-foot boutique auto showroom, thirty-five (35) multi-family residential units, fifty-eight (58) at-grade parking spaces, 3,683 square feet of landscaping, and a 3,015 square-foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped 38 Planning Commission Resolution No. PC2021-001 Page 21 of 42 and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design. The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two (2) access points: one (1) off Coast Highway to access the auto showroom and one (1) off Avon Street to access the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site. Landscaping would be strategically incorporated to provide varied and high-quality views of the façades, with existing trees along Coast Highway to be protected in place. The residential building would feature a courtyard with enlarged private patios, wood screens and gates, and landscaping. The commercial building fronting Coast Highway would feature a fireside lounge, communal dining, a lounge lawn with synthetic turf, lounge furniture, and hedge screening. 5. Neighborhood Compatibility Policies Policy LU 5.2.1 Architecture and Site Design. Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: • Seamless connections and transitions with existing buildings, except where developed as a free-standing building; • Modulation of building masses, elevations, and rooflines to promote visual interest; • Architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash enclosures; • Treatment of the ground floor of buildings to promote pedestrian activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating elevations to promote visual interest; • Clear identification of storefront entries; • Incorporation of signage that is integrated with the buildings’ architectural character; • Architectural treatment of parking structures consistent with commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or pedestrian way; • Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers; 39 Planning Commission Resolution No. PC2021-001 Page 22 of 42 • Incorporation of plazas and expanded sidewalks to accommodate pedestrian, outdoor dining, and other activities; • Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on); • Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: • Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; • Attractive architectural treatment of elevations facing the residential neighborhood; • Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian-Oriented Architecture and Streetscapes. Require that buildings located in pedestrian-oriented commercial and mixed-use districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and pedestrian paths, and provide “eyes on the street” in accordance with the following principles: • Location of buildings along the street frontage sidewalk, to visually form a continuous or semi-continuous wall with buildings on adjacent parcels; • Inclusion of retail uses characterized by a high level of customer activity on the ground floor; to insure successful retail-type operations, provide for transparency, elevation of the first floor at or transitioning to the sidewalk, floor-to-floor height, depth, deliveries, and trash storage and collection; • Articulation and modulation of street-facing elevations to promote interest and character; • Inclusion of outdoor seating or other amenities that extend interior uses to the sidewalk, where feasible; • Minimization of driveways that interrupt the continuity of street facing building elevations, prioritizing their location to side streets and alleys where feasible. Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to ensure that retail, office, and other uses do not adversely impact 40 Planning Commission Resolution No. PC2021-001 Page 23 of 42 adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup, truck delivery hours, customer arrivals and departures, and other activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking be provided and is conveniently located to serve tenants and customers. Set open parking lots back from public streets and pedestrian ways and screen with buildings, architectural walls, or dense landscaping. Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining residential units be designed to convey a high-quality character and ensure privacy of the residents, and that properties be developed to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business related activities. Building elevations shall be architecturally treated and walls, if used as buffers, shall be well-designed and landscaped to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility, including a parking garage within the footprint of the building to minimize noise. Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway. The design of the Project would be high-quality and would be compatible with adjacent uses with respect to building elevations. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. The buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height. Adequate setbacks are incorporated into the Project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees. 6. The Project is compliant with the Mariners’ Mile Strategic Vision and Design Framework. The proposed boutique auto showroom is consistent with the uses envisioned along this inland area of Mariners’ Mile. The Projects color scheme utilizes neutral brown, tan and grey colors with contrasting white trim elements consistent with the Mariners’ Mile color palate. The architecture respects views from above by providing both flat and undulating rooflines that are free of mechanical equipment or vertical intrusions such as elevator overruns. The Project’s landscaping preserves existing Palms along West Coast Highway while adding an additional Palm and background hedge consistent with the Mariners’ Mile Coast Highway edge landscaping framework. Additional landscape 41 Planning Commission Resolution No. PC2021-001 Page 24 of 42 features include linear concrete paver driveways, vine covered walls (green screen) and palms lining the eastern edge of the West Coast Highway access driveway. Finding: C. The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The Project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing Project with articulation and building modulations to enhance the urban environment. 2. The proposed building has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer. 3. The Project does not involve the use or manufacture of any hazardous substances that could impact nearby development. 4. The new construction complies with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval. Conditional Use Permit In accordance with NBMC Subsection 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Newport Beach Municipal Code. 42 Planning Commission Resolution No. PC2021-001 Page 25 of 42 Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. 2. A Parking Demand Evaluation was prepared for the Project by Urban Crossroads dated July 7, 2020. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. Chapter 20.40 (Off-Street Parking) of the NBMC requires off-street parking in the amount of forty-four (44) spaces for the residential use. The Project will provide a total of forty-four (44) residential parking spaces, including twenty-six (26) spaces for the studio and one (1) bedroom units and nine (9) spaces for the two (2) bedroom units. For the proposed showroom, the Chapter 20.40 (Off-Street Parking) requires one (1) space per 1,000 square feet of lot area for vehicle sales, which would equate to forty- three (43) spaces. However, the City’s vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demand. The high-end boutique showroom will operate by appointment only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City’s vehicle sales overstate the actual parking demands. Similarly, the City’s Retail Sales parking rate does not adequately describe the parking demand for the proposed use. Therefore, Urban Crossroads collected reference parking demand counts at three similar locations to obtain an accurate reference parking demand rate prior to the onset of the Covid-19 pandemic . A comparison of the three (3) reference parking demand rates suggests an average parking rate of one (1) space per every 1,656 square feet, with a peak parking rate of one (1) space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of thirteen (13) spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a thirty (30) space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, the Project will comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. 43 Planning Commission Resolution No. PC2021-001 Page 26 of 42 2. The commercial component of the Project consists of an 8,741 square-foot auto showroom, with a 1,484 square-foot mezzanine and 750 square-foot office. The showroom will operate by appointment only, during typical business hours and will not provide onsite mechanical services or store vehicles on the exterior of the building. Conditions of approval have been incorporated into the draft resolution to minimize the impacts of the proposed use. D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 2. All Facts in Support of Site Development Review Finding C are hereby incorporated by reference. Tentative Parcel Map In accordance with NBMC Subsection 19.12.070 (Required Findings for Action on Tentative Maps (66412.3, 66473 et seq.)), the following findings and facts in support of such findings are set forth: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference. 2. The Project has been conditioned to require public improvements, including the reconstruction of sidewalks, curbs, and gutters on West Coast Highway and Avon Street as necessary. 44 Planning Commission Resolution No. PC2021-001 Page 27 of 42 B. That the site is physically suitable for the type and density of development. Facts in Support of Finding: 1. The Property is approximately 0.98 acres in size. The existing site consists of five (5) contiguous parcels and is bound by Avon Street to the north, West Coast Highway to the south. The proposed subdivision consolidates five (5) existing parcels into a single parcel. The proposed development is consistent with the type and density of development permitted for the site. C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: 1. The Property is currently developed and located in an urbanized area and does not contain any sensitive vegetation or habitat. 2. The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. 45 Planning Commission Resolution No. PC2021-001 Page 28 of 42 Facts in Support of Finding: 1. All Facts in Support of Site Development Review Finding C are hereby incorporated by reference. E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. F. Facts in Support of Finding: 1. The City Public Works and Utilities Departments have reviewed the Project to ensure the proposed subdivision will not conflict with easements acquired by the public at large, for access through, or use of property within the Project. G. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: 1. The Property is not subject to the Williamson Act because the Property is not designated as an agricultural preserve and is less than one hundred (100) acres in area. 2. The Property is developed with a commercial use and is located in a Zoning District that does not permit agricultural development. H. That, in the case of a “land project” as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: 1. California Business and Professions Code Section 11000.5 has been repealed by the Legislature. However, this Project is not considered a “land project” as 46 Planning Commission Resolution No. PC2021-001 Page 29 of 42 previously defined in Section 11000.5 of the California Business and Professions Code because the Property does not contain fifty (50) or more parcels of land. 2. The Project is not located within a specific plan area. I. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Code of Regulations (“Building Code”) that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces the Building Code compliance through the plan check and inspection process. J. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City’s share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City’s residents and available fiscal and environmental resources. Facts in Support of Finding: 1. The Project would add thirty-five (35) housing units to the City’s housing inventory including three (3) units affordable to Very Low-Income households. The redevelopment of an aging commercial site with the addition of both market and affordable housing units balances the City’s housing needs while providing an updated commercial space (auto showroom) that will generate sales tax income in support of the City’s fiscal resources. 2. The Property is currently developed and located in an urbanized area and does not contain any sensitive vegetation or habitat. K. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1. The proposed subdivision would not create waste that would result in a violation of the existing requirements prescribed by the Regional Water Quality Control Board. A preliminary Water Quality Management Plan (“WQMP”) (Exhibit D) has been reviewed and approved by the City of Newport Beach. The WQMP concludes that implementation of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to 47 Planning Commission Resolution No. PC2021-001 Page 30 of 42 surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified in the preliminary Water Quality Management Plan during construction and post- project implementation. L. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: 1. All Facts in Support of Coastal Development Permit Findings A and B are hereby incorporated by reference. Density Bonus The proposed Affordable Housing Implementation Plan (“AHIP”) is consistent with the intent to implement affordable housing goals within the City pursuant to Government Code Section 65915-65918 (State Density Bonus Law), and Title 20 (Planning and Zoning), Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code (“NBMC”) for the following reasons: 1. The State Density Bonus Law and the City’s Density Bonus Code provide for an increase in the number of units of up to thirty-five percent (35%) above the maximum number of units allowed by the General Plan, for projects that include a minimum of eleven percent (11%) units affordable to Very Low Income Households, in the case of the Project will provide three (3) units affordable to Very Low Income households, which equates to eleven percent (11%) of the twenty-six (26) base units. At the maximum density bonus of thirty-five percent (35%) , the Project is eligible for ten (10) additional units above the twenty-six (26) base units allowed by the General Plan for a total of thirty-six (36) units. Incentive Request: Pursuant to Section 20.32.070 of the NBMC (Design and Distribution of Affordable Units), affordable units shall reflect the range of the number of bedrooms provided in the residential development project as a whole. The Project would provide a unit mix that includes a greater percentage of studio and one- bedroom units than the Project as a whole. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the Project to ensure financial feasibility. Development Standard Waiver Request: Pursuant to the Mixed-Use H1 MM zoning standards, building heights are limited to a base height of twenty-six (26) feet with flat roofs, but may be increased through a site development review to a height of thirty-five (35) feet. Government Code Section 65915(e)(1) provides that a city may not apply a development standard that will have the effect of physically precluding the construction of the density bonus units at the density permitted under the density bonus law. In the case of the Project, a waiver of the thirty-five (35)-foot height limit 48 Planning Commission Resolution No. PC2021-001 Page 31 of 42 development standard to allow a height of thirty-five (35) feet two (2) inches is requested to accommodate the Project. Given the restriction on developing residential units along Coast Highway and requirement that residential units be located above the ground level the waiver is necessary to accommodate the density bonus units permitted under State law. 2. As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus), the Project is eligible for parking requirements calculated in accordance with Government Code Section 65915(p). Therefore, studio and one (1) bedroom units are required to provide one (1) onsite parking space per unit and two (2) bedroom units are required to provide two (2) onsite parking spaces. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 3. This action shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 4. This action shall become final and effective ten (10) days after the adoption of this Resolution unless within such time an appeal is filed with the City Council in accordance with the provisions of Title 19 (Subdivisions), of the Newport Beach Municipal Code. 49 Planning Commission Resolution No. PC2021-001 Page 32 of 42 PASSED, APPROVED, AND ADOPTED THIS 21st DAY OF January, 2021. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Erik Weigand, Chairman BY:_________________________ Lauren Kleiman, Secretary 50 Planning Commission Resolution No. PC2021-001 Page 33 of 42 EXHIBIT “A” CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. All signs shall be in conformance with the approved Comprehensive Sign Program for the Project site and provisions of Chapter 20.42 (Sign Standards) of the Newport Beach Municipal Code. 5. This Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 6. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 7. Prior to the issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 8. Prior to the issuance of a building permit, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 51 Planning Commission Resolution No. PC2021-001 Page 34 of 42 9. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 10. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 11. Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are “1” or less at all property lines. 12. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 13. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 14. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 15. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable Noise, Construction Activity -Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Saturdays, Sundays or Holidays. 16. No outside paging system shall be utilized in conjunction with this establishment. 52 Planning Commission Resolution No. PC2021-001 Page 35 of 42 17. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 18. The auto showroom shall operate by appointment only between the hours of 8:00 a.m. and 9:00 p.m. No mechanical services or repairs may be conducted onsite. No vehicle inventory may be stored on the exterior of the showroom. No test drives shall be permitted on residential streets. 19. Thirteen (13) parking spaces shall be signed and reserved for the use of the auto showroom during business hours. 20. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within twenty (20) feet of the premises. 21. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 22. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 23. Storage outside of the building in the front or at the rear of the Property shall be prohibited, with the exception of the required trash container enclosure. 24. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 25. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 53 Planning Commission Resolution No. PC2021-001 Page 36 of 42 26. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of 2510 West Coast Highway Mixed-Use Project including, but not limited to, Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013 (PA2019-249). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 27. Fire access shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. California Fire Code Section 503.2.1 Off Street Fire Access shall be provided on West Coast Highway - a designated safe place for fire department to stage off the street for medical aids. 28. Group R occupancies shall be equipped throughout with an automatic sprinkler system in accordance with CFC Section 903.2.8. California Building Code (CBC) Section 420.5, Newport Beach Fire Department (NBFD) Guideline F.05 and NBFD Guideline F.03. 29. Fire Alarm Systems and Smoke Alarms shall be installed in Group R-1 occupancies as required in Sections 907.2.8.1 through 907.2.8.3 CFC Section 907.2.8. 30. All buildings and structures with one or more passenger service elevators shall be provided with not less than one medical emergency service elevator to all landings meeting the provisions of Section 3002.4a. California Building Code (CBC) Section 3002.4a. 31. The elevator car shall be of such a size and arrangement to accommodate a 24-inch by 84-inch ambulance gurney or stretcher with not less than 5-inch radius corners, in the horizontal, open position, shall be provided with a minimum clear distance between walls or between walls and door, excluding return panels not less than 80 inches by 54 inches, and a minimum distance from wall to return panel not less than 51 inches with a 42-inch side slide door. CBC Section 3002.4.3a 32. Walls separating dwelling units in the same building, walls separating sleeping units in the same building and walls separating dwelling or sleeping units from other 54 Planning Commission Resolution No. PC2021-001 Page 37 of 42 occupancies contiguous to them in the same building shall, be constructed as fire partitions in accordance with Section 708. CBC Section 420.2 33. Floor assemblies separating dwelling units in the same building, floor assemblies separating sleeping units in the same building and floor assemblies separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall be constructed as horizontal assemblies in accordance with Section 711. CBC Section 420.3. 34. Fire Hydrants are required and shall be provided within 400 feet of all portions of a building. An approved route around the exterior of the facility or building shall measure the distances. CFC Section 507.5.1. 35. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. CFC Section 510.1. An Emergency Responder Radio Coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3. 36. Emergency responder radio coverage systems shall be provided with standby power in accordance with Section 604. The standby power supply shall be capable of operating the emergency responder radio coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3. 37. Dumpsters and containers with an individual capacity of 1.5 cubic yards or more shall not be stored in buildings or placed within 5 feet of combustible walls, openings or combustible to roof eave lines. CFC Section 304.3.3. 38. Class I standpipes shall be installed and located as required per NBFD. Standpipes are necessary due to lack of access around the perimeter of the structure. 39. A two-way communication system complying with Sections 12009.8.1 and 1009.8.2 shall be provided at the landing serving each elevator or bank of elevators one ach accessible floor that is one or more stories above or below the level of exit discharge. CFC Section 1009.8. 40. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities and buildings are hereafter constructed or moved into or within the jurisdiction. CFC Section 507.1 41. Fire hydrants shall be provided and located within 400 feet of all portions of the building. The fire flow will also determine if additional fire hydrants are required. CFC Section 507.5 42. As per Amendment to CFC Section 604.8, provide and install electrical outlets connected to the emergency generator circuitry system when a generator is required by 55 Planning Commission Resolution No. PC2021-001 Page 38 of 42 Section 604.2 of the CFC in every fire control room and in other areas as may be designated by the fire code official in the following locations: a. In the main exit corridor of each, floor adjacent to each exit enclosure. b. On every level in every stairwell. c. In each elevator lobby. d. In public assembly areas larger than 1,500 square feet. e. In every fire control room. f. In such other areas as may be designated by the fire code official. 43. Liquid or gas-fueled vehicles, boats or other motor craft shall not be located indoors except as follows: a. Batteries are disconnected. b. Fuel in fuel tanks does not exceed one-quarter tank or 5 gallons (whichever is least). c. Fuel tanks and fill openings are closed and sealed to prevent tampering. d. Vehicles, boats or other motor craft equipment are not fueled or defueled within the building. 44. Fire lanes shall be identified as per NBFD Guideline C.02 and shown as indicated on the plans. 45. During construction, an approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site. CFC Section 3312.1. 46. Construction Access. Either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions, shall provide vehicle access. Vehicle access shall be maintained until permanent fire apparatus access roads are available. NBFD Guideline C.01. 47. The elevator designated the medical emergency elevator shall be equipped with a key switch to recall the elevator nonstop to the main floor. CBC Section 3002.4.4a. 48. Fire Flow needs to be determined as per NBFD Guideline B.01. 49. The Fire Department Connection (FDC) shall be on the address side of the building and located a minimum of 30 feet from beginning of the radius for the driveway approach; arranged so they are located immediately adjacent to the approved fire department access road so that hose lines can be readily and conveniently attached to the inlets without interference from nearby objects including building, fence, posts, or other fire department connections. NBFD Guideline F.04. 50. The FDC shall be located no more than 100 feet from a public hydrant. NBFD Guideline F.04. 51. Fire Pits must be installed as per California Mechanical Code 932.0 and the manufacturer’s specifications. 56 Planning Commission Resolution No. PC2021-001 Page 39 of 42 52. Gates across the fire access or gates blocking pedestrian access must be equipped with a means for emergency personnel to enter the Property via the road. NBFD Guideline C.01. Building Division 53. The applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 54. The applicant shall employ the following best available control measures (“BACMs”) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off-Site Impacts • Encourage car pooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 55. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Project applicant will provide 57 Planning Commission Resolution No. PC2021-001 Page 40 of 42 the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the Project’s impact on water quality. 56. Prior to the issuance of a grading permit, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 57. A list of “good housekeeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 58. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City’s CADD Standards. Scanned images will not be accepted. 59. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one-inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 60. The conflicting easement (i.e. private sewer, water, storm drain, ingress,and egress easements) within the Project shall be vacated prior to the final parcel map processing or shall be vacated as part of the proposed parcel map. 61. The Project shall provide a 12-foot wide dedication for street-purposes along the West Coast Highway frontage. 58 Planning Commission Resolution No. PC2021-001 Page 41 of 42 62. The Project shall provide a minimum 10-foot easement for street and pedestrian purposes to provide an accessible compliant walkway at the top of the driveway along the Avon Street extension frontage. 63. No structural improvements shall be permitted within the limits of the proposed 12-foot wide street dedication along the West Coast Highway frontage and minimum 10-foot wide street and pedestrian easement along the Avon Street extension frontage. 64. The existing street light pole located adjacent to the new driveway along West Coast Highway shall be relocated a minimum of 5-feet away from the proposed driveway approach unless otherwise approved by Caltrans. 65. Each unit shall be served by separate sewer and water services unless otherwise waived by the Utilities Director. If waived by the Utilities Director, at a minimum the residential and commercial uses shall have separate sewer and water services. Each sewer and water service shall be installed per applicable City Standards. 66. The driveways shall be constructed and installed per City Standard STD-160-L-A. A minimum 4-foot wide accessible walkway shall be provided at the top of the driveway approach. 67. Reconstruct curb, gutter and sidewalks along the West Coast Highway and Avon Street extension project frontages per the applicable City Standards. 68. Parking layout shall comply with City Standard STD-805-L-A and STD-805-L-B. All drive aisles shall be a minimum of 26-feet wide. No obstruction shall be permitted to Project into the required width of the drive aisle. 69. All improvements shall be constructed as required by Ordinance and the Public Works Department. 70. The existing City street trees along the West Coast Highway and Avon Street extension frontages shall be protected in place. 71. All existing overhead utilities shall be undergrounded. 72. An encroachment permit is required for all work activities within the public right-of-way. 73. All on-site drainage shall comply with the latest City Water Quality requirements. 74. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at Property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then be capped where the wye used to be. 59 Planning Commission Resolution No. PC2021-001 Page 42 of 42 75. Sewer and water demand study shall be reviewed and approved by the Public Works and Utilities Departments. Any City required improvements to accommodate the Project shall be designed and constructed at the owner’s expense. 76. Fire Flow analysis shall be reviewed and approved by the Public Works Department, Utilities Department and Fire Marshall. Any City required improvements to accommodate the Project shall be designed and constructed at the owner’s expense. 77. A construction management plan (CMP) shall be reviewed and approved by the City Traffic Engineer and the Community Development Director prior to the issuance of a building permit. 60 Attachment No. PC 2 Project Plans 61 INTENTIONALLY BLANK PAGE62 3&+0L[HG8VH'HYHORSPHQW 3ODQQLQJ6XEPLWWDO  PA2019-249 Attachment No. PC 2 - Project Plans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PA2019-249 Attachment No. PC 2 - Project Plans 88 WM-1 WM-5 WM-8 DESCRIPTIONDATENO. 1 WM-1 WM-5 WM-8 7 7 PA2019-249 Attachment No. PC 2 - Project Plans 89 L-1 07.09.20LANDSCAPE IMAGERY PA2019-249 Attachment No. PC 2 - Project Plans 90 AVON STREETBOUTIQUE AUTO SHOWROOM BELOW EXISTING AUTO SHOWROOM EXISTING COMMERCIAL PRESCHOOL RES. LOBBYWEST COAST HIGHWAYL-2 07.09.200’LANDSCAPE SCHEMATIC PLAN 64’32’16’WWWWLEVEL 3 ROOFTOP • see sheet L-4 GROUND LEVEL • see sheet L-3 EXISSTTING AUTO SSSSHOOWROOM LEVEL3ROOFTOP LEVEL 2 COURTYARD • see sheet L-4 PA2019-249 Attachment No. PC 2 - Project Plans 91 A V O N S T R E E TWEST COAST HIGHWAYBOUTIQUE AUTO SHOWROOM T EXISTING AUTO SHOWROOM EXISTING COMMERCIAL PRESCHOOL RES. LOBBY L-3 07.09.200’GROUND LEVEL LANDSCAPE PLAN 64’32’16’ COAST HIGHWAY STREETSCAPE • per mariners’ mile revitalization master plan • (2) existing palms in tree grates • (1) proposed washingtonia äOLEXVWDSDOPLQWUHHJUDWH • EDFNJURXQGKHGJH ENTRY DRIVE • OLQHDUFRQFUHWHSDYHUV • HQKDQFHODQGVFDSLQJD3/ • PDWFKLQJKHLJKWSDOPV ENTRY DRIVE • OLQHDUFRQFUHWHSDYHUV • loading areas WEST EDGE • JUHHQVFUHHQZLWK evergreen vine EAST EDGE • JUHHQVFUHHQZLWK evergreen vine PA2019-249 Attachment No. PC 2 - Project Plans 92 LEVEL 2 COURTYARD BOUTIQUE AUTO SHOWROOM BELOW L-4 07.09.200’LEVEL 2 AND 3 LANDSCAPE PLAN 32’16’8’ SEE ENLARGEMENT L-5 COURTYARD • enlarged private patios • ZRRGVFUHHQVDQGJDWHV • OXVKODQGVFDSLQJ LEVEL 3 LEVEL 2 PA2019-249 Attachment No. PC 2 - Project Plans 93 L-5 07.09.200’LEVEL 3 ENLARGEMENT 16’8’4’ FIRESIDE LOUNGE • äUHSLW • ORXQJHIXUQLWXUH • pottery DINNER PARTY • EETFRXQWHU • shade trells • FRPPXQDOGLQLQJWDEOH • IHVWLYDOOLJKWV • pottery LOUNGE LAWN • V\QWKHWLFWXUIODZQ • GD\EHGV • ping pong • ORXQJHVHDWLQJZLWK XPEUHOODV ENTRY • SHGHVWDOSDYHUZDON • JUHHQURRIäHOG • KHGJHVFUHHQLQJIRUURRIPRXQWHG HTXLSPHQWDQGDGMDFHQWURRIV • ORXQJHIXUQLWXUH PA2019-249 Attachment No. PC 2 - Project Plans 94 SIZEBOTANICAL NAME WUCOLSCOMMON NAME TREES: ALL PLANTS ARE CAL-IPC NON-INVASIVE and WUCOLS MEDIUM/LOW WATERCONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSEDGROWING CONDITIONS.THESE PLANTS ARE WATER CONSERVING and USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL and MINIMIZES EROSION IMPACTS. ARBUTUS x MARINA HYBRID STRAWBERRYMulti-Trunk 24" BOX MEDIUM EXISTING TREES to be protected-in-place (West Coast Highway): WASHINGTONIA FILIBUSTA WASHINGTONIA HYBRID DRACAENA DRACO DRAGON TREE 24" BOX ASPARAGUS DENSIPLORUS 'MYERSII'MYER ASPARAGUS LOW CHONDROPETALUYM 'ELEPHANTINUM'LARGE CAPE RUSH LOW LOMANDRA LONGIFOLIA 'BREEZE'SPINY-HEADED 5 GAL.MAT RUSH MEDIUM LOW 5 GAL. 5 GAL. PHORMIUM HYBRIDS NEW ZEALAND FLAX ROSMARINUS PROSTRATUS DWARF ROSEMARY 5 GAL.LOW ALOE STRIATA CORAL ALOE 5 GAL LOW DASYLIRION WHEELERI DESERT SPOON 15 GAL LOW DIANELLA REVOLUTA LITTLE REV 5 GAL LOW CALLISTEMON 'LITTLE JOHN'DWARF CALLISTEMON 5 GAL LOW ECHEVERIA PEACOCKII PEACOCK ECHEVERIA 5 GAL LOW FESTUCA OVINA GLAUCA BLUE FESCUE 5 GAL LOW RED YUCCA 5 GAL 1 GALSENECIO PINK MUHLY 5 GAL FELT PLANT 15 GAL HESPERALOE PARVIFLORA SENECIO MANDRALISCAE MUHLENBURGIA CAPILLARIS KALANCHOE BEHARENSIS LOW LOW VERY LOW LOW PITTOSPORUM C. 'COMPACTUM'PITTOSPORUM 5 GAL.MEDIUM LOW WATER CONSERVING PLANTING AREA: MEDIUM / LOW TRANSITION PLANTING AREAS: IRRIGATION HYDROZONE 3: CAREX DIVULSA BERKELEY SEDGE 5 GAL.MEDIUM CARISSA M. 'HORIZONTALIS'NATAL PLUM MEDIUM5 GAL. ALOE STRIATA CORAL ALOE 5 GAL LOW ALOE BAINSII TREE ALOE 24" BOX LOW BOUGAINVILLEA ROSENKA SHRUB BOUGAINVILLEA 5 GAL.LOW AGAVE ATTENUATA 'NOVA'15 GAL. AEONIUM ARBOREUM 'SCHWARZKOPF' ECHEVERIA GLAUCA FURCRACEA FOETIDA 'MEDIOPICTA'15 GAL. LOW LOW PRUNUS ILICIFOLIA SPP. LYONII 24" BOX ALYOGYNE HUEGELII 15 GAL LOW CRASSULA OVATA 15 GAL.LOW AEONIUM 'URBICUM' 'SALAD BOWL' WESTRINGIA FLORIBUNDA COAST ROSEMARY 5 GAL LOW SALVIA CLEVELANDII CA BLUE SAGE 5 GAL LOW TEUCRIUM CHAMAEDRYS GERMANDER 5 GAL LOW PITTOSPORUM T. 'GOLF BALL''GOLF BALL' KOHUHU 5 GAL.MEDIUM HETEROMELES ARBUTIFOLIA TOYON 15 GAL LOW ARBUTUS 'COMPACTA'DWARF STRAWBERRY 5 GAL LOW FESTUCA MAIREI ATLAS FESCUE 1 GAL LOW A Y SIZEBOTANICAL NAME WUCOLSCOMMON NAME SHRUBS: AGAVE AMERICANA CENTURY PLANT 15 GAL LOW HENS & CHICKS 1 GAL LOW AEONIUM 5 GAL LOW AEONIUM 5 GAL LOW MEDIUM / LOW ENHANCED SHRUBS: IRRIGATION HYDROZONE 1: IRRIGATION HYDROZONE 2: BOUGAINVILLEA 'LA JOLLA'BOUGAINVILLEA MEDIUM5 GAL. FOXTAIL AGAVE BLUE HIBISCUS JADE PLANT MAURITIUS HEMP 5 GAL.LOW VERY LOWCATALINA CHERRY DRACAENA DRACO ARCHONTOPHOENIX CUNNINGHAMIANA MAGNOLIA G. 'LITTLE GEM' MEDIUM MEDIUM KING PALM 36" BOX MAGNOLIALow Branch 24" BOX LOW36" BOXDRAGON TREE STREET TREES at West Coast Highway: PROPOSED PLANT PALETTE: WASHINGTONIA FILIBUSTA WASHINGTONIA HYBRID OLEA 'SWAN HILL'FRUITLESS OLIVEMulti-Trunk MEDIUM36" BOX ARCHONTOPHOENIX CUNNINGHAMIANA MEDIUMKING PALMMulti-Trunk 24" BOX WATER EFFICIENT LANDSCAPING NOTE: THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVEWATER: 1.THE IRRIGATION SYSTEM SHALL MEET THE REQUIREMENTS OF THE CITY OFNEWPORT BEACH LANDSCAPE GUIDELINES FOR WATER EFFICIENT LANDSCAPES. 2.THE ESTIMATEDAPPLIED WATERUSEALLOWEDFOR THELANDSCAPE AREASHALLNOT EXCEED THE MAWA CALCULATION. ALL LANDSCAPING TO BE MAINTAINED BY PROPERTY MANAGEMENT COMPANY. LANDSCAPE MAINTENANCE NOTE: ALL TREE BRANCHES TO BE TRIMMED TO 8' HIGH ABOVE FINISH GRADE.ALL SHRUBS WITHIN LIMITED USE AREA TO BE MAINTAINED AT 24" HIGH MAXIMUM. LIMITED USE AREA (Line of Sight) NOTE: x A LANDSCAPE DOCUMENTATION PACKAGE BY THE PROJECT APPLICANT IS REQUIRED TO BESUBMITTEDTOTHECITYOF NEWPORT BEACHPURSUANT TO SECTION 2.1 OF THE WATEREFFICIENCY ORDINANCE STANDARDS.x LANDSCAPE AREA EXCEEDS 2,500 SFANDIS SUBJECT TO N.B.M.C.14.17 "WATER EFFICIENTLANDSCAPE ORDINANCExLANDSCAPE PLANS AND WATER USE CALCULATIONS PREPARED BY A PROFESSIONAL LICENSED LANDSCAPE ARCHITECT IN THE STATE OF CALIFORNIA. LANDSCAPE DOCUMENTATION NOTE:CITY of NEWPORT BEACH NOTES: 1.ROOF GARDENS AND LANDSCAPED ROOFS SHALL COMPLY WITH THEREQUIREMENTS OF THE CALIFORNIA BUILDING CODE (CBC) AND THE CFC. 2.STREETSCAPE PER THE MARINERS' MILE REVITALIZATION MASTER PLAN L-6 07.09.20LANDSCAPE NOTES AND PLANT PALETTE PA2019-249 Attachment No. PC 2 - Project Plans 95 2510 W. Coast HighwayMIXED USE DEVELOPMENT - NEWPORT BEACH, CA 92633PLASTER CEMENT FOAM TRIM - DARK BRONZEWOOD LOOK PEDESTAL PAVING TILEPRECISION CMU BLOCKPLASTER CEMENT - WHITEMETAL PANEL - DARK BRONZEHORIZONTAL WOOD LOOK METAL SIDING - GRAYHORIZONTAL WOOD LOOK METAL SIDING - WHITEHORIZONTAL WOOD LOOK METAL SIDING - ASH COLORVERTICAL WOOD LOOK METAL SIDING - DARKPA2019-249Attachment No. PC 2 - Project Plans96  TENTATIVE TRACT NO. 19134TENTATIVE PARCEL NO. 19134 PA2019-249 Attachment No. PC 2 - Project Plans 97 INTENTIONALLY BLANK PAGE98 Attachment No. PC 3 Parking Demand Study – Urban Crossroads dated July 7, 2020 99 INTENTIONALLY BLANK PAGE100 12618-22 Parking Evaluation July 7, 2020 Mr. Mark Moshayedi Space Investment Partners 17475 Gillette Irvine, CA 92614 SUBJECT: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMAND EVALUATION Dear Mr. Mark Moshayedi: Urban Crossroads, Inc. is pleased to provide this Parking Demand Evaluation for the proposed 2510 West Coast Highway Mixed-Use Development (“Project”). The project is located at 2510 West Coast Highway in the Mariner’s Mile area in the City of Newport Beach. The Project is proposing a mixed-use development consisting of approximately 11,266 square feet of non-residential (vehicle/retail sales), and 35 multi-family residential dwelling units. This Parking Demand Evaluation concludes that the Project provides adequate parking capacity to support the proposed type and intensity of uses based on reference parking counts from similar uses. 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT SITE PLAN The proposed Project site plan shown on Exhibit A includes a mix of residential and non-residential land uses on an existing lot currently occupied by Bayport Yachts. The Project site plan prepared by Westgroup Designs (see Appendix A) includes a boutique showroom for high-end vehicle sales fronting West Coast Highway, parking at the entry level behind the showroom, with residential units located on the second and third levels to the rear of the property. The current site plan shows a total off-street parking supply of 58 spaces. Dimensioned and scaled parking plans will be provided as part of the site development application. CITY OF NEWPORT BEACH ZONING CODE PARKING REQUIREMENTS Chapter 20.40 of the City of Newport Beach Zoning Code describes the Off-Street Parking requirements…to ensure that sufficient parking facilities are available to meet the needs generated by specific uses and that adequate parking is provided, to the extent feasible. 1 Chapter 20.40.040 (Off- Street Parking Spaces Required) of the City Zoning Code describes the off-street parking spaces required for various land uses. Chapter 20.32.040 (Parking Requirements in Density Bonus Projects) outlines the parking rates for developments that meet the density bonus eligibility requirements. The proposed Project follow eligibility requirements from Chapter 20.32.020 (Eligibility for Density Bonus and Incentives): 1 Municipal Code. Chapter 20.40 – Off-Street Parking. Newport Beach (see Attachment B) 101 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 2 of 9 12618-22 Parking Evaluation • A minimum of 5 percent of the total number of proposed units are for very low-income households (3 very low income units out of 35 total units). The reduced parking rates for density bonus developments recognize that excessive parking minimums perpetuate an auto-centric approach that dedicates more land to cars than people and increases the distance between destinations. Removing or reducing parking minimums provides more land for people and housing.2 In addition, minimum parking requirements represent a significant contributor to unaffordable housing. Non-parkers often end up subsidizing parkers.3 EXHIBIT A: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT SITE PLAN 2 Nichols, Chrissy Mancini. Are Parking Minimums a Thing of the Past? ITE Journal. February 2019. 3 American Planning Association. Practice Parking Reform (Eliminating Parking Minimums). Zoning Practice. June 2017 NOR TH OF TUSTIN AVE.OF WEST COAST HI GHWAYF.H. F.H. PL PL PL PL PL PL OPEN TO COURTYARD BELOW COMMERCIAL: • B OCCUPANCY • 11,266 SF RESIDENTIAL:• R-2 OCCUPANCY• TYPE III-A CONSTRUCTION ABOVE PODIUM • TWO STORIES PARKING GARAGE:• S-2 OCCUPANCY • ONE STORY AT GRADE SIDEWALK5' - 0"DRIVE AISLE28' - 0" TWO WAYRESIDENTTRASH FIRE ENGINE 4' - 2"18' - 0"26' - 5"11' - 4"2540 WEST COAST HIGHWAY 116 TUSTIN AVE.120 TUSTIN AVE. 124 TUSTIN AVE. 326' - 0" 12' - 7" 6' - 0"85' - 5" 2436 WEST COAST HIGHWAY PLAYGROUND AREA 117' - 9"20' - 3"160' - 7"14' - 10" DEDICATION12' - 0" 101' - 6"20' - 3"SETBACK1' - 0"76' - 1" 87' - 5" 11" SETBACK 30' - 0" 12' - 0" EMERGENCYVEHICLEPARKINGONLYSETBACK5' - 8"84' - 2"SETBACK32' - 9"SETBACK1' - 0"10' - 3" F.D.C. 31' - 3" 99'-10" CITY TREE TO REMAIN -PROTECT IN PLACE CITY TREE TO REMAIN -PROTECT IN PLACE CAL-TRANS LIGHT TO REMAIN -PROTECT IN PLACE NEW CITY TREE -SEE LANDSCAPE 12' - 0" 4' - 0"6' - 0" EASEMENT10' - 0" 102 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 3 of 9 12618-22 Parking Evaluation Table 1 provides a summary of the applicable City of Newport Beach Zoning Code parking requirements for the Project. The planned vehicle sales use is a high-end boutique showroom. This differs from the traditional auto sales car lot that is described in the zoning code parking rate for vehicle sales where members of the public are invited to browse dozens—if not hundreds—of vehicles for sale (e.g., Sterling BMW) and where storage and vehicle service is provided on-site. The planned showroom will operate daily by appointment-only during typical daytime business hours between 9:00 a.m. and 6:00 p.m. No mechanical services will be provided on site. Given the rare and valuable nature of the expected vehicle inventory, test drives will not be allowed. The applicant is prepared to accept these operating constraints as part of the conditions for approval. While the project anticipates that the non-residential component of the Project will be developed with a boutique showroom for high-end vehicle sales requiring 1 space per 1,000 square feet of lot area (42,821 square feet), the City has requested that the applicant evaluate the showroom area (11,266 square feet) as office/retail sales with a parking rate requirement of 1 space per 250 square feet. TABLE 1: CITY OF NEWPORT BEACH ZONING CODE OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Residential Density Bonus Projects1 Zero to one bedroom: One on-site parking space per unit Two or more bedrooms: Two on-site spaces per unit Vehicle Sales2 1 per 1,000 square feet of lot area Retail Sales2 1 per 250 square feet Offices - Business, Corporate, General, Governmental (First 50,000 sf)2 1 per 250 square feet 1 Newport Beach Zoning Code §20.32.040 Parking Requirements in Density Bonus Projects. 2 Based on the City of Newport Beach Zoning Code §20.40.040 Off-Street Parking Spaces Required. A-4.12 5A4-2.1 1A-5 A-4.1 1 N ORT HLINE OF BUILDING ABOVEFIREDEPTPARKING 121 SFRESIDENT TRASH RESIDENT LOBBY 28' - 6"28' - 6"LINE OF BUILDING ABOVE100 SF COMMERCIALTRASH MECH TOTAL 58 STALLS PROVIDED VAN VAN TYP. 9' - 0" TYP. 8' - 6" TYP. 9' - 0"17' - 6"26' - 5"17' - 0"17' - 0"26' - 5"17' - 0"27' - 0"8' - 10"2' - 2" TYP. 9' - 0" TYP. 8' - 6" TYP. 9' - 0"9' - 2"9' - 0"2' - 9"9' - 0"8' - 0"9' - 0"2' - 8"9' - 2"8' - 8"26' - 0"0"2' - 5"9' - 0"2' - 0" TYP. 9' - 0" TYP. 8' - 6" TYP. 9' - 0"2' - 11"12' - 1"4' - 0"44' - 5"11' - 0"25' - 11"2' - 5"15' - 8"4' - 2"27' - 0"22' - 1"33' - 4"12' - 4"7' - 1"9' - 0"8' - 6"9' - 0"1' - 9"9' - 0"8' - 0"9' - 0"2' - 0"EASEMENT 10'-0"9' - 5"9' - 0"8' - 6"9' - 0"4' - 0" EMERGENCYVEHICLEPARKING 2' - 0"18' - 0"5' - 3" 17' - 0"2' - 6" 5' - 1"17' - 0"103 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 4 of 9 12618-22 Parking Evaluation 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING REQUIREMENTS According to the City of Newport Beach parking requirements, the off-street parking demand for the Project’s residential uses is 44 spaces. At 1 space per 1,000 square feet of lot area, the vehicle sales use adds another 43 spaces. However, the City’s vehicle sales parking rates does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual parking demands. As identified previously, the high-end boutique showroom will operate daily by appointment-only during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high- end boutique showrooms indicate that the City’s vehicle sales overstate the actual parking demands. Table 2 presents a summary of the parking requirements for the Project with the planned residential and vehicle sales use. According to the City of Newport Beach parking requirements, a total of 87 parking spaces are needed to support the Project. TABLE 2: PARKING REQUIREMENTS (VEHICLE SALES) Land Use Parking Rate1 Quantity2 Required Parking Residential - Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential - 2 Bedroom Units 2 spaces per unit 9 units 18 Vehicle Sales 1 per 1,000 sf of lot area 42,821 sf 43 Total Parking Required: 87 1 City of Newport Beach Municipal Code §20.40.040 Off-Street Parking Spaces Required (Table 1). 2 Based on May 2020 Site Plan prepared by Westgroup Designs. Table 3 presents the calculated parking requirements if the non-residential area were to be developed for retail sales. As indicated previously, the site plan anticipates that the non-residential component of the Project will be developed with a boutique showroom for high-end vehicle sales requiring 1 space per 1,000 square feet of lot area, however, the City has requested that the applicant evaluate the non- residential area as retail sales with a parking rate requirement of 1 space per 250 square feet of showroom area. Using the traditional retail sales parking rate, the Project requires 90 parking spaces. TABLE 3: PARKING REQUIREMENTS (RETAIL SALES) Land Use Parking Rate1 Quantity2 Required Parking Residential - Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential - 2 Bedroom Units 2 spaces per unit 9 units 18 Retail Sales 1 per 250 sf 11,266 sf 46 Total Parking Required: 90 1 City of Newport Beach Municipal Code §20.40.040 Off-Street Parking Spaces Required (Table 1). 2 Based on the May 2020 Site Plan prepared by Westgroup Designs. 104 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 5 of 9 12618-22 Parking Evaluation Table 4 indicates that when the planned non-residential use is analyzed as vehicle sales (lot area) and retail sales (showroom area) the Project will be deficient by 32 spaces. Recognizing that the City’s parking rates for Vehicle Sales or Retail Sales do not adequately describe high-end boutique showroom auto sales use, Urban Crossroads, Inc. collected reference parking demand counts at three similar locations. TABLE 4: PARKING SUMMARY Non-Residential Use Parking Requirements1 Parking Supply2 Parking Surplus (Deficiency) Vehicle Sales 87 58 (29) Retail Sales 90 58 (32) 1 City of Newport Beach Parking Spaces Required (Tables 2 & 3). 2 Based on May 2020 Site Plan prepared by Westgroup Designs. REFERENCE PARKING DEMAND COUNTS To estimate the actual parking demands associated with the proposed Project high-end boutique showroom auto sales use, reference parking survey counts were taken during typical weekday and Saturday conditions at three locations. Reference parking counts were collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport—all of which are proximate to, and on the same street as, the 2510 West Coast Highway Mixed-Use Development site. Parking counts were collected by parking zone every hour between the hours of 9:00 am and 10:00 p.m. during typical conditions on Thursday, September 26, 2019 and on Saturday, September 21, 2019. Exhibit B presents the parking zones used to describe the on-site parking demand. The detailed parking counts are included in Appendix C. The reference parking demand counts were collected at similar high-end boutique showroom auto sales locations in Newport Beach that better reflect the planned use for the Project than either the Retail Sales or Vehicle Sales uses. Two of the three reference count locations share a common parking lot identified on Exhibit B. Based on discussions with the City staff, observational data was collected to disaggregate parking demand for each of the tenants that share a common parking lot. There were no observations in the field that indicated tenants used on-street parking along West Coast Highway to access the retail sites. Table 5 presents a summary of the reference parking demand counts for each use based on observational counts. 105 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 6 of 9 12618-22 Parking Evaluation EXHIBIT B: PARKING ZONES TABLE 5: OBSERVED PARKING DEMAND BY USE Use Address Building Size1 Occupied Spaces - Weekday2 Occupied Spaces - Saturday3 Ferrari Newport Beach 900 West Coast Highway 12,005 sf 8 spaces 7 spaces Karma OC 950 West Coast Highway 1,927 sf 3 spaces 2 spaces Twilia True Jewelry 980 West Coast Highway 6,043 sf 8 spaces 7 spaces Newport Autosport 1000 West Coast Highway 11,382 sf 19 spaces 13 spaces Maserati Newport Beach 1100 West Coast Highway 10,363 sf 17 spaces 18 spaces Other4 2 spaces 3 spaces Overall 52 spaces 43 spaces 1 City of Newport Beach building permit history. 2 Peak parking demand during typical weekday conditions on Thursday, September 26, 2019. 3 Peak parking demand during typical weekend conditions on Saturday, September 21, 2019. 4 Other = Parked at the lot and walked away from the lot without going to any of the places there. Table 6 provides a summary of the estimated Boutique Auto Sales Parking demands based on the reference observational parking counts collected at Ferrari Newport Beach, Maserati Newport Beach and Newport Autosport. 106 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 7 of 9 12618-22 Parking Evaluation TABLE 6: REFERENCE BOUTIQUE AUTO SALES PARKING DEMAND Use Building Size1 Occupied Spaces2 Vehicles for Sale3 Peak Demand4 Parking Rate5 Ferrari Newport Beach 12,005 sf 8 8 1 per 1,501 sf Newport Autosport 11,382 sf 19 6 13 1 per 876 sf Maserati Newport Beach 10,363 sf 18 14 4 1 per 2,591 sf Average: 1 per 1,656 sf 1 City of Newport Beach building permit history. 2 Occupied parking spaces during higher of typical peak weekday or Saturday conditions (See Table 5) 3 Observed number of vehicles for sale staged in the parking lot. 4 Actual parking demand (Occupied Spaces minus Vehicles for Sale) 5 Calculated parking demand rate based on actual peak parking demands. FERRARI NEWPORT BEACH Located at 900 West Coast Highway in the City of Newport Beach, Ferrari Newport Beach provides approximately 12,005 square feet (gross floor area) of high-end boutique showroom auto sales use. The showroom operates daily by appointment-only during typical daytime business hours between 9:00 a.m. and 6:00 p.m. There are no on-site mechanical services and test drives are available by appointment only. A review of the parking counts provided in Appendix C suggests that the peak parking demand approached 8 spaces. As shown on Table 6, this translates into an estimated parking demand rate of 1 space per every 1,501 square feet of gross floor area. NEWPORT AUTOSPORT As shown on Exhibit B, Newport Autosport is located at 1000 West Coast Highway in the City of Newport Beach. Newport Autosport provides high-end boutique auto sales in a building of approximately 11,382 square feet of gross floor area. Observations in the field (September 2019) indicated that there are no on-site mechanical services and test drives are available by appointment only. It should be noted that Newport Autosport appears to be no longer in business as of January 2020. Approximately six on-site parking spaces were used as staging for vehicle sales. Based on the peak parking demand of 13 vehicles observed during typical weekday or Saturday conditions, the parking demand rate for Newport Autosport is estimated at 1 space for every 876 square feet of gross floor area. MASERATI NEWPORT BEACH As shown on Exhibit B, Maserati is located at 1100 West Coast Highway in the City of Newport Beach. Maserati is a high-end boutique auto sales facility. The showroom will operate daily by appointment- only during typical daytime business hours between 9:00 a.m. and 7:00 p.m. There are no on-site 107 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 8 of 9 12618-22 Parking Evaluation mechanical services and test drives are available by appointment only. Approximately 14 on-site parking spaces in Zone 6 were used as staging for vehicle sales. With a peak parking demand of approximately 4 vehicles, the parking demands for the 10,363 square feet (gross floor area) Maserati Newport Beach building is estimated at approximately 1 space for every 2,591 square feet of gross floor area. 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT PARKING DEMANDS A comparison of the three reference parking demand rates suggests an average parking rate of 1 space for every 1,656 square feet, with a peak parking rate of 1 space for every 876 square feet. Using these reference parking demand rates, it is possible to estimate the parking demands for the 2510 West Coast Highway Mixed-Use Development. With 11,266 square-feet of high-end boutique showroom auto sales use, Table 7 shows a peak Project parking demand of 13 spaces. TABLE 7: HIGH-END BOUTIQUE SHOW ROOM AUTO SALES PARKING DEMAND Use Building Size1 Parking Rate2 Parking Demand3 Project Showroom 11,266 sf Average 1 per 1656 sf 7 spaces Peak 1 per 876 sf 13 spaces 1 Estimated building size based on May 2020 Site Plan prepared by Westgroup Designs. 2 Reference parking demand rates observed during typical weekday and Saturday conditions (Table 6). 3 Calculated parking demand based on reference peak parking demands. Based on reference parking counts collected from similar high-end boutique showroom auto sales use in the City of Newport Beach, the peak parking demand is estimated at 13 spaces for the 2510 West Coast Highway Mixed-Use Development showroom. This is far less than the 46 spaces required based on the City of Newport Beach Zoning Code for Vehicle or Retail Sales. The analysis shows that the City’s parking rates for both vehicle sales and retail sales overstates the actual parking demands. Table 8 presents this comparison that results in a parking demand reduction of 33 spaces. TABLE 8: HIGH-END BOUTIQUE SHOW ROOM AUTO SALES PARKING DEMAND COMPARISON Use Parking Rate Parking Demand High-end boutique showroom auto sales City of Newport Beach Zoning Code (Table 3) 46 spaces Reference Parking Counts (Table 7) 13 spaces Variance 33 spaces 108 Mr. Mark Moshayedi Space Investment Partners July 7, 2020 Page 9 of 9 12618-22 Parking Evaluation CONCLUSIONS This Parking Demand Evaluation demonstrates that the Project will provide adequate parking to support approximately 11,266 square feet of high-end boutique showroom auto sales use and 35 multi-family residential dwelling units. Table 9 suggests that the Project will require approximately 57 parking spaces during peak conditions, which equates to 1 space of surplus compared to the 58 spaces provided on the May 2020 site plan prepared by Westgroup Designs. TABLE 9: PARKING SUMMARY Use Parking Rate1 Quantity2 Parking Requirements1 Parking Supply2 Parking Surplus Residential - Studio and 1 Bedroom Units 1 space per unit 26 units 26 Residential - 2 Bedroom Units 2 spaces per unit 9 units 18 High-End Boutique Show Room Auto Sales 1 per 876 sf 11,266 sf 13 Totals: 57 58 1 1 Parking Spaces Required (Tables 2, 3 & 6). 2 Based on May 2020 Site Plan prepared by Westgroup Designs. This Parking Demand Evaluation demonstrates that adequate parking supply exists to support the proposed Project. With an off-street parking supply of 58 spaces, the Project is expected to approach capacity with little or no excess parking during peak hours. If you have any questions, please contact me directly at (949) 336-5979 Respectfully submitted, URBAN CROSSROADS, INC. Bill Lawson, P.E., INCE Principal 109 12618-21 Parking Evaluation APPENDIX A: PRELIMINARY SITE PLAN 110 3479-2)7867,1$9(2):(67&2$67+,*+:$<)+)+3/3/3/3/3/3/23(172&2857<$5'%(/2:&200(5&,$/‡ %2&&83$1&<‡ 6)5(6,'(17,$/‡ 52&&83$1&<‡ 7<3(,,,$&216758&7,21$%29(32',80‡ 7:26725,(63$5.,1**$5$*(‡ 62&&83$1&<‡ 21(6725<$7*5$'(6,'(:$/. '5,9($,6/( 7:2:$<5(6,'(1775$6+),5((1*,1(    :(67&2$67+,*+:$<7867,1$9(7867,1$9(7867,1$9(     :(67&2$67+,*+:$<3/$<*5281'$5($    '(',&$7,21   6(7%$&.   6(7%$&.  (0(5*(1&<9(+,&/(3$5.,1*21/<6(7%$&.  6(7%$&. 6(7%$&.  )'&  &,7<75((725(0$,13527(&7,13/$&(&,7<75((725(0$,13527(&7,13/$&(&$/75$16/,*+7725(0$,13527(&7,13/$&(1(:&,7<75((6((/$1'6&$3(   ($6(0(17 ),5(+<'5$17/2&$7,219(5,)</2&$7,21:,7+&,9,/'5$:,1*63523(57</,1(9(5,)</2&$7,21:,7+&,9,/'5$:,1*66,7(3/$1/(*(1'$5($'(6,*1$7(')25),5((1*,1( (0(5*(1&<9(+,&/(63/)+&21&5(7(:$/.6,7(3/$1$:&2$67+:<//&0,;('86('(9(/230(17111 $$%287,48($8726+2:52206)$    6)&200(5&,$/75$6+727$/67$//63529,'('9$1   2)),&(6) '(',&$7,21              )'&  /(9(/&200(5&,$/)/2253/$1$$:&2$67+:<//&0,;('86('(9(/230(17%287,48($8726+2:5220 67)/  0(==$1,1(  2)),&( 6)6)6) 67$//6&200(5&,$/67)/ 6)0(==$1,1(6)727$/ 6)112 $$$$$3479-/,1(2)%8,/',1*$%29(),5('(373$5.,1*6)5(6,'(1775$6+5(6,'(17/2%%<  /,1(2)%8,/',1*$%29(6)&200(5&,$/75$6+0(&+727$/67$//63529,'('9$19$17<3 7<3 7<3          7<3 7<3 7<3              7<3 7<3 7<3                       ($6(0(17      (0(5*(1&<9(+,&/(3$5.,1*         /(9(/5(6,'(17,$/)/2253/$1$%:&2$67+:<//&0,;('86('(9(/230(17113 12618-21 Parking Evaluation APPENDIX B: CITY OF NEWPORT BEACH MUNICIPAL CODE 114 Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 3-35 Chapter 20.32 – Density Bonus [New] Sections 20.32.010 – Purpose 20.32.020 – Eligibility for Density Bonus and Incentives 20.32.030 – Allowed Density Bonuses 20.32.040 – Parking Requirements in Density Bonus Projects 20.32.050 – Allowed Incentives 20.32.060 – Incentives for Housing with Child Care Facilities 20.32.070 – Design and Distribution of Affordable Units. 20.32.080 – Continued Availability 20.32.090 – Occupancy and Resale of Common Interest Units. 20.32.100 – Affordable Housing Agreement 20.32.010 – Purpose The purpose of this Chapter is to provide a means for granting density bonuses and incentives in compliance with Government Code Sections 65915 through 65917. This Chapter provides density bonuses and incentives for the development of housing that is affordable to lower-, low-, and moderate-income households and senior citizens. 20.32.020 – Eligibility for Density Bonus and Incentives In order to be eligible for a density bonus and other incentives as provided by this Chapter, a proposed housing development shall comply with the following requirements and satisfy all other applicable provisions of this Zoning Code, except as provided by Section 20.32.050 (Allowed Incentives). A. Eligibility requirements. A housing development proposed to qualify for a density bonus shall contain 5 or more dwelling units and shall include at least one of the following: 1. A minimum of 5 percent of the total number of proposed units are for very low- income households; 2. A minimum of 10 percent of the total number of proposed units are for low- income households; 3. A senior citizen housing development as defined in as defined in this Code, or a mobile home park that limits residency based on age requirements for housing older persons in compliance with Civil Code Sections 798.76 or 799.5; or 4. A minimum of 10 percent of the total dwelling units in a common interest development as defined in Civil Code Section 1351 are for persons and families of moderate income. 115 20.32 Density Bonus 3-36 Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 B. Condominium conversion projects. A condominium conversion project for which a density bonus is requested shall provide affordable units as provided below and shall agree to pay for reasonable administrative costs incurred by the City: 1. A minimum of 33 percent of the total units to persons and families of low- or moderate-income, or 2. A minimum of 15 percent of the total units of the proposed condominium project to very low-income households. C. Units not eligible for bonuses or incentives. When affordable housing is required to be provided under the provisions of Chapter 20.34 (Inclusionary Housing) or the replacement of residential units is required under the provisions of Chapter 20.36 (Conversion or Demolition of Affordable Housing) the number of units required to be provided or replaced under those Chapters shall not count towards the number of units necessary to qualify for a density bonus under the provisions of this Chapter. 20.32.030 – Allowed Density Bonuses A. Amount of density bonus. A housing development that complies with the eligibility requirements of Section 20.32.020, above, shall be entitled to density bonuses as follows, unless a lesser percentage is proposed by the applicant. 1. Bonus for units for very low-income households. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.1 (5 percent of units for very low-income households) shall be entitled to a density bonus calculated as follows. TABLE 3-6 VERY LOW-INCOME Percentage of Total Units Proposed Density Bonus Percentage 5 20 6 22.5 7 25 8 27.5 9 30 10 32.5 11 35 2. Bonus for units for low-income households. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.2 (10 percent of units for low-income households) shall be entitled to a density bonus calculated as follows. 116 Density Bonus 20.32 Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 3-37 TABLE 3-7 LOW-INCOME Percentage of Total Units Proposed Density Bonus Percentage 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 3. Bonus for moderate income units in common interest development. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32020.A.4 (10 percent of units in a common interest development for persons and families of moderate-income) shall be entitled to a density bonus calculated as follows. 117 20.32 Density Bonus 3-38 Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 TABLE 3-8 MODERATE-INCOME Percentage of Total Units Proposed Density Bonus Percentage 10 5 11 6 12 7 13 8 14 9 15 10 16 11 17 12 18 13 19 14 20 15 21 16 22 17 23 18 24 19 25 20 26 21 27 22 28 23 29 24 30 25 31 26 32 27 33 28 34 29 35 30 36 31 37 32 38 33 39 34 40 35 118 Density Bonus 20.32 Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 3-39 4. Bonus for senior citizen housing development. A housing development that is eligible for a bonus in compliance with the criteria in Section 20.32.020.A.3 (senior citizen development or mobile home park) shall be entitled to a density bonus of 20 percent. 5. Bonus for land donation. When an applicant for a residential development agrees to donate land to the City for very low-income households, the applicant shall be entitled to a density bonus for the entire market rate development, provided that nothing in this Subsection shall be construed to affect the authority of the City to require a developer to donate land as a condition of development. a. Bonus. The applicant shall be entitled to the maximum allowed residential density under the General Plan Land Use Element and zoning designation for the entire market rate development as follows. TABLE 3-9 VERY LOW-INCOME Percentage of Total Units Proposed Density Bonus Percentage 10 15 11 16 12 17 13 18 14 19 15 20 16 21 17 22 18 23 19 24 20 25 21 26 22 27 23 28 24 29 25 30 26 31 27 32 28 33 29 34 30 35 119 20.32 Density Bonus 3-40 Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 b. Eligibility for land donations. An applicant shall be eligible for a density bonus if all of the following conditions are met ; (1) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application; (2) The developable acreage and zoning classification of the land being donated are sufficient to permit construction of units in an amount not less than 10 percent of the number of market rate units of the proposed development; (3) The donated land is at least one acre, or of sufficient size to permit development of at least 40 units, has the appropriate General Plan designation, is appropriately zoned for development as affordable housing, and is or will be served by adequate public facilities and infrastructure. The land shall have appropriate zoning and development standards to make the development of the affordable units feasible; (4) No later than the date of approval of the market rate residential development, the donated land shall have all of the discretionary permits and approvals, other than Building Permits, necessary for the development; (5) The donated land and the affordable units shall be restricted to very low-income households and subject to a deed restriction ensuring continued affordability of the units consistent with Section 20.32.080 (Continued Availability), below, which shall be recorded on the property at the time of dedication; (6) The land is donated to the City or to a housing developer approved by the City; and (7) The donated land shall be within the boundary of the proposed development or, if the City agrees, within one quarter mile of the boundary of the proposed market rate development. 6. Density bonus for affordable units and land. The increase in the Table 3-7 (Low-Income),above, shall be in addition to any increase in density required by Subsections A.1 through A.4, up to a maximum combined mandated density increase of 35 percent if an applicant seeks both the increase required in compliance with this Subsection as well as the bonuses provided by Subsections A.1 through A.4. B. Density bonus calculations. 1. Fractional units. The calculation of a density bonus in compliance with this Section that results in fractional units shall be rounded up to the next whole number, as required by State law. 120 Density Bonus 20.32 Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 3-41 2. Mixed income development. If the applicant desires to develop a density bonus project available to a mix of income levels, the Director shall determine the amount of density bonus to be granted up to a maximum of 35 percent. C. Requirements for amendments or discretionary approval. The granting of a density bonus shall not be interpreted to require a General Plan amendment, Coastal Land Use Plan amendment, Zoning Map amendment, or other discretionary approval. 20.32.040 – Parking Requirements in Density Bonus Projects A. Applicability. This Section applies to a development that meets the requirements of Section 20.32.020 (Eligibility for Density Bonus and Incentives), above, but only at the request of the applicant. An applicant may request additional parking incentives beyond those provided in this Section in compliance with Section 20.32.050 (Allowed Incentives), above. B. Number of parking spaces required. 1. At the request of the applicant, the City shall require the following vehicular parking ratios for a project that complies with the requirements of Section 20.32.020 (Eligibility for Density Bonus and Incentives), above, inclusive of handicapped and guest parking: a. Zero to one bedroom: One on-site parking space per unit; or b. Two or more bedrooms: Two on-site parking spaces per unit 2. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. C. Location of parking. For purposes of this Section, a development may provide on-site parking through uncovered or tandem parking, but not through on-street parking. 20.32.050 – Allowed Incentives A. Applicant request and City approval. An applicant for a density bonus may also submit a proposal that includes any of the incentives listed in Subsection C. (Types of incentives), below. The applicant shall file the request concurrently with the application for project approval. The applicant shall show that an incentive is necessary to make the housing units economically feasible. When an applicant makes a request for an incentive, the Council shall grant the request unless either of the following findings is made, based on substantial evidence: 1. The incentive or concession is not required to make development of the affordable housing economically feasible, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Section 20.32.080.B. (Affordable cost); or 2. The incentive or concession would have a specific adverse impact, as defined in Government Code Section 65589.5(d)(2), upon public health and safety or the physical environment, or on any real property listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily 121 20.32 Density Bonus 3-42 Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate income households. B. Number of incentives. The Council shall grant the following number of incentives, except as provided in Subsection A, above. 1. One incentive. One incentive for a project that includes at least 10 percent of the total units for low income households, at least 5 percent for very low income households, or at least 10 percent for persons and families of moderate income in a common interest development. 2. Two incentives. Two incentives for a project that includes at least 20 percent of the total units for low income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. 3. Three incentives. Three incentives for a project that includes at least 30 percent of the total units for low income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a common interest development. C. Type of incentives. For the purposes of this Chapter, concession or incentive means any of the following: 1. A reduction in the site development standards (e.g., site coverage, setbacks, increase height up to the maximum allowed, reduced lot sizes, and/or parking requirements (see also Section 20.32.040 [Parking Requirements in Density Bonus Projects]), or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission in compliance with Health and Safety Code Section 18901 et seq., that would otherwise be required, that results in identifiable, financially sufficient, and actual cost reductions; 2. Approval of mixed-use zoning in conjunction with the housing development, if nonresidential land uses will reduce the cost of the housing development, and the nonresidential land uses are compatible with the housing project and the existing or planned development in the area where the project will be located; 3. Other regulatory incentives proposed by the applicant or the City that will result in identifiable, financially sufficient, and actual cost reductions; and/or 4. A direct financial contribution granted by the Council, at its sole discretion. D. Effect of incentive or concession. The granting of an incentive shall not be interpreted to require a General Plan amendment, Coastal Land Use Plan amendment, Zoning Map amendment, or other discretionary approval. 122 Density Bonus 20.32 Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 3-43 20.32.060 – Incentives for Housing with Child Care Facilities A residential development that complies with the income requirements of Subsections 20.32.020.A, and B, above, and also includes a child care facility, other than a large or small family day care home, that will be located on the site as the development, shall be eligible for the following incentives in addition to the incentives provided for the affordable housing. A. Incentives. The City shall grant a housing development that includes a child care facility either of the following: 1. An amount of residential floor area equal to or greater than the floor area of the child care facility; or 2. An incentive that contributes to the economic feasibility of the child care facility (e.g., reduction of development standards, reduced parking requirements, monetary contribution). B. Requirements to qualify for incentives. The City shall require, as a condition of approving the housing development, that: 1. The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable in compliance with Section 20.30.080 (Continued Availability), below; and 2. Of the children who attend the child care facility, the children of very low income households, low income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households, or families of moderate income in compliance with Subsection 20.30.020.A (Resident requirements), above. C. Incentive not required. The City shall not be required to provide a density bonus for a child care facility if it finds, based upon substantial evidence, that the community has adequate child care facilities. 20.32.070 – Design and Distribution of Affordable Units. Affordable units shall be designed and distributed within the residential development as follows: A. Number of bedrooms. Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole; B. Comparable quality and facilities. Affordable units shall be comparable in the facilities provided (e.g., laundry, recreation, etc.) and in the quality of construction and exterior design to the market-rate units; C. Size. Affordable units may be smaller and have different interior finishes and features than the market-rate units; and 123 20.32 Density Bonus 3-44 Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 D. Location. Affordable units shall be dispersed throughout the residential development, unless clustering is allowed by the review authority. 20.32.080 – Continued Availability The units that qualified the housing development for a density bonus and other incentives shall continue to be available as affordable units in compliance with the following requirements as required by Government Code Section 659158). See also Section 20.32.090 (Occupancy and Resale of Common Interest Units). A. Duration of affordability. The applicant shall agree to and the City shall ensure the continued availability of the units that qualified the housing development for a density bonus and other incentives. The continued affordability of all very low- and low-income qualifying units shall be maintained for 30 years, or a longer time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program. B. Affordable costs. The rents and owner-occupied costs charged for the housing units shall not exceed the following amounts during the period of continued availability required by this Section: 1. Rental units. Rents for density bonus units shall be set at an affordable rent as defined in Health and Safety Code Section 50053; and 2. Owner-occupied units. Owner-occupied units shall be available at an affordable housing cost as defined in Health and Safety Code Section 50052.5. 20.32.090 – Occupancy and Resale of Common Interest Units. A. Occupancy. An applicant shall agree to, and the City shall ensure that the initial occupants of moderate income units that are directly related to the receipt of the common interest density bonus are persons and families of moderate income and that the units are offered at an affordable housing cost, as provided in this Chapter. B. Resale. The City shall enforce an equity sharing agreement for the resale of affordable common interest units, unless it would be in conflict with the requirements of another public funding source or law. The following requirements apply to the equity sharing agreement: 1. Upon resale, the seller of the unit shall retain the value of any improvements, the down payment, and the seller's proportionate share of appreciation; and 2. The City shall recapture any additional subsidy and its proportionate share of appreciation, which shall then be used within 3 years for any of the purposes described in Health and Safety Code Section 33334.2(e) that promote home ownership. For the purposes of this Section: a. The City's initial subsidy shall be equal to the fair market value of the home at the time of initial sale, minus the initial sale price, plus the amount of any down payment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value, then the value at the time of the resale shall be used as the initial market value; 124 Density Bonus 20.32 Public Review Draft - September 2008 Newport Beach Zoning Code, Title 20 3-45 b. The City's proportionate share of appreciation shall be equal to the ratio of the initial subsidy to the fair market value of the home at the time of initial sale; and c. The initial subsidy shall include any incentives granted by the City and shall be equal to the monetary equivalent of the incentives. 20.32.100 – Affordable Housing Agreement An affordable housing agreement shall be executed in a recordable form prior to the issuance of a Building Permit for any portion of a residential development project subject to the requirements of this Chapter. The form of the agreement shall be similar in content to the agreement specified in Section 20.32.100 (Affordable Housing Agreement) and as required by the City Attorney. 125 20.32 Density Bonus 3-46 Newport Beach Zoning Code, Title 20 Public Review Draft - September 2008 – This page intentionally left blank – 126 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/1/17 Chapter 20.40 OFF-STREET PARKING Sections: 20.40.010 Purpose. 20.40.020 Applicability. 20.40.030 Requirements for Off-Street Parking. 20.40.040 Off-Street Parking Spaces Required. 20.40.050 Parking Requirements for Shopping Centers. 20.40.060 Parking Requirements for Food Service Uses. 20.40.070 Development Standards for Parking Areas. 20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts. 20.40.090 Parking Standards for Residential Uses. 20.40.100 Off-Site Parking. 20.40.110 Adjustments to Off-Street Parking Requirements. 20.40.120 Parking Management Districts. 20.40.130 In-Lieu Parking Fee. 20.40.010 Purpose. The purpose of this chapter is to provide off-street parking and loading standards to: A. Provide for the general welfare and convenience of persons within the City by ensuring that sufficient parking facilities are available to meet the needs generated by specific uses and that adequate parking is provided, to the extent feasible; B. Provide accessible, attractive, secure, and well-maintained off-street parking and loading facilities; C. Increase public safety by reducing congestion on public streets and to minimize impacts to public street parking available for coastal access and recreation; D. Ensure access and maneuverability for emergency vehicles; and E. Provide loading and delivery facilities in proportion to the needs of allowed uses. (Ord. 2010-21 § 1 (Exh. A) (part), 2010) 20.40.020 Applicability. A. Off-Street Parking Required. Each use, including a change or expansion of a use or structure, except as otherwise provided for in Chapter 20.38 (Nonconforming Uses and Structures) shall have appropriately maintained off-street parking and loading areas in compliance with the provisions of this chapter. A use shall not be commenced and structures shall not be occupied until improvements required by this chapter are satisfactorily completed. B. Change, Enlargement, or Intensification of Use. Changes in use and enlargement or intensification of an existing use shall require compliance with the off-street parking requirements of this chapter, except as allowed in Chapter 20.38 (Nonconforming Uses and Structures). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.030 Requirements for Off-Street Parking. A. Parking Required to Be On-Site. Parking shall be located on the same lot or development site as the uses served, except for the following: 127 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/2/17 1. Townhouses and Multi-Tenant Uses. Where parking is provided on another lot within the same development site, the parking shall be located within two hundred (200) feet of the units they are intended to serve. 2. Off-Site Parking Agreement. Parking may be located off-site with the approval of an off-site parking agreement in compliance with Section 20.40.100(C) (Parking Agreement). B. Permanent Availability Required. Each parking and loading space shall be permanently available and maintained for parking purposes for the use it is intended to serve. The Director may authorize the temporary use of parking or loading spaces for other than parking or loading in conjunction with a seasonal or intermittent use allowed in compliance with Section 20.52.040 (Limited Term Permits). C. Maintenance. Parking spaces, driveways, maneuvering aisles, turnaround areas, and landscaping areas shall be kept free of dust, graffiti, and litter. Striping, paving, walls, light standards, and all other facilities shall be permanently maintained in good condition. D. Vehicles for Sale. Vehicles, trailers, or other personal property shall not be parked upon a private street, parking lot, or private property for the primary purpose of displaying the vehicle, trailer, or other personal property for sale, hire, or rental, unless the property is appropriately zoned, and the vendor is licensed to transact a vehicle sales business at that location. E. Calculation of Spaces Required. 1. Fractional Spaces. Fractional parking space requirements shall be rounded up to the next whole space. 2. Bench Seating. Where bench seating or pews are provided, eighteen (18) linear inches of seating shall be considered to constitute a separate or individual seat. 3. Gross Floor Area. References to spaces per square foot are to be calculated on the basis of gross floor area unless otherwise specified. 4. Net Public Area. “Net public area” shall be defined as the total area accessible to the public within an eating and/or drinking establishment, excluding kitchens, restrooms, offices pertaining to the use, and storage areas. 5. Spaces per Occupant. References to spaces per occupant are to be calculated on the basis of maximum occupancy approved by the City of Newport Beach Fire Department. 6. Spaces Required for Multiple Uses. If more than one use is located on a site, the number of required off- street parking spaces shall be equal to the sum of the requirements prescribed for each use. F. Nonconforming Parking and Loading. Land uses and structures that are nonconforming due solely to the lack of off-street parking or loading facilities required by this chapter shall be subject to the provisions of Section 20.38.060 (Nonconforming Parking). (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.040 Off-Street Parking Spaces Required. Off-street parking spaces shall be provided in compliance with Table 3.10. These standards shall be considered the minimum required to preserve the public health, safety, and welfare, and more extensive parking provisions may be required by the review authority in particular circumstances. Unless otherwise noted parking requirements are calculated based on gross floor area. TABLE 3-10 128 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/3/17 OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Industry, Manufacturing and Processing, Warehousing Uses Food Processing 1 per 2,000 sq. ft. Handicraft Industry 1 per 500 sq. ft. Industry Small—5,000 sq. ft. or less 1 per 500 sq. ft. Large—Over 5,000 sq. ft.1 per 1,000 sq. ft. Industry, Marine-Related 1 per 750 sq. ft. Personal Storage (Mini Storage)2 for resident manager, plus additional for office as required by minor use permit Research and Development 1 per 500 sq. ft. Warehousing and Storage 1 per 2,000 sq. ft., plus one per 350 sq. ft. for offices. Minimum of 10 spaces per use Wholesaling 1 per 1,000 sq. ft. Recreation, Education, and Public Assembly Uses Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft. used for assembly purposes Commercial Recreation and Entertainment As required by conditional use permit Cultural Institutions 1 per 300 sq. ft. Schools, Public and Private As required by conditional/minor use permit Residential Uses Accessory Dwelling Units As required per Section 20.48.200 Single-Unit Dwellings—Attached 2 per unit in a garage Single-Unit Dwellings—Detached and less than 4,000 sq. ft. of floor area 2 per unit in a garage Single-Unit Dwellings—Detached and 4,000 sq. ft. or greater of floor area 3 per unit in a garage Single-Unit Dwellings—Balboa Island 2 per unit in a garage Multi-Unit Dwellings—3 units 2 per unit covered, plus guest parking; 1—2 units, no guest parking required 3 units, 1 guest parking space Multi-Unit Dwellings—4 units or more 2 per unit covered, plus 0.5 space per unit for guest parking Two-Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in a garage Live/Work Units 2 per unit in a garage, plus 2 for guest/customer parking Senior Housing—Market rate 1.2 per unit Senior Housing—Affordable 1 per unit 129 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/4/17 Land Use Parking Spaces Required Retail Trade Uses Appliances, Building Materials, Home Electronics, Furniture, Nurseries, and Similar Large Warehouse-type Retail Sales and Bulk Merchandise Facilities 1st 10,000 sq. ft.—1 space per 300 sq. ft. Over 10,000 sq. ft.—1 space per 500 sq. ft. Plus 1 per 1,000 sq. ft. of outdoor merchandise areas Food and Beverage Sales 1 per 200 sq. ft. Marine Rentals and Sales Boat Rentals and Sales 1 per 1,000 sq. ft. of lot area, plus 1 per 350 sq. ft. of office area Marine Retail Sales 1 per 250 sq. ft. Retail Sales 1 per 250 sq. ft. Shopping Centers 1 per 200 sq. ft. See Section 20.40.050 Service Uses—Business, Financial, Medical, and Professional Convalescent Facilities 1 per 3 beds or as required by conditional use permit Emergency Health Facilities 1 per 200 sq. ft. Financial Institutions and Related Services 1 per 250 sq. ft. Hospitals 1 per bed; plus 1 per resident doctor and 1 per employee. Offices*—Business, Corporate, General, Governmental First 50,000 sq. ft.1 per 250 sq. ft. net floor area Next 75,000 sq. ft.1 per 300 sq. ft. net floor area Floor area above 125,001 sq. ft.1 per 350 sq. ft. net floor area * Not more than 20% medical office uses. Offices—Medical and Dental Offices 1 per 200 sq. ft. Outpatient Surgery Facility 1 per 250 sq. ft. Service Uses—General Adult-Oriented Businesses 1 per 1.5 occupants or as required by conditional use permit Ambulance Services 1 per 500 sq. ft.; plus 2 storage spaces. Animal Sales and Services Animal Boarding/Kennels 1 per 400 sq. ft. Animal Grooming 1 per 400 sq. ft. Animal Hospitals/Clinics 1 per 400 sq. ft. Animal Retail Sales 1 per 250 sq. ft. Artists’ Studios 1 per 1,000 sq. ft. Catering Services 1 per 400 sq. ft. Care Uses Adult Day Care—Small (6 or fewer)Spaces required for dwelling unit only 130 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/5/17 Land Use Parking Spaces Required Adult Day Care—Large (7 or more)2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Child Day Care—Small (6 or fewer)Spaces required for dwelling unit only Child Day Care—Large (9 to 14)2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Day Care—General 1 per 7 occupants based on maximum occupancy allowed per license Residential Care—General (7 to 14)1 per 3 beds Eating and Drinking Establishments Accessory (open to public)1 per each 3 seats or 1 per each 75 sq. ft. of net public area, whichever is greater Bars, Lounges, and Nightclubs 1 per each 4 persons based on allowed occupancy load or as required by conditional use permit Food Service with/without alcohol, with/without late hours 1 per 30—50 sq. ft. of net public area, including outdoor dining areas exceeding 25% of the interior net public area or 1,000 sq. ft., whichever is less. See Section 20.40.060 Food Service—Fast food 1 per 50 sq. ft., and 1 per 100 sq. ft. for outdoor dining areas Take-Out Service—Limited 1 per 250 sq. ft. Emergency Shelter 1 per 4 beds plus 1 per staff; and if shelter is designed with designated family units then 0.5 parking space per bedroom designated for family units Funeral Homes and Mortuaries 1 per 35 sq. ft. of assembly area Health/Fitness Facilities Small—2,000 sq. ft. or less 1 per 250 sq. ft. Large—Over 2,000 sq. ft.1 per 200 sq. ft. Laboratories (medical, dental, and similar)1 per 500 sq. ft. Maintenance and Repair Services 1 per 500 sq. ft. Marine Services Boat Storage—Dry 0.33 per storage space or as required by conditional use permit Boat Yards As required by conditional use permit Dry Docks 2 per dry dock Entertainment and Excursion Services 1 per each 3 passengers and crew members 131 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/6/17 Land Use Parking Spaces Required Marine Service Stations As required by conditional use permit Sport Fishing Charters 1 per each 2 passengers and crew members Water Transportation Services—Office 1 per 100 sq. ft., minimum 2 spaces Personal Services Massage Establishments 1 per 200 sq. ft. or as required by conditional use permit Nail Salons 1 per 80 sq. ft. Personal Services, General 1 per 250 sq. ft. Studio (dance, music, and similar)1 per 250 sq. ft. Postal Services 1 per 250 sq. ft. Printing and Duplicating Services 1 per 250 sq. ft. Recycling Facilities Collection Facility—Large 4 spaces minimum, but more may be required by the review authority Collection Facility—Small As required by the review authority Visitor Accommodations Bed and Breakfast Inns 1 per guest room, plus 2 spaces Hotels and accessory uses As required by conditional use permit Motels 1 per guest room or unit Recreational Vehicle Parks As required by conditional use permit Time Shares As required by conditional use permit Transportation, Communications, and Infrastructure Uses Communication Facilities 1 per 500 sq. ft. Heliports and Helistops As required by conditional use permit Marinas 0.75 per slip or 0.75 per 25 feet of mooring space Vehicle Rental, Sale, and Service Uses Vehicle/Equipment Rentals Office Only 1 per 250 sq. ft. Limited 1 per 300 sq. ft., plus 1 per rental vehicle (not including bicycles and similar vehicles) Vehicle/Equipment Rentals and Sales 1 per 1,000 sq. ft. of lot area Vehicles for Hire 1 per 300 sq. ft., plus 1 per each vehicle associated with the use and stored on the same site Vehicle Sales, Office Only 1 per 250 sq. ft., plus 1 as required by DMV Vehicle/Equipment Repair (General and Limited)1 per 300 sq. ft. or 5 per service bay, whichever is more 132 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/7/17 Land Use Parking Spaces Required Vehicle/Equipment Services Automobile Washing 1 per 200 sq. ft. of office or lounge area; plus queue for 5 cars per washing station Service Station 1 per 300 sq. ft. or 5 per service bay, whichever is more; minimum of 4 Service Station with Convenience Market 1 per 200 sq. ft., in addition to 5 per service bay Vehicle Storage 1 per 500 sq. ft. Other Uses Caretaker Residence 1 per unit Special Events As required by Chapter 11.03 Temporary Uses As required by the limited term permit in compliance with Section 20.52.040 (Ord. 2017-11 § 5, 2017; Ord. 2015-15 § 8, 2015; Ord. 2013-4 § 3, 2013; Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.050 Parking Requirements for Shopping Centers. A. An off-street parking space requirement of one space for each two hundred (200) square feet of gross floor area may be used for shopping centers meeting the following criteria: 1. The gross floor area of the shopping center does not exceed 100,000 square feet; and 2. The gross floor area of all eating and drinking establishments does not exceed fifteen (15) percent of the gross floor area of the shopping center. B. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more shall meet the parking space requirement for the applicable use in compliance with Section 20.40.040 (Off-Street Parking Spaces Required). C. Shopping centers with gross floor areas in excess of 100,000 square feet or with eating and drinking establishments occupying more than fifteen (15) percent of the gross floor area of the center shall use a parking requirement equal to the sum of the requirements prescribed for each use in the shopping center. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.060 Parking Requirements for Food Service Uses. A. Establishment of Parking Requirement. The applicable review authority shall establish the off-street parking requirement for food service uses within a range of one space for each thirty (30) to fifty (50) square feet of net public area based upon the following considerations: 1. Physical Design Characteristics. a. The gross floor area of the building or tenant space; b. The number of tables or seats and their arrangement; c. Other areas that should logically be excluded from the determination of net public area; 133 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/8/17 d. The parking lot design, including the use of small car spaces, tandem and valet parking and loading areas; e. Availability of guest dock space for boats; and f. Extent of outdoor dining. 2. Operational Characteristics. a. The amount of floor area devoted to live entertainment or dancing; b. The amount of floor area devoted to the sale of alcoholic beverages; c. The presence of pool tables, big screen televisions or other attractions; d. The hours of operation; and e. The expected turnover rate. 3. Location of the Establishment. a. In relation to other uses and the waterfront; b. Availability of off-site parking nearby; c. Amount of walk-in trade; and d. Parking problems in the area at times of peak demand. B. Conditions of Approval. If during the review of the application, the review authority uses any of the preceding considerations as a basis for establishing the parking requirement, the substance of the considerations shall become conditions of the permit application approval and a change to any of the conditions will require an amendment to the permit application, which may be amended to establish parking requirements within the range as noted above. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.070 Development Standards for Parking Areas. A. Access to Parking Areas. Access to off-street parking areas shall be provided in the following manner: 1. Nonresidential and Multi-Unit. Parking areas for nonresidential and multi-unit uses: a. Adequate and safe maneuvering aisles shall be provided within each parking area so that vehicles enter an abutting street or alley in a forward direction. b. The Director may approve exceptions to the above requirement for parking spaces immediately adjoining a public alley, provided not more than ten (10) feet of the alley right-of-way is used to accommodate the required aisle width, and provided the spaces are set back from the alley the required minimum distances shown in Table 3-11. TABLE 3-11 PARKING SETBACK FROM ALLEY Alley Width Minimum Setback 15'0" or less 5'0" 134 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/9/17 Alley Width Minimum Setback 15'1" to 19'11"3'9" 20'0" or more 2'6" c. The first parking space within a parking area accessed from a public street shall be set back a minimum of five feet from the property line. 2. Access Ramps. Ramps providing vehicle access to parking areas shall not exceed a slope of fifteen (15) percent. Changes in the slope of a ramp shall not exceed eleven (11) percent and may occur at five-foot intervals. Refer to Public Works Standard 160L-B, C and 805L-B. The Director of Public Works may modify these standards to accommodate specific site conditions. B. Location of Parking Facilities. 1. Residential Uses. Parking facilities serving residential uses shall be located on the same site as the use the parking is intended to serve. Additional requirements are provided in Section 20.40.090 (Parking Standards for Residential Uses). 2. Nonresidential Uses. Parking facilities for nonresidential uses shall be located on the same site as the use the parking is intended to serve, except where an off-site parking facility is approved in compliance with Section 20.40.100 (Off-Site Parking). 3. Parking Structures. When adjacent to a residential zoning district, the development of structured parking, including rooftop parking, shall require the approval of a conditional use permit to address potential impacts to adjacent residential uses. 4. Parking on Slopes. Parking shall not be allowed on slopes greater than five percent. This shall not apply to parking spaces located within a parking structure. The Director of Public Works may adjust these standards to accommodate specific site conditions. C. Parking Space and Lot Dimensions. 1. Minimum Parking Space and Drive Aisle Dimensions. Each parking space, drive aisle, and other parking lot features shall comply with the minimum dimension requirements in Tables 3-13 and 3-14 and as illustrated in Figure 3-6. 2. Width of Parking Aisle. The width of parking aisles may be reduced by the Public Works Director in unique situations arising from narrow lots or existing built conditions when traffic safety concerns have been addressed. TABLE 3-12 MINIMUM STANDARD PARKING SPACE SIZE Minimum Standard Space Requirements Width Length 8 ft. 6 in.17 ft. TABLE 3-13 135 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/10/17 STANDARD VEHICLE SPACE REQUIREMENTS Angle (degrees) Stall Width (1)(3) Stall Depth (2) Stall Length (3) Aisle Width One-Way Two-Way Parallel 8 ft.N/A 22 ft.14 ft.24 ft. 30 8 ft. 6 in.16 ft.17 ft.14 ft.N/A 45 8 ft. 6 in.18 ft.17 ft.14 ft.N/A 60 8 ft. 6 in.19 ft.17 ft.18 ft.N/A 90 8 ft. 6 in.17 ft.17 ft.26 ft.26 ft. (1) When the length of a parking space abuts a wall, or similar obstruction, the required width of the space shall be increased to nine feet. (2) Measured perpendicular to aisle. (3) Structural elements shall not encroach into the required stall, with the exception of a one square foot area at the front corners. 3. Bumper Overhang Areas. A maximum of two and one-half feet of the parking stall depth may be landscaped with low-growing, hearty materials in lieu of paving or an adjacent walkway may be increased, allowing a two and one-half foot bumper overhang while maintaining the required parking dimensions. 4. Compact Parking. Compact parking spaces shall not be allowed. However, where they exist at the time of adoption of this Zoning Code they may remain and shall not be considered a nonconforming condition. Figure 3-6 136 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/11/17 Parking Lot Dimensions D. Required Parking Area Improvements. Off-street parking areas shall have the following improvements: 1. Curbing and Wheel Stops. a. Continuous concrete curbing shall be installed a minimum of five feet from a wall, fence, building, or other structure. Curbs shall be a minimum of four inches high. b. The minimum standard curb radius shall be six feet at all aisle corners. Alternative curb radii may be approved by the Director of Public Works. c. Individual wheel stops may be provided in lieu of continuous curbing when the parking is adjacent to a landscaped area, and the parking area drainage is directed to the landscaped area subject to the approval of the Director of Public Works. Wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space. Wheel stops shall not be used in conjunction with continuous curbing, including adjacent to raised walkways. 2. Drainage. Parking lots shall be designed in compliance with the stormwater quality and quantity standards of the City’s best management practices and the City’s Standard Specifications and Plans. 3. Landscaping. Landscaping for new surface parking lots with ten (10) or more spaces shall be provided as indicated below. These requirements do not apply to routine maintenance and restriping of existing parking lots. a. Perimeter Parking Lot Landscaping. i. Adjacent to Streets. (A) Parking areas abutting a public street shall be designed to provide a perimeter landscape strip a minimum five feet wide between the street right-of-way and parking area. The Director may grant an exception to this requirement if existing structures, substandard lots, or unique site conditions preclude its implementation. In this case, the maximum feasible planting strip area shall be provided based on site conditions. (B) Landscaping, other than trees, shall be designed and maintained to screen cars from view from the street and shall be maintained at approximately thirty-six (36) inches in height. (C) Screening materials may include a combination of plant materials, earth berms, raised planters, low walls, or other screening devices that meet the intent of this requirement as approved by the Director. (D) Plant materials, walls, or structures within a traffic sight area of a driveway shall not exceed thirty-six (36) inches in height in compliance with Section 20.30.130 (Traffic Safety Visibility Area). ii. Adjacent to Residential Use. (A) Parking areas for nonresidential uses adjoining residential uses shall provide a landscaped buffer yard with a minimum of five feet in width between the parking area and the common property line bordering the residential use. A solid masonry wall and landscaping in compliance with Section 20.30.020(D) (Screening and Buffering Between Different Zoning Districts) shall be provided along the property line. 137 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/12/17 (B) Trees shall be provided at a rate of one for each thirty (30) square feet of landscaped area and shall be a minimum twenty-four (24) inch box container at time of planting. b. Interior Parking Lot Landscaping. i. Trees Required. (A) Number and Location. Trees shall be evenly spaced throughout the interior parking area at a rate of one tree for every five parking spaces. Trees shall be located in planters that are bounded on at least two sides by parking area paving. Planters shall have a minimum exterior dimension of five feet. (B) Size. All trees within the parking area shall be a minimum twenty-four (24) inch box container at time of planting. ii. Ends of Aisles. All ends of parking aisles shall have landscaped islands planted with trees, shrubs, and groundcover. iii. Larger Projects. Parking lots with more than one hundred (100) spaces shall provide an appropriate entry feature consisting of a concentration of landscape elements, including specimen trees, flowering plants, enhanced paving, and project identification. 4. Lighting. Parking lots shall be lighted so that there is a minimum illumination over the entire lot of 1.0 footcandle and an average over the entire lot of 2.5 footcandles. Lighting shall comply with the standards in Section 20.30.070 (Outdoor Lighting). 5. Stall Markings, Directional Arrows, and Signs. a. Parking spaces shall be clearly outlined with four-inch-wide lines painted on the surface of the parking facility. Carpool and vanpool spaces shall be clearly identified for exclusive use of carpools and vanpools. b. Parking spaces for the disabled shall be striped and marked so as to be clearly identified in compliance with the applicable Federal, State, and City standards. c. Driveways, circulation aisles, and maneuvering areas shall be clearly marked with directional arrows and lines to ensure the safe and efficient flow of vehicles. d. The Director of Public Works may require the installation of traffic signs in addition to directional arrows to ensure the safe and efficient flow of vehicles in a parking facility. 6. Surfacing. Parking spaces and maneuvering areas shall be paved and permanently maintained with asphalt, concrete, or interlocking paving stones or other City-approved surfaces. E. Enclosed Parking. The following regulations shall apply to enclosed commercial off-street parking: 1. Doors shall remain open during regular business hours; 2. A sign shall be posted on the business frontage that advises patrons of the availability and location of parking spaces; 3. Signs shall be posted on the site containing the following information: a. Doors are to remain open during business hours; and 138 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/13/17 b. A number to call for Code Enforcement. 4. The location, size, and color of the signs required above shall be approved by the Department. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.080 Parking for Nonresidential Uses in Residential Zoning Districts. Where parking lots for nonresidential uses are allowed in residential zoning districts in compliance with Chapter 20.18 (Residential Zoning Districts), they shall be developed in compliance with the following requirements in addition to other applicable standards provided in this chapter. A. Conditional Use Permit Required. Approval of a conditional use permit shall be required in order to locate a parking lot intended for nonresidential use within a residential zoning district. B. Location of Parking Area. The parking area shall be accessory to, and for use of, one or more abutting nonresidential uses allowed in an abutting commercial zoning district. The Commission may grant a waiver for noncontiguous parking lots, but only under all of the following conditions: 1. The parking lot is designed to be compatible with the neighborhood; 2. There are no residential uses between the parking lot and the commercial zoning district; 3. The location of the parking lot does not fragment the adjacent neighborhood; 4. The parking lot is not detrimental or injurious to property and improvements in the neighborhood; and 5. The parking lot is located within a reasonable walking distance of the use to which it is an accessory. C. Access. Access to parking lots shall be from commercial streets or alleys. An exception may be granted by the Commission if no commercial streets are available for access. D. Passenger Vehicle Parking Only. Parking lots shall be used solely for the parking of passenger vehicles. E. Signs. No signs, other than signs designating entrances, exits, and conditions of use shall be maintained in parking areas. Signs shall not exceed four square feet in area and five feet in height. The number and location shall be approved by the Director before installation. F. Perimeter Wall. The parking lot shall have a solid masonry wall six feet in height along all interior property lines adjacent to residential zoning districts and thirty-six (36) inches in height adjacent to streets and the front setback area of an abutting residential use. G. Development Standards. The parking lot shall be developed in compliance with the development standards of this chapter and the outdoor lighting standards in Section 20.30.070 (Outdoor Lighting). H. No Overnight Parking. Overnight parking shall be prohibited and the parking lot shall be secured after business hours to prevent any use of the facility. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.090 Parking Standards for Residential Uses. A. Parking Space and Driveway Dimensions. 1. Minimum Interior Dimensions. The minimum interior dimensions for parking spaces in residential zoning districts shall be as provided in Table 3-14. The Director may approve a reduced width for duplex units when two separate single car garages are proposed side by side and the applicant has proposed the maximum width possible. 139 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/14/17 TABLE 3-14 MINIMUM INTERIOR DIMENSIONS Lot Width Single Car/Tandem* Two Car 30 feet or less 9'3" x 19' (35')* 17'6" x 19' 30.1—39.99 feet 10' x 19' (35')* 18'6" x 19' 40 feet or more 10' x 20'20' x 20' * The minimum depth for a two-car tandem space is thirty-five (35) feet. 2. Tandem Parking. Tandem parking for a maximum of two cars in depth shall be allowed in residential districts subject to the minimum interior dimensions provided in Table 3-14. 3. Driveway Width. Driveways visible from a public right-of-way shall not be wider than required to access an adjacent garage as follows: a. One car garage: ten (10) feet wide. b. Two car garage: twenty (20) feet wide. c. Three car garage: twenty-five (25) feet wide. d. Four car garage: thirty-two (32) feet wide. 4. Vertical Clearances. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. B. Access to Parking. 1. Direct Access Required. Each parking space shall be capable of being accessed directly from an adjoining vehicular right-of-way or over an improved hard surfaced driveway, except for approved tandem parking spaces. 2. Clear Access Required. Where access to a required parking space is taken over a driveway, the driveway shall be maintained free and clear at all times except for the parking of currently registered, licensed motor vehicles, and for temporary obstructions that are incidental to the use of the property. Temporary obstructions in the driveway shall be allowed only for a period up to seventy-two (72) hours. C. Location of Parking. 1. Allowed Parking Areas. Parking of vehicles is allowed only in permanent parking areas and on driveways leading to allowed parking areas. Under no circumstances shall landscaped areas or hardscaped areas in front yards, other than driveways, be used for the parking of vehicles. 2. Garages Facing the Street. Garages with doors that face the street that are located within twenty (20) feet of the front property line shall be equipped with automatic roll-up doors. 3. Parking Located in Required Setback Areas. The following requirements shall apply to the parking or storage of motor vehicles, recreational vehicles, watercraft, trailers, and similar items in residential zoning districts: 140 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/15/17 a. Front Setback Areas. Parking or storage in required front setback areas shall be prohibited, except on driveways in front of garages that set back a minimum of twenty (20) feet from the front property line. b. Side Setback Areas. Parking or storage in required side setback areas (behind the rear line of the required front setback area) shall be allowed. c. Rear Setback Areas Without Alleys. Parking or storage in required rear setback areas shall be allowed. d. Rear Setback Areas with Alleys. Parking or storage in required rear setback areas shall not be allowed. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.100 Off-Site Parking. A. Conditional Use Permit Required. Approval of a conditional use permit shall be required for a parking facility or any portion of required parking that is not located on the same site it is intended to serve. B. Findings. In order to approve a conditional use permit for an off-site parking facility the Commission shall make all of the following findings in addition to those required for the approval of a conditional use permit: 1. The parking facility is located within a convenient distance to the use it is intended to serve; 2. On-street parking is not being counted towards meeting parking requirements; 3. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area; and 4. The parking facility will be permanently available, marked, and maintained for the use it is intended to serve. C. Parking Agreement. A parking agreement, which guarantees the long-term availability of the parking facility for the use it is intended to serve, shall be recorded with the County Recorder’s Office. The agreement shall be in a form approved by the City Attorney and the Director. D. Loss of Off-Site Parking. 1. Notification of City. The owner or operator of a business that uses an approved off-site parking facility to satisfy the parking requirements of this chapter shall immediately notify the Director of any change of ownership or use of the property where the spaces are located, or changes in the use that the spaces are intended to serve, or of any termination or default of the agreement between the parties. 2. Effect of Termination of Agreement. Upon notification that the agreement for the required off-site parking has terminated, the Director shall establish a reasonable time in which one of the following shall occur: a. Substitute parking is provided that is acceptable to the Director; or b. The size or capacity of the use is reduced in proportion to the parking spaces lost. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.110 Adjustments to Off-Street Parking Requirements. The number of parking spaces required by this chapter may be reduced only in compliance with the following standards and procedures. A. ADA Compliance. The Director may administratively reduce parking requirements due to a loss of parking spaces because of ADA requirements associated with tenant improvements. 141 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/16/17 B. Reduction of Required Off-Street Parking. Off-street parking requirements may be reduced with the approval of a conditional use permit in compliance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) as follows: 1. Reduced Parking Demand. Required off-street parking may be reduced with the approval of a conditional use permit in compliance with the following conditions: a. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that parking demand will be less than the required number of spaces or that other parking is available (e.g., City parking lot located nearby, on-street parking available, greater than normal walk in trade, mixed-use development); and b. A parking management plan shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). 2. Joint Use of Parking Facilities. Required off-street parking may be reduced with the approval of a conditional use permit where two or more nonresidential uses on the same site or immediately adjacent sites have distinct and differing peak parking demands (e.g., a theater and a bank). The review authority may grant a joint use of parking spaces between the uses that results in a reduction in the total number of required parking spaces in compliance with the following conditions: a. The most remote space is located within a convenient distance to the use it is intended to serve; b. The amount of reduction is no greater than the number of spaces required for the least intensive of the uses sharing the parking; c. The probable long-term occupancy of the structures, based on their design, will not generate additional parking demand; d. The applicant has provided sufficient data, including a parking study if required by the Director, to indicate that there is no conflict in the peak parking demand for the uses proposing to make joint use of the parking facilities; e. The property owners involved in the joint use of parking facilities shall record a parking agreement approved by the Director and City Attorney. The agreement shall be recorded with the County Recorder, and a copy shall be filed with the Department; and f. A parking management plan shall be prepared in compliance with subsection (C) of this section (Parking Management Plan). C. Parking Management Plan. When a parking management plan to mitigate impacts associated with a reduction in the number of required parking spaces is required by this chapter, the parking management plan may include, but is not limited to, the following when required by the review authority: 1. Restricting land uses to those that have hours or days of operation so that the same parking spaces can be used by two or more uses without conflict; 2. Restricting land uses with high parking demand characteristics; 3. Securing off-site parking in compliance with Section 20.40.100 (Off-Site Parking); 4. Providing parking attendants and valet parking; and 5. Other appropriate mitigation measures. 142 5/15/2019 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/17/17 D. Required Data. In reaching a decision to allow a reduction of required parking spaces, the review authority shall consider data submitted by the applicant or collected/prepared at the applicant’s expense. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.120 Parking Management Districts. Properties within a parking management district, established through the Parking Management (PM) Overlay District, may be exempted from all or part of the off-street parking requirements of this chapter in compliance with the provisions of the adopted parking management district plan. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) 20.40.130 In-Lieu Parking Fee. The number of parking spaces required by Section 20.40.040 (Off-Street Parking Spaces Required) may be reduced if the review authority authorizes the use of an in-lieu fee to be paid by the applicant towards the development of public parking facilities. The in-lieu fee shall be paid to the Citywide Parking Improvement Trust Fund. The amount of the fee and time of payment shall be established by Council resolution. (Ord. 2010-21 § 1 (Exh. A)(part), 2010) The Newport Beach Municipal Code is current through Ordinance 2019-06, passed March 12, 2019. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. 143 12618-21 Parking Evaluation APPENDIX C: REFERENCE PARKING DEMAND COUNTS 9/21/2019 AND 9/26/2019 144 12618 Newport Beach Observational Parking CountsSaturday, September 21st, 2019Inventory9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PMNewport Autosport34334354322222Twila True Jewelry00000000000000Karma OC00000000000000Ferrari00000000000000Maserati00001000000000Subtotal1234335354322222Total Occupancy 1234335354322222Total Percent25%33%25%25%42%25%42%33%25%17%17%17%17%17%Inventory9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PMNewport Autosport00000000000000Twila True Jewelry01210111000000Karma OC00000000000000Ferrari00000000000000Maserati00000000000000Subtotal701210111000000Total Occupancy 701210111000000Total Percent0% 14% 29% 14% 0% 14% 14% 14% 0% 0% 0% 0% 0% 0%Inventory9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PMNewport Autosport45759966664222Twila True Jewelry25565555222222Karma OC22222222222222Ferrari22213342100000Maserati33222222220000Other00020000011331Subtotal45131718182121191713139997Total Occupancy 45131718182121191713139997Total Percent29%38%40%40%47%47%42%38%29%29%20%20%20%16%Inventory9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PMNewport Autosport00000000000000Twila True Jewelry00000000000000Karma OC00000000000000Ferrari12221111100000Maserati00000000000000Subtotal912221111100000Total Occupancy 912221111100000Total Percent11% 22% 22% 22% 11% 11% 11% 11% 11% 0% 0% 0% 0% 0%Zone 1Zone 2Zone 3Zone 4Counts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-6268145 12618 Newport Beach Observational Parking CountsInventory9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PMNewport Autosport00000000000000Twila True Jewelry00000000000000Karma OC00000000000000Ferrari01200221000010Maserati00000000000000Subtotal801200221000010Total Occupancy 801200221000010Total Percent0% 13% 25% 0% 0% 25% 25% 13% 0% 0% 0% 0% 13% 0%Inventory9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PMNewport Autosport00000000000000Twila True Jewelry00000000000000Karma OC00000000000000Ferrari00000000000000Maserati 14 15 15 14 13 15 14 15 14 14 14 14 14 14Subtotal171415151413151415141414141414Total Occupancy 171415151413151415141414141414Total Percent82%88%88%82%76%88%82%88%82%82%82%82%82%82%Grand Total Occupancy 983140423840434239312925252623Grand Total Percent32%41%43%39%41%44%43%40%32%30%26%26%27%23%Inventory9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PMNewport Autosport7910813121110986444Twila True Jewelry26775666222222Karma OC22222222222222Ferrari35634674200010Maserati1718171616171617161614141414Other00020000011331Subtotal983140423840434239312925252623TotalZone 5Zone 6Counts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-6268146 12618 Newport Beach Observational Parking CountsThursday, September 26th, 2019Inventory9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PMNewport Autosport 45556666674454Twila True Jewelry 00000000000000Karma OC 00000000000000Ferrari 00000000000000Maserati 00000000000000Subtotal1245556666674454Total Occupancy1245556666674454Total Percent33% 42% 42% 42% 50% 50% 50% 50% 50% 58% 33% 33% 42% 33%Inventory9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PMNewport Autosport 00012110000000Twila True Jewelry 01101111100000Karma OC 00000000000000Ferrari 00000000000000Maserati 00000000000000Subtotal701113221100000Total Occupancy701113221100000Total Percent0% 14% 14% 14% 43% 29% 29% 14% 14% 0% 0% 0% 0% 0%Inventory9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PMNewport Autosport 7111111111199985331Twila True Jewelry 25765444511111Karma OC 33333333333333Ferrari 25545354330000Maserati 11111111111110Other 00000000001221Subtotal 45 15 25 27 25 25 22 22 21 21 16 11 10 10 6Total Occupancy 45 15 25 27 25 25 22 22 21 21 16 11 10 10 6Total Percent33% 56% 60% 56% 56% 49% 49% 47% 47% 36% 24% 22% 22% 13%Inventory9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PMNewport Autosport 00000000000000Twila True Jewelry 00000000000000Karma OC 00000000000000Ferrari 01112212100100Maserati 00000000000000Subtotal901112212100100Total Occupancy901112212100100Total Percent0% 11% 11% 11% 22% 22% 11% 22% 11% 0% 0% 11% 0% 0%Zone 1Zone 2Zone 3Zone 4Counts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-6268147 12618 Newport Beach Observational Parking CountsInventory9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PMNewport Autosport 00000000000000Twila True Jewelry 00000000000000Karma OC 00000000000000Ferrari 01210020200001Maserati 00000000000000Subtotal801210020200001Total Occupancy801210020200001Total Percent0% 13% 25% 13% 0% 0% 25% 0% 25% 0% 0% 0% 0% 13%Inventory9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PMNewport Autosport 00000000000000Twila True Jewelry 00000000000000Karma OC 00000000000000Ferrari 00000000000000Maserati 14 15 16 16 16 15 16 16 16 16 14 15 15 15Subtotal 17 14 15 16 16 16 15 16 16 16 16 14 15 15 15Total Occupancy 17 14 15 16 16 16 15 16 16 16 16 14 15 15 15Total Percent82% 88% 94% 94% 94% 88% 94% 94% 94% 94% 82% 88% 88% 88%Grand Total Occupancy 98 33 48 52 49 52 47 49 46 47 39 29 30 30 26Grand Total Percent34% 49% 53% 50% 53% 48% 50% 47% 48% 40% 30% 31% 31% 27%Inventory9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PMNewport Autosport 111616171918161515159785Twila True Jewelry 26866555611111Karma OC 33333333333333Ferrari 27867586630101Maserati 15 16 17 17 17 16 17 17 17 17 15 16 16 15Other 00000000001221Subtotal 98 33 48 52 49 52 47 49 46 47 39 29 30 30 26TotalZone 5Zone 6Counts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-6268148 PARKING MANAGEMENT PLAN 2510 West Coast Highway This Parking Management Plan relates to the proposal by MSM Global Ventures, LLC to develop a mixed- use project consisting of approximately 11,266 square feet of boutique showroom space and 35 multi- family residential dwelling units at 2510 West Coast Highway. This Parking Management Plan is limited to the boutique showroom component of the Project. PARKING MANAGEMENT PLAN 1. Newport Beach Municipal Code Section 20.40.110 (Adjustments to Off-Street Parking Requirements) allows for a reduction in the required number of parking spaces with approval of a conditional use permit. One of the conditions contemplated by the Municipal Code for allowing such reductions is that parking demand will be less than the required number of spaces. 2. The City’s parking requirements for vehicle sales and retail sales do not accurately reflect the high-end boutique showroom use planned for the site, which will operate by appointment only during typical business hours and will not provide onsite mechanical services. 3. Counts observed at similar high-end boutique showrooms indicate the City’s parking rates overstate parking demand by 33 spaces. Reference parking demand counts at three similar locations suggest an average parking rate of 1 space per every 1,656 square feet, with a peak parking rate of 1 space for every 876 square feet. With 11,266 square feet of high-end boutique showroom use, there would be a peak parking demand of 13 spaces at the 2510 West Coast Highway showroom. 4. The applicant has agreed to a condition of approval requiring that the high-end boutique showroom operate by appointment only during typical business hours. The applicant has also agreed to a condition of approval that no mechanical services will be provided on-site. CONCLUSION City parking requirements overstate the actual parking demand for the boutique showroom, which will operate by appointment only during typical business hours and will not provide mechanical services. Reference parking demand rates indicate a peak parking rate of 1 space per every 876 square feet of high-end boutique showroom. Based on that rate, there is a peak parking demand of 13 spaces for the proposed showroom. The applicant will commit to conditions of approval requiring the showroom to operate by appointment only and to prohibit mechanical services onsite. With incorporation of those conditions, onsite parking will be sufficient to accommodate projected demand and a conditional use permit is warranted. 149 INTENTIONALLY BLANK PAGE150 Attachment No. PC 4 Air Quality and Greenhouse Gas Evaluation - Urban Crossroads dated June 10, 2020 151 INTENTIONALLY BLANK PAGE152 June 10, 2020 Mr. Mark Moshayedi Space Investment Partners 17475 Gillette Ave, Irvine, CA 92614 SUBJECT: 2510 WEST COAST HIGHWAY MIXED-USE DEVELOPMENT AIR QUALITY AND GREENHOUSE GAS ASSESSMENT Dear Mr. Mark Moshayedi: Urban Crossroads, Inc. is pleased to submit this Air Quality and greenhouse gas assessment to Space Investment Partners (Client) for the proposed 2510 West Coast Highway Mixed-Use Development (Project). The Project site is in the mariner’s mile near the intersection of West Coast Highway and Tustin Avenue in the City of Newport Beach, as shown on Exhibit 1-A. EXECUTIVE SUMMARY SUMMARY OF FINDINGS Results of the Memo indicate the construction of the Project would result in less than significant impacts associated with air quality emissions. TABLE 1: SUMMARY OF CEQA SIGNIFICANCE FINDINGS Analysis Significance Findings Unmitigated Mitigated Construction Emissions Less Than Significant n/a Operational Emissions Less Than Significant n/a Localized Emissions Less Than Significant n/a CO “Hot Spot” Analysis Less Than Significant n/a Air Quality Management Plan Less Than Significant n/a 153 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 2 Sensitive Receptors Less Than Significant n/a Odors Less Than Significant n/a Cumulative Impacts Less Than Significant n/a Greenhouse Gas Emissions Less Than Significant n/a PROJECT DESCRIPTION The Project is proposed to consist of a mix of residential, boutique automotive showroom, and office use as shown on Exhibit 1-B. The Project will be developed on three levels as described below: Level 1: Boutique Auto Showroom with 8,741 gross square feet of use with 750 square feet of office use, 291 square feet of stair egress, and an additional 1,484 square feet of mezzanine office use. Level 2: Multi-family residential with 18 dwelling units. Level 3: Multi-family residential with 17 dwelling units. The combined mixed-use project will provide a total of 35 multi-family residential dwelling units with 11,266 gross square feet of non-residential uses (boutique auto showroom and office use). The discrepancy between the project area square feet of 11,266 and the 10,975 as noted in the traffic report is due to the 291 square feet of stair egress included in this report. The stair egress will not cause any AQ or GHG impacts. STANDARD REGULATORY REQUIREMENTS/BEST AVAILABLE CONTROL MEASURES (BACMS) South Coast Air Quality Management District (SCAQMD) Rules that are currently applicable during construction activity for this Project include but are not limited to Rule 403 (Fugitive Dust) (1), Rule 1113 (Architectural Coatings) (2), Rule 445 (Wood Burning Devices). Implementation of these rules are required pursuant to existing law and therefore is considered part of the Project. BACM AQ-1 All applicable measures included in Rule 403, shall be incorporated into Project plans and specifications as implementation of Rule 403, which include but are not limited to (1): • All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are limited to 15 miles per hour or less. 154 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 3 EXHIBIT A: LOCATION MAP 155 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 4 EXHIBIT B: SITE PLAN 156 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 5 • The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the mid-morning, afternoon, and after work is done for the day. BACM AQ-2 The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 1113 (2): • Only “Low-Volatile Organic Compounds (VOC)” paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used. BACM AQ-3 The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 445 (3): • Rule 445 prohibits the use of wood burning stoves and fireplaces in new developments. CONSTRUCTION-SOURCE MITIGATION MEASURES As shown in the analysis below, the Project would not result in an exceedance of any localized or regional construction-source or operational-source emissions thresholds. As such, the Project would not result in any significant impacts and no mitigation measures are required. CALIFORNIA EMISSIONS ESTIMATOR MODEL™ EMPLOYED TO ESTIMATE AQ EMISSIONS On October 17, 2017, the SCAQMD in conjunction with the California Air Pollution Control Officers Association (CAPCOA) and other California air districts, released the latest version of the California Emissions Estimator Model™ (CalEEMod) v2016.3.2. The purpose of this model is to more accurately calculate construction-source and operational-source criteria pollutant (Nitrogen Oxides (NOX), VOC, Particulate Matter less than 10 microns (PM10), Particulate Matter less than 2.5 microns (PM2.5), Sulfur Oxides (SOX), and Carbon Monoxide (CO)) and GHG emissions from direct and indirect sources; and quantify applicable air quality and GHG reductions achieved from mitigation measures. Accordingly, the latest version of CalEEMod has been used for this Project to determine construction impacts related to the Project. Modeling outputs are provided in Attachments A. AIR QUALITY REGIONAL EMISSIONS CONSTRUCTION The estimated number of days of construction are shown on Table 2. Equipment employed for Project construction activities are based on CalEEMod defaults, as shown on Table 3. The Project construction fleet may vary due to specific Project needs at any given time. 157 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 6 TABLE 2: CONSTRUCTION DURATION Phase Name Days Demolition 10 Site Preparation 1 Grading 2 Building Construction 230 Paving 5 Architectural Coating 5 TABLE 3: CONSTRUCTION EQUIPMENT Activity Equipment Amount Hours Per Day Demolition Concrete Industrial Saw 1 8 Rubber Tired Dozer 1 1 Tractor/Loader/Backhoe 2 6 Site Preparation Grader 1 8 Tractor/Loader/Backhoe 1 8 Grading Grader 1 8 Rubber Tired Dozer 1 1 Tractor/Loader/Backhoe 2 6 Building Construction Crane 1 4 Forklift 2 6 Tractor/Loader/Backhoe 2 8 Paving Cement and Mortar Mixers 4 6 Pavers 1 7 Rollers 1 7 Tractor/Loader/Backhoe 1 7 Architectural Coating Air Compressors 1 6 158 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 7 DEMOLITION The Project is anticipated to demolish existing uses on-site. Based on a review of aerial imagery, it is conservatively estimated that up to 10,000 square feet of building space/related debris could be demolished and removed from the site. GRADING ACTIVITIES The Project is anticipated to include soil import as a part of Project grading activities (to accommodate the subterranean parking structure proposed). The Project is expected require 310 cubic yards of soil import. For purposes of analysis, the 310 cubic yards of import along with a model default hauling trip length of 20 miles has been utilized. REGIONAL CONSTRUCTION EMISSIONS SUMMARY IMPACTS WITHOUT MITIGATION The estimated maximum daily construction emissions without mitigation are summarized on Table 4. Detailed construction model outputs are presented in Attachment A. Under the assumed construction modeling scenario discussed above, emissions resulting from the Project construction would not exceed criteria pollutant thresholds established by the SCAQMD for emissions of any criteria pollutant, and accordingly will not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard.. Thus, a less than significant impact would occur for regional Project-related construction-source emissions and no mitigation is required. TABLE 4: PROJECT CONSTRUCTION EMISSIONS AND REGIONAL THRESHOLDS (WITHOUT MITIGATION) Phase Emissions (lbs/day) VOC NOX CO SOX PM10 PM2.5 2020 1.01 17.08 8.50 0.03 1.65 0.89 2021 64.06 8.62 8.30 0.02 0.81 0.51 Maximum Daily Emissions 64.06 17.08 8.50 0.03 1.65 0.89 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO lbs/day = Pounds Per Day OPERATIONS Operational activities associated with the Project would result in emissions of CO, VOCs, NOX, SOX, PM10, and PM2.5. Operational related emissions are expected from the following primary sources: area source emissions, energy source emissions, mobile source emissions, and on-site equipment emissions. 159 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 8 AREA SOURCE EMISSIONS Architectural Coatings – Over a period of time, the buildings that are part of this Project will be subject to emissions resulting from the evaporation of solvents contained in paints, varnishes, primers, and other surface coatings as part of Project maintenance. The emissions associated with architectural coatings were calculated using CalEEMod. Consumer Products – Consumer products include, but are not limited to detergents, cleaning compounds, polishes, personal care products, and lawn and garden products. Many of these products contain organic compounds which when released in the atmosphere can react to form ozone and other photochemically reactive pollutants. The emissions associated with use of consumer products were calculated based on defaults provided within CalEEMod. Landscape Maintenance Equipment – Landscape maintenance equipment would generate emissions from fuel combustion and evaporation of unburned fuel. Equipment in this category would include lawnmowers, shedders/grinders, blowers, trimmers, chain saws, and hedge trimmers used to maintain the landscaping of the Project. The emissions associated with landscape maintenance equipment were calculated based on assumptions provided in CalEEMod. ENERGY SOURCE EMISSIONS Combustion Emissions Associated with Natural Gas and Electricity – Electricity and natural gas are used by almost every project. Criteria pollutant emissions are emitted through the generation of electricity and consumption of natural gas. However, because electrical generating facilities for the Project area are located either outside the region (state) or offset through the use of pollution credits (RECLAIM) for generation within the SCAB, criteria pollutant emissions from offsite generation of electricity is generally excluded from the evaluation of significance and only natural gas use is considered. The emissions associated with natural gas use were calculated using CalEEMod. MOBILE SOURCE EMISSIONS Project mobile source air quality emissions are primarily dependent on overall daily vehicle trip generation. The Project related operational air quality impacts derive primarily from vehicle trips generated by the Project. Project trips are based upon the 2510 W. Coast Hwy Mixed Use Development preliminary trip generation estimates provided by the City and relied on in UC’s noise analysis. REGIONAL OPERATIONAL EMISSIONS SUMMARY IMPACTS WITHOUT MITIGATION Table 4 summarizes the Project’s daily regional emissions from on-going operations. Detailed operational model outputs are presented in Attachment A. During operational activity, the Project will not exceed any of the thresholds of significance, and accordingly will not result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is non-attainment under 160 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 9 an applicable federal or state ambient air quality standard. Thus, a less than significant impact would occur for regional Project-related operation-sources emissions, and no mitigation is required. TABLE 5: PROJECT OPERATIONAL EMISSIONS AND REGIONAL THRESHOLDS – WITHOUT MITIGATION Operational Activities Emissions (lbs/day) VOC NOX CO SOX PM10 PM2.5 Summer Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.41 2.91 12.18 0.03 3.27 0.90 Total Maximum Daily Emissions 11.67 3.84 32.95 0.08 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Winter Scenario Area Source 10.25 0.76 20.69 0.05 2.69 2.69 Energy Source 0.02 0.17 0.08 0.00 0.01 0.01 Mobile 1.47 3.02 11.85 0.03 3.27 0.90 Total Maximum Daily Emissions 11.74 3.94 32.63 0.08 5.98 3.60 SCAQMD Regional Threshold 55 55 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO LOCALIZED EMISSIONS The analysis makes use of methodology included in the SCAQMD Final Localized Significance Threshold Methodology (LST Methodology) (4). The SCAQMD has established that impacts to air quality are significant if there is a potential to contribute or cause localized exceedances of the federal and/or state ambient air quality standards (NAAQS/CAAQS). Collectively, these are referred to as Localized Significance Thresholds (LSTs). The SCAQMD established LSTs in response to the SCAQMD Governing Board’s Environmental Justice Initiative I-41. LSTs represent the maximum emissions from a project that will not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest residence or sensitive receptor. The SCAQMD states that lead agencies can use the LSTs as another indicator of significance in its air quality impact analyses. 1 The purpose of SCAQMD’s Environmental Justice program is to ensure that everyone has the right to equal protection from air pollution and fair access to the decision-making process that works to improve the quality of air within their communities. Further, the SCAQMD defines Environmental Justice as “…equitable environmental policymaking and enforcement to protect the health of all residents, regardless of age, culture, ethnicity, gender, race, socioeconomic status, or geographic location, from the health effects of air pollution.” 161 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 10 Sensitive Receptors Receptor locations are off-site locations where individuals may be exposed to emissions from Project activities. This Memorandum analyzes localized construction emissions impacts at the nearest sensitive receptors. Some people are especially sensitive to air pollution and are given special consideration when evaluating air quality impacts from projects. These groups of people include children, the elderly, individuals with pre-existing respiratory or cardiovascular illness, and athletes and others who engage in frequent exercise. Structures that house these persons or places where they gather to exercise are defined as “sensitive receptors”; they are also known to be locations where an individual can remain for 24 hours. Sensitive receptors in the Project study area include existing residential homes, commercial, and educational uses. To assess the potential for localized impacts, the following sensitive receptor locations as shown on Exhibit C were identified as representative locations for analysis. R1: Located approximately 83 feet north of the Project site, R1 represents an existing single-family residential home located at 204 Tustin Avenue. R2: Location R2 represents the location 60 feet north of the Site roughly 47 feet above the pad elevation of the Project at 124 Tustin Avenue. R3: Located approximately 197 feet north of the Project site, R3 represents the Newport Theatre Arts Center. R4: Location R4 represents the existing outdoor play area for the nearby Bright Horizons daycare facility 2500 West Coast Highway located approximately 23 feet east of the Project site boundary. R5: Located approximately 55 feet west of the Project site, R5 represents the existing commercial retail uses that share a common courtyard area at 124 Tustin Avenue. The SCAQMD recommends that the nearest sensitive receptor be considered when determining the Project’s potential to cause an individual and cumulatively significant impact. As such, the nearest sensitive receptor for evaluation is located at R4, the existing outdoor play area for the nearby Bright Horizons daycare facility located approximately 25 feet/7.6 meters east of the Project site. The LST Methodology explicitly states that “It is possible that a project may have receptors closer than 25 meters. Projects with boundaries located closer than 25 meters to the nearest receptor should use the LSTs for receptors located at 25 meters (4).” As the daycare facility is located less than 25-meters from the Project site, the 25-meter receptor distance will be used for evaluation of localized impacts consistent with SCAQMD’s recommendations. LOCALIZED CONSTRUCTION EMISSIONS SUMMARY IMPACTS WITHOUT MITIGATION Table 6 identifies the localized impacts at the nearest receptor location in the vicinity of the Project. Outputs from the model runs for construction LSTs are provided in Attachment A. Under the assumed construction modeling scenario (as previously discussed), emissions resulting from the Project construction will not exceed the numerical thresholds of significance established by the SCQMD for any criteria pollutant, accordingly the Project's construction will not expose sensitive receptors to substantial pollutant concentrations. Thus, a less than significant impact related to sensitive receptors exposure to pollutants concentrations from Project construction would occur and no mitigation is required. 162 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 11 TABLE 6: LOCALIZED SIGNIFICANCE SUMMARY OF CONSTRUCTION (WITHOUT MITIGATION) Maximum On-Site Construction Emissions Emissions (lbs/day) NOX CO PM10 PM2.5 Demolition Maximum Daily Emissions 7.87 7.62 1.45 0.59 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Site Preparation Maximum Daily Emissions 8.43 4.09 0.87 0.37 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Grading Maximum Daily Emissions 7.87 7.62 1.22 0.86 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Building Construction Maximum Daily Emissions 8.85 7.39 0.52 0.48 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Paving Maximum Daily Emissions 6.72 7.09 0.35 0.33 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO Architectural Coating Maximum Daily Emissions 1.53 1.82 0.09 0.09 SCAQMD Localized Threshold 92 647 4 3 Threshold Exceeded? NO NO NO NO 163 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 12 EXHIBIT C: RECEPTOR LOCATIONS 164 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 13 CO “HOTSPOT” ANALYSIS As discussed below, the Project would not result in potentially adverse CO concentrations or “hot spots.” Further, detailed modeling of Project-specific CO “hot spots” is not needed to reach this conclusion. An adverse CO concentration, known as a “hot spot”, would occur if an exceedance of the state one-hour standard of 20 ppm or the eight-hour standard of 9 ppm were to occur. At the time of the SCAQMD’s CEQA Air Quality Handbook (1993) (1993 CEQA Handbook), the SCAB was designated nonattainment under the CAAQS and NAAQS for CO (5). It has long been recognized that CO hotspots are caused by vehicular emissions, primarily when idling at congested intersections. In response, vehicle emissions standards have become increasingly stringent in the last twenty years. Currently, the allowable CO emissions standard in California is a maximum of 3.4 grams/mile for passenger cars (there are requirements for certain vehicles that are more stringent). With the turnover of older vehicles, introduction of cleaner fuels, and implementation of increasingly sophisticated and efficient emissions control technologies, CO concentration in the SCAB is now designated as attainment. To establish a more accurate record of baseline CO concentrations affecting the SCAB, a CO “hot spot” analysis was conducted in 2003 for four busy intersections in Los Angeles at the peak morning and afternoon time periods. This “hot spot” analysis did not predict any violation of CO standards, as shown on Table 3-14. TABLE 7: CO MODEL RESULTS Intersection Location CO Concentrations (ppm) Morning 1-hour Afternoon 1-hour 8-hour Wilshire Boulevard/Veteran Avenue 4.6 3.5 3.7 Sunset Boulevard/Highland Avenue 4 4.5 3.5 La Cienega Boulevard/Century Boulevard 3.7 3.1 5.2 Long Beach Boulevard/Imperial Highway 3 3.1 8.4 Source: 2003 AQMP, Appendix V: Modeling and Attainment Demonstrations Notes: Federal 1-hour standard is 35 ppm and the deferral 8-hour standard is 9.0 ppm. Based on the SCAQMD's 2003 Air Quality Management Plan (2003 AQMP) and the 1992 Federal Attainment Plan for Carbon Monoxide (1992 CO Plan), peak CO concentrations in the SCAB were a result of unusual meteorological and topographical conditions and not a result of traffic volumes and congestion at a particular intersection. As evidence of this, for example, 9.3 ppm 8- hour CO concentration measured at the Long Beach Boulevard and Imperial Highway intersection (highest CO generating intersection within the “hot spot” analysis), only 0.7 ppm was attributable to the traffic volumes and congestion at this intersection; the remaining 8.6 ppm were due to the ambient air measurements at the time the 2003 AQMP was prepared (6). In contrast, the ambient 8-hour CO concentration within the Project study area is estimated at 1.4 ppm—1.6 ppm. Therefore, even if the traffic volumes for the Project were double or even triple of the traffic volumes generated at the Long Beach Boulevard and Imperial Highway intersection, coupled with 165 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 14 the on-going improvements in ambient air quality, the Project would not be capable of resulting in a CO “hot spot” at any study area intersections. Similar considerations are also employed by other Air Districts when evaluating potential CO concentration impacts. More specifically, the Bay Area Air Quality Management District (BAAQMD) concludes that under existing and future vehicle emission rates, a given project would have to increase traffic volumes at a single intersection by more than 44,000 vehicles per hour (vph)—or 24,000 vph where vertical and/or horizontal air does not mix—in order to generate a significant CO impact (7). Traffic volumes generating the CO concentrations for the “hot spot” analysis is shown on Table 3-15. The busiest intersection evaluated was that at Wilshire Blvd and Veteran Ave., which has a daily traffic volume of approximately 100,000 vph and AM/PM traffic volumes of 8,062 vph and 7,719 vph respectively (8). The 2003 AQMP estimated that the 1-hour concentration for this intersection was 4.6 ppm; this indicates that, should the daily traffic volume increase four times to 400,000 vehicles per day, CO concentrations (4.6 ppm x 4= 18.4 ppm) would still not likely exceed the most stringent 1-hour CO standard (20.0 ppm)2. At buildout of the Project, the highest daily traffic volumes generated at the roadways within the vicinity of the Project are expected to generate less than the highest daily traffic volumes generated at the busiest intersection in the CO “hot spot” analysis. As such, the Project would not likely exceed the most stringent 1-hour CO standard. The proposed Project considered herein would not produce the volume of traffic required to generate a CO “hot spot” either in the context of the 2003 Los Angeles hot spot study or based on representative BAAQMD CO threshold considerations. Therefore, CO “hot spots” are not an environmental impact of concern for the proposed Project. Localized air quality impacts related to mobile-source emissions would therefore be less than significant. TABLE 8: TRAFFIC VOLUMES Intersection Location Peak Traffic Volumes (vph) Eastbound (AM/PM) Westbound (AM/PM) Southbound (AM/PM) Northbound (AM/PM) Total (AM/PM) Wilshire Boulevard/Veteran Avenue 4,954/2,069 1,830/3,317 721/1,400 560/933 8,062/7,719 Sunset Boulevard/Highland Avenue 1,417/1,764 1,342/1,540 2,304/1,832 1,551/2,238 6,614/5,374 La Cienega Boulevard/Century Boulevard 2,540/2,243 1,890/2,728 1,384/2,029 821/1,674 6,634/8,674 Long Beach Boulevard/Imperial Highway 1,217/2,020 1,760/1,400 479/944 756/1,150 4,212/5,514 Source: 2003 AQMP 2 Based on the ratio of the CO standard (20.0 ppm) and the modeled value (4.6 ppm) 166 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 15 AIR QUALITY MANAGEMENT PLANNING The Project site is located within the SCAB, which is characterized by relatively poor air quality. The SCAQMD has jurisdiction over an approximately 10,743 square-mile area consisting of the four-county Basin and the Los Angeles County and Riverside County portions of what use to be referred to as the Southeast Desert Air Basin. In these areas, the SCAQMD is principally responsible for air pollution control, and works directly with the SCAG, county transportation commissions, local governments, as well as state and federal agencies to reduce emissions from stationary, mobile, and indirect sources to meet state and federal ambient air quality standards. Currently, these state and federal air quality standards are exceeded in most parts of the SCAB. In response, the SCAQMD has adopted a series of AQMPs to meet the state and federal ambient air quality standards. AQMPs are updated regularly in order to more effectively reduce emissions, accommodate growth, and to minimize any negative fiscal impacts of air pollution control on the economy. In March 2017, the SCAQMD released the 2016 AQMP. The 2016 AQMP continues to evaluate current integrated strategies and control measures to meet the NAAQS, as well as, explore new and innovative methods to reach its goals. Some of these approaches include utilizing incentive programs, recognizing existing co-benefit programs from other sectors, and developing a strategy with fair-share reductions at the federal, state, and local levels (9). Similar to the 2012 AQMP, the 2016 AQMP incorporates scientific and technological information and planning assumptions, including the 2016-2040 RTP/SCS, a planning document that supports the integration of land use and transportation to help the region meet the CAA requirements (10). The Project’s consistency with the AQMP will be determined using the 2016 AQMP as discussed below. Criteria for determining consistency with the AQMP are defined in Chapter 12, Section 12.2 and Section 12.3 of the 1993 CEQA Handbook (11). These indicators are discussed below: CONSISTENCY CRITERION NO. 1 The proposed Project will not result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP. The violations that Consistency Criterion No. 1 refers to are the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if regional or localized significance thresholds were exceeded. Construction Impacts – Consistency Criterion 1 Consistency Criterion No. 1 refers to violations of the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if LSTs or regional significance thresholds were exceeded. As evaluated, after implementation of MM AQ-1, the Project’s regional and localized construction-source emissions would not exceed applicable regional significance threshold and LST thresholds. As such, a less than significant impact is expected. 167 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 16 Operational Impacts – Consistency Criterion 1 Consistency Criterion No. 1 refers to violations of the CAAQS and NAAQS. CAAQS and NAAQS violations would occur if LSTs or regional significance thresholds were exceeded. As evaluated, the Project’s regional and localized operational-source emissions would not exceed applicable regional significance threshold and LST thresholds. As such, a less than significant impact is expected. On the basis of the preceding discussion, the Project is determined to be consistent with the first criterion. CONSISTENCY CRITERION NO. 2 The Project will not exceed the assumptions in the AQMP based on the years of Project build-out phase. The 2016 AQMP demonstrates that the applicable ambient air quality standards can be achieved within the timeframes required under federal law. Growth projections from local land use plans adopted by cities in the district are provided to the SCAG, which develops regional growth forecasts, which are then used to develop future air quality forecasts for the AQMP. Development consistent with the growth projections in City of Newport Beach Coastal Land Use Plan (12) is considered to be consistent with the AQMP. Construction Impacts – Consistency Criterion 2 Peak day emissions generated by construction activities are largely independent of land use assignments, but rather are a function of development scope and maximum area of disturbance. Irrespective of the site’s land use designation, development of the site to its maximum potential would likely occur, with disturbance of the entire site occurring during construction activities. Operational Impacts – Consistency Criterion 2 The existing land use designation within the Coastal Land Use Plan is Mixed Use Horizontal. As previously stated, the proposed Project consists of 35 multi-family residential dwelling units with 10,975 gross square feet of non-residential uses (boutique auto showroom and office use). The uses proposed by the Project are consistent with the City’s land use designation. Additionally, the Project’s construction and operational-source air pollutant emissions would not exceed the regional or localized significance thresholds. On the basis of the preceding discussion, the Project is determined to be consistent with the second criterion. AQMP CONSISTENCY CONCLUSION The Project would not result in or cause NAAQS or CAAQS violations. The proposed Project is consistent with the land use and growth intensities reflected in the adopted Coastal Land Use Plan (12). 168 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 17 Furthermore, the Project would not exceed any applicable regional or local thresholds. As such, the Project is therefore considered to be consistent with the AQMP. POTENTIAL IMPACTS TO SENSITIVE RECEPTORS The potential impact of Project-generated air pollutant emissions at sensitive receptors has also been considered. Sensitive receptors can include uses such as long-term health care facilities, rehabilitation centers, and retirement homes. Residences, schools, playgrounds, childcare centers, and athletic facilities can also be considered as sensitive receptors. Results of the LST analysis indicate that, the Project would not exceed the SCAQMD localized significance thresholds during construction. Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations during Project construction. Results of the LST analysis indicate that the Project would not exceed the SCAQMD localized significance thresholds during operational activity. Further Project traffic would not create or result in a CO “hotspot.” Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations as the result of Project operations. ODORS The potential for the Project to generate objectionable odors has also been considered. Land uses generally associated with odor complaints include: • Agricultural uses (livestock and farming) • Wastewater treatment plants • Food processing plants • Chemical plants • Composting operations • Refineries • Landfills • Dairies • Fiberglass molding facilities The Project does not contain land uses typically associated with emitting objectionable odors. Potential odor sources associated with the proposed Project may result from construction equipment exhaust and the application of asphalt and architectural coatings during construction activities and the temporary storage of typical solid waste (refuse) associated with the proposed Project’s (long-term operational) 169 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 18 uses. Standard construction requirements would minimize odor impacts from construction. The construction odor emissions would be temporary, short-term, and intermittent in nature and would cease upon completion of the respective phase of construction and is thus considered less than significant. It is expected that Project-generated refuse would be stored in covered containers and removed at regular intervals in compliance with the City’s solid waste regulations. The proposed Project would also be required to comply with SCAQMD Rule 402 to prevent occurrences of public nuisances. Therefore, odors associated with the proposed Project construction and operations would be less than significant and no mitigation is required.3 CUMULATIVE IMPACTS As previously shown in Table 2-3, the CAAQS designate the Project site as nonattainment for O3 PM10, and PM2.5 while the NAAQS designates the Project site as nonattainment for O3 and PM2.5. The AQMD has published a report on how to address cumulative impacts from air pollution: White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution (12). In this report the AQMD clearly states (Page D-3): “…the AQMD uses the same significance thresholds for project specific and cumulative impacts for all environmental topics analyzed in an Environmental Assessment or Environmental Impact Report (EIR). The only case where the significance thresholds for project specific and cumulative impacts differ is the Hazard Index (HI) significance threshold for TAC emissions. The project specific (project increment) significance threshold is HI > 1.0 while the cumulative (facility-wide) is HI > 3.0. It should be noted that the HI is only one of three TAC emission significance thresholds considered (when applicable) in a CEQA analysis. The other two are the maximum individual cancer risk (MICR) and the cancer burden, both of which use the same significance thresholds (MICR of 10 in 1 million and cancer burden of 0.5) for project specific and cumulative impacts. Projects that exceed the project-specific significance thresholds are considered by the SCAQMD to be cumulatively considerable. This is the reason project-specific and cumulative significance thresholds are the same. Conversely, projects that do not exceed the project- specific thresholds are generally not considered to be cumulatively significant.” Therefore, this analysis assumes that individual projects that do not generate operational or construction emissions that exceed the SCAQMD’s recommended daily thresholds for project-specific impacts would also not cause a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment, and, therefore, would not be considered to have a significant, adverse air quality 3 RULE 402 NUISANCE. [Online] http://www.aqmd.gov/docs/default-source/rule-book/rule-iv/rule- 402.pdf. 170 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 19 impact. Alternatively, individual project-related construction and operational emissions that exceed SCAQMD thresholds for project-specific impacts would be considered cumulatively considerable. CONSTRUCTION IMPACTS The Project‐specific evaluation of emissions presented in the preceding analysis demonstrates that Project construction-source air pollutant emissions would not result in exceedances of regional thresholds. Therefore, Project construction-source emissions would be considered less than significant on a project-specific and cumulative basis. OPERATIONAL IMPACTS The Project‐specific evaluation of emissions presented in the preceding analysis demonstrates that Project operational-source air pollutant emissions would not result in exceedances of regional thresholds. Therefore, Project operational-source emissions would be considered less than significant on a project-specific and cumulative basis. GREENHOUSE GAS EMISSIONS The City of Newport Beach has not adopted its own numeric threshold of significance for determining impacts with respect to GHG emissions. A screening threshold of 3,000 metric tons of carbon dioxide equivalent (MTCO2e) per year to determine if additional analysis is required is an acceptable approach for the proposed Project. This approach is a widely accepted screening threshold used by the City of Newport Beach and numerous cities in the South Coast Air Basin (SCAB). EMISSIONS SUMMARY The annual GHG emissions associated with the operation of the proposed Project are estimated to be 718.74 MTCO2e per year as summarized in Table 9. Direct and indirect operational emissions associated with the Project are compared with the SCAQMD’s proposed Tier 3 threshold of significance for non- industrial projects, which is 3,000 MTCO2e per year. As shown, the proposed Project would result in a less than significant impact with respect to GHG emissions. 171 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 20 TABLE 9: TOTAL PROJECT GHG EMISSIONS (ANNUAL) Emission Source Emissions (MT/yr) CO2 CH4 N2O Total CO2e Annual construction-related emissions amortized over 30 years 5.88 0.00 0.00 5.92 Area 11.45 0.01 0.00 11.82 Energy 135.07 0.00 0.00 135.64 Mobile Sources 524.45 0.04 0.00 525.33 Waste 5.61 0.33 0.00 13.89 Water Usage 22.54 0.11 0.00 26.14 Total CO2e (All Sources) 712.82 Screening Threshold (CO2e) 3,000 Threshold Exceeded? NO If you have any questions, please contact me directly at (949) 336-5987. Respectfully submitted, URBAN CROSSROADS, INC. Haseeb Qureshi, Associate Principal 172 Mr. Mark Moshayedi Space Investment Partners June 10, 2020 Page 21 REFERENCES 1. South Coat Air Quality Management District. Rule 403. Fugitive Dust. [Online] https://www.aqmd.gov/docs/default-source/rule-book/rule-iv/rule-403.pdf?sfvrsn=4. 2. South Coast Air Quality Management District. RULE 1113. Architectural Coatings. [Online] http://www.aqmd.gov/docs/default-source/rule-book/reg-xi/r1113.pdf. 3. South Coast Air Quality Management. Rule 445. Wood Burning Devices. [Online] http://www.aqmd.gov/docs/default-source/rule-book/rule-iv/rule-445.pdf. 4. South Coast Air Quality Management District. Localized Significance Thresholds Methodology. s.l. : South Coast Air Quality Managment District, 2003. 5. —. 2003 Air Quality Management Plan. [Online] 2003. http://www.aqmd.gov/docs/default- source/clean-air-plans/air-quality-management-plans/2003-air-quality-management- plan/2003-aqmp-appendix-v.pdf. 6. —. 2003 Air Quality Management Plan. [Online] 2003. https://www.aqmd.gov/home/air- quality/clean-air-plans/air-quality-mgt-plan/2003-aqmp. 7. Bay Area Air Quality Management District. [Online] http://www.baaqmd.gov/. 8. South Coast Air Quality Management District. 2003 Air Quality Management Plan. [Online] 2003. https://www.aqmd.gov/home/air-quality/clean-air-plans/air-quality-mgt-plan/2003- aqmp. 9. —. Final 2016 Air Quality Management Plan (AQMP). [Online] March 2017. http://www.aqmd.gov/docs/default-source/clean-air-plans/air-quality-management- plans/2016-air-quality-management-plan/final-2016-aqmp/final2016aqmp.pdf?sfvrsn=11. 10. Southern California Association of Governments. 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy. [Online] April 2016. http://scagrtpscs.net/Documents/2016/final/f2016RTPSCS.pdf. 11. South Coast Air Quality Management District. CEQA Air Quality Handbook (1993). 1993. 12. Goss, Tracy A and Kroeger, Amy. White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution. [Online] South Coast Air Quality Management District, 2003. http://www.aqmd.gov/rules/ciwg/final_white_paper.pdf. 173 ATTACHMENT A: CALEEMOD OUTPUTS 174 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Office Park 2.52 1000sqft 0.00 2,525.00 0 Condo/Townhouse 35.00 Dwelling Unit 0.98 34,306.00 100 Strip Mall 8.74 1000sqft 0.00 8,741.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 8 Wind Speed (m/s)Precipitation Freq (Days)2.2 30 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Southern California Edison 2021Operational Year CO2 Intensity (lb/MWhr) 702.44 0.029CH4 Intensity (lb/MWhr) 0.006N2O Intensity (lb/MWhr) 2510 West Coast Highway Orange County, Summer CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 1 of 76 2510 West Coast Highway - Orange County, Summer 175 Project Characteristics - Land Use - Per noise study and architectural drawing Construction Phase - Per AQ memo Demolition - Grading - Vehicle Emission Factors - Vehicle Emission Factors - Vehicle Emission Factors - Land Use Change - Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblConstructionPhase NumDays 100.00 230.00 tblGrading MaterialImported 0.00 310.00 tblLandUse LandUseSquareFeet 2,520.00 2,525.00 tblLandUse LandUseSquareFeet 35,000.00 34,306.00 tblLandUse LandUseSquareFeet 8,740.00 8,741.00 tblLandUse LotAcreage 0.06 0.00 tblLandUse LotAcreage 2.19 0.98 tblLandUse LotAcreage 0.20 0.00 tblVehicleEF HHD 0.63 0.03 tblVehicleEF HHD 0.16 0.14 tblVehicleEF HHD 0.08 8.1503e-007 tblVehicleEF HHD 2.36 5.39 tblVehicleEF HHD 1.29 0.84 tblVehicleEF HHD 3.99 0.01 tblVehicleEF HHD 4,116.44 1,057.87 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 2 of 76 2510 West Coast Highway - Orange County, Summer 176 tblVehicleEF HHD 1,683.99 1,517.44 tblVehicleEF HHD 12.64 0.09 tblVehicleEF HHD 20.04 5.92 tblVehicleEF HHD 3.96 3.93 tblVehicleEF HHD 0.02 8.4879e-003 tblVehicleEF HHD 0.06 0.06 tblVehicleEF HHD 0.03 0.04 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.1600e-004 1.4783e-006 tblVehicleEF HHD 0.02 8.1207e-003 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 8.6750e-003 8.7677e-003 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.0700e-004 1.3593e-006 tblVehicleEF HHD 1.1800e-004 5.8030e-006 tblVehicleEF HHD 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.57 0.41 tblVehicleEF HHD 8.9000e-005 4.1063e-006 tblVehicleEF HHD 0.13 0.12 tblVehicleEF HHD 4.6300e-004 1.1212e-003 tblVehicleEF HHD 0.10 4.2665e-006 tblVehicleEF HHD 0.04 9.6941e-003 tblVehicleEF HHD 0.02 0.01 tblVehicleEF HHD 1.9200e-004 8.5664e-007 tblVehicleEF HHD 1.1800e-004 5.8030e-006 tblVehicleEF HHD 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.68 0.48 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 3 of 76 2510 West Coast Highway - Orange County, Summer 177 tblVehicleEF HHD 8.9000e-005 4.1063e-006 tblVehicleEF HHD 0.31 0.27 tblVehicleEF HHD 4.6300e-004 1.1212e-003 tblVehicleEF HHD 0.11 4.6713e-006 tblVehicleEF HHD 0.59 0.03 tblVehicleEF HHD 0.16 0.14 tblVehicleEF HHD 0.08 7.8282e-007 tblVehicleEF HHD 1.72 5.25 tblVehicleEF HHD 1.30 0.84 tblVehicleEF HHD 3.80 0.01 tblVehicleEF HHD 4,359.67 1,057.02 tblVehicleEF HHD 1,683.99 1,517.44 tblVehicleEF HHD 12.64 0.09 tblVehicleEF HHD 20.68 5.78 tblVehicleEF HHD 3.75 3.72 tblVehicleEF HHD 0.02 7.8073e-003 tblVehicleEF HHD 0.06 0.06 tblVehicleEF HHD 0.03 0.04 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.1600e-004 1.4783e-006 tblVehicleEF HHD 0.02 7.4696e-003 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 8.6750e-003 8.7677e-003 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.0700e-004 1.3593e-006 tblVehicleEF HHD 1.6900e-004 8.5198e-006 tblVehicleEF HHD 5.0090e-003 2.4616e-004 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 4 of 76 2510 West Coast Highway - Orange County, Summer 178 tblVehicleEF HHD 0.54 0.43 tblVehicleEF HHD 1.2500e-004 6.0857e-006 tblVehicleEF HHD 0.13 0.12 tblVehicleEF HHD 4.4900e-004 1.1012e-003 tblVehicleEF HHD 0.09 4.1088e-006 tblVehicleEF HHD 0.04 9.6851e-003 tblVehicleEF HHD 0.02 0.01 tblVehicleEF HHD 1.8900e-004 8.4844e-007 tblVehicleEF HHD 1.6900e-004 8.5198e-006 tblVehicleEF HHD 5.0090e-003 2.4616e-004 tblVehicleEF HHD 0.64 0.50 tblVehicleEF HHD 1.2500e-004 6.0857e-006 tblVehicleEF HHD 0.31 0.27 tblVehicleEF HHD 4.4900e-004 1.1012e-003 tblVehicleEF HHD 0.10 4.4987e-006 tblVehicleEF HHD 0.68 0.02 tblVehicleEF HHD 0.16 5.0361e-003 tblVehicleEF HHD 0.08 8.2267e-007 tblVehicleEF HHD 3.25 5.42 tblVehicleEF HHD 1.29 0.46 tblVehicleEF HHD 4.03 0.01 tblVehicleEF HHD 3,780.54 1,027.42 tblVehicleEF HHD 1,683.99 1,421.63 tblVehicleEF HHD 12.64 0.09 tblVehicleEF HHD 19.16 5.92 tblVehicleEF HHD 3.89 3.78 tblVehicleEF HHD 0.02 8.9816e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 5 of 76 2510 West Coast Highway - Orange County, Summer 179 tblVehicleEF HHD 0.06 0.06 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.1600e-004 1.4783e-006 tblVehicleEF HHD 0.02 8.5930e-003 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 8.6750e-003 8.5162e-003 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.0700e-004 1.3593e-006 tblVehicleEF HHD 1.1700e-004 6.0588e-006 tblVehicleEF HHD 5.3110e-003 2.7018e-004 tblVehicleEF HHD 0.61 0.39 tblVehicleEF HHD 9.0000e-005 4.2977e-006 tblVehicleEF HHD 0.13 0.11 tblVehicleEF HHD 5.0200e-004 1.1943e-003 tblVehicleEF HHD 0.10 4.3030e-006 tblVehicleEF HHD 0.03 9.7066e-003 tblVehicleEF HHD 0.02 0.01 tblVehicleEF HHD 1.9300e-004 8.5821e-007 tblVehicleEF HHD 1.1700e-004 6.0588e-006 tblVehicleEF HHD 5.3110e-003 2.7018e-004 tblVehicleEF HHD 0.73 0.44 tblVehicleEF HHD 9.0000e-005 4.2977e-006 tblVehicleEF HHD 0.31 0.12 tblVehicleEF HHD 5.0200e-004 1.1943e-003 tblVehicleEF HHD 0.11 4.7113e-006 tblVehicleEF LDA 4.3340e-003 2.6622e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 6 of 76 2510 West Coast Highway - Orange County, Summer 180 tblVehicleEF LDA 5.1760e-003 0.05 tblVehicleEF LDA 0.58 0.68 tblVehicleEF LDA 1.10 2.11 tblVehicleEF LDA 263.86 265.52 tblVehicleEF LDA 58.33 54.23 tblVehicleEF LDA 0.05 0.04 tblVehicleEF LDA 0.04 0.04 tblVehicleEF LDA 8.0000e-003 7.8475e-003 tblVehicleEF LDA 1.9130e-003 1.6723e-003 tblVehicleEF LDA 2.2790e-003 1.9248e-003 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 2.0000e-003 1.9619e-003 tblVehicleEF LDA 1.7630e-003 1.5403e-003 tblVehicleEF LDA 2.0960e-003 1.7699e-003 tblVehicleEF LDA 0.04 0.05 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.01 0.01 tblVehicleEF LDA 0.04 0.21 tblVehicleEF LDA 0.07 0.23 tblVehicleEF LDA 2.6420e-003 2.6267e-003 tblVehicleEF LDA 6.0200e-004 5.3662e-004 tblVehicleEF LDA 0.04 0.05 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.02 0.01 tblVehicleEF LDA 0.04 0.21 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 7 of 76 2510 West Coast Highway - Orange County, Summer 181 tblVehicleEF LDA 0.08 0.25 tblVehicleEF LDA 4.5760e-003 2.8325e-003 tblVehicleEF LDA 4.6500e-003 0.05 tblVehicleEF LDA 0.63 0.74 tblVehicleEF LDA 0.95 1.82 tblVehicleEF LDA 274.96 276.40 tblVehicleEF LDA 58.33 53.69 tblVehicleEF LDA 0.04 0.03 tblVehicleEF LDA 0.04 0.04 tblVehicleEF LDA 8.0000e-003 7.8475e-003 tblVehicleEF LDA 1.9130e-003 1.6723e-003 tblVehicleEF LDA 2.2790e-003 1.9248e-003 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 2.0000e-003 1.9619e-003 tblVehicleEF LDA 1.7630e-003 1.5403e-003 tblVehicleEF LDA 2.0960e-003 1.7699e-003 tblVehicleEF LDA 0.05 0.07 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.05 0.07 tblVehicleEF LDA 0.01 0.01 tblVehicleEF LDA 0.04 0.19 tblVehicleEF LDA 0.06 0.21 tblVehicleEF LDA 2.7540e-003 2.7344e-003 tblVehicleEF LDA 5.9900e-004 5.3128e-004 tblVehicleEF LDA 0.05 0.07 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.05 0.07 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 8 of 76 2510 West Coast Highway - Orange County, Summer 182 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 0.04 0.19 tblVehicleEF LDA 0.07 0.23 tblVehicleEF LDA 4.2520e-003 2.6083e-003 tblVehicleEF LDA 5.2830e-003 0.05 tblVehicleEF LDA 0.56 0.65 tblVehicleEF LDA 1.13 2.18 tblVehicleEF LDA 259.76 261.50 tblVehicleEF LDA 58.33 54.34 tblVehicleEF LDA 0.05 0.04 tblVehicleEF LDA 0.04 0.04 tblVehicleEF LDA 8.0000e-003 7.8475e-003 tblVehicleEF LDA 1.9130e-003 1.6723e-003 tblVehicleEF LDA 2.2790e-003 1.9248e-003 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 2.0000e-003 1.9619e-003 tblVehicleEF LDA 1.7630e-003 1.5403e-003 tblVehicleEF LDA 2.0960e-003 1.7699e-003 tblVehicleEF LDA 0.04 0.05 tblVehicleEF LDA 0.10 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.01 0.01 tblVehicleEF LDA 0.04 0.23 tblVehicleEF LDA 0.07 0.23 tblVehicleEF LDA 2.6010e-003 2.5869e-003 tblVehicleEF LDA 6.0200e-004 5.3778e-004 tblVehicleEF LDA 0.04 0.05 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 9 of 76 2510 West Coast Highway - Orange County, Summer 183 tblVehicleEF LDA 0.10 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.02 0.01 tblVehicleEF LDA 0.04 0.23 tblVehicleEF LDA 0.08 0.26 tblVehicleEF LDT1 9.9920e-003 6.2082e-003 tblVehicleEF LDT1 0.01 0.07 tblVehicleEF LDT1 1.19 1.26 tblVehicleEF LDT1 2.74 2.32 tblVehicleEF LDT1 324.21 313.05 tblVehicleEF LDT1 71.81 65.11 tblVehicleEF LDT1 0.11 0.10 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 8.0000e-003 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 0.02 0.02 tblVehicleEF LDT1 2.0000e-003 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 0.12 0.12 tblVehicleEF LDT1 0.25 0.19 tblVehicleEF LDT1 0.10 0.11 tblVehicleEF LDT1 0.02 0.03 tblVehicleEF LDT1 0.16 0.66 tblVehicleEF LDT1 0.19 0.36 tblVehicleEF LDT1 3.2560e-003 3.0978e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 10 of 76 2510 West Coast Highway - Orange County, Summer 184 tblVehicleEF LDT1 7.6600e-004 6.4435e-004 tblVehicleEF LDT1 0.12 0.12 tblVehicleEF LDT1 0.25 0.19 tblVehicleEF LDT1 0.10 0.11 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 0.16 0.66 tblVehicleEF LDT1 0.21 0.40 tblVehicleEF LDT1 0.01 6.5571e-003 tblVehicleEF LDT1 0.01 0.07 tblVehicleEF LDT1 1.28 1.36 tblVehicleEF LDT1 2.36 2.00 tblVehicleEF LDT1 337.31 324.18 tblVehicleEF LDT1 71.81 64.47 tblVehicleEF LDT1 0.10 0.09 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 8.0000e-003 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 0.02 0.02 tblVehicleEF LDT1 2.0000e-003 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 0.17 0.18 tblVehicleEF LDT1 0.26 0.20 tblVehicleEF LDT1 0.14 0.15 tblVehicleEF LDT1 0.03 0.03 tblVehicleEF LDT1 0.14 0.61 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 11 of 76 2510 West Coast Highway - Orange County, Summer 185 tblVehicleEF LDT1 0.17 0.32 tblVehicleEF LDT1 3.3880e-003 3.2080e-003 tblVehicleEF LDT1 7.5900e-004 6.3799e-004 tblVehicleEF LDT1 0.17 0.18 tblVehicleEF LDT1 0.26 0.20 tblVehicleEF LDT1 0.14 0.15 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 0.14 0.61 tblVehicleEF LDT1 0.19 0.36 tblVehicleEF LDT1 9.8200e-003 6.0953e-003 tblVehicleEF LDT1 0.01 0.07 tblVehicleEF LDT1 1.16 1.22 tblVehicleEF LDT1 2.82 2.40 tblVehicleEF LDT1 319.38 308.94 tblVehicleEF LDT1 71.81 65.25 tblVehicleEF LDT1 0.11 0.10 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 8.0000e-003 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 0.02 0.02 tblVehicleEF LDT1 2.0000e-003 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 0.12 0.13 tblVehicleEF LDT1 0.29 0.22 tblVehicleEF LDT1 0.10 0.11 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 12 of 76 2510 West Coast Highway - Orange County, Summer 186 tblVehicleEF LDT1 0.02 0.03 tblVehicleEF LDT1 0.18 0.78 tblVehicleEF LDT1 0.19 0.37 tblVehicleEF LDT1 3.2070e-003 3.0572e-003 tblVehicleEF LDT1 7.6700e-004 6.4574e-004 tblVehicleEF LDT1 0.12 0.13 tblVehicleEF LDT1 0.29 0.22 tblVehicleEF LDT1 0.10 0.11 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 0.18 0.78 tblVehicleEF LDT1 0.21 0.41 tblVehicleEF LDT2 5.7840e-003 4.0565e-003 tblVehicleEF LDT2 6.6620e-003 0.07 tblVehicleEF LDT2 0.74 0.91 tblVehicleEF LDT2 1.41 2.69 tblVehicleEF LDT2 369.26 341.01 tblVehicleEF LDT2 81.71 71.31 tblVehicleEF LDT2 0.07 0.07 tblVehicleEF LDT2 0.04 0.04 tblVehicleEF LDT2 8.0000e-003 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 2.0000e-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 0.05 0.07 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 13 of 76 2510 West Coast Highway - Orange County, Summer 187 tblVehicleEF LDT2 0.11 0.12 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.01 0.02 tblVehicleEF LDT2 0.06 0.39 tblVehicleEF LDT2 0.09 0.32 tblVehicleEF LDT2 3.6980e-003 3.3737e-003 tblVehicleEF LDT2 8.4100e-004 7.0569e-004 tblVehicleEF LDT2 0.05 0.07 tblVehicleEF LDT2 0.11 0.12 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.06 0.39 tblVehicleEF LDT2 0.10 0.35 tblVehicleEF LDT2 6.1050e-003 4.3054e-003 tblVehicleEF LDT2 5.9960e-003 0.06 tblVehicleEF LDT2 0.80 0.99 tblVehicleEF LDT2 1.22 2.32 tblVehicleEF LDT2 384.42 352.00 tblVehicleEF LDT2 81.71 70.61 tblVehicleEF LDT2 0.06 0.06 tblVehicleEF LDT2 0.04 0.04 tblVehicleEF LDT2 8.0000e-003 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 2.0000e-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 14 of 76 2510 West Coast Highway - Orange County, Summer 188 tblVehicleEF LDT2 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 0.07 0.11 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.07 0.10 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.05 0.36 tblVehicleEF LDT2 0.08 0.29 tblVehicleEF LDT2 3.8500e-003 3.4825e-003 tblVehicleEF LDT2 8.3800e-004 6.9879e-004 tblVehicleEF LDT2 0.07 0.11 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.07 0.10 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.05 0.36 tblVehicleEF LDT2 0.09 0.31 tblVehicleEF LDT2 5.6750e-003 3.9776e-003 tblVehicleEF LDT2 6.7990e-003 0.07 tblVehicleEF LDT2 0.72 0.88 tblVehicleEF LDT2 1.45 2.77 tblVehicleEF LDT2 363.66 336.95 tblVehicleEF LDT2 81.71 71.46 tblVehicleEF LDT2 0.07 0.07 tblVehicleEF LDT2 0.04 0.04 tblVehicleEF LDT2 8.0000e-003 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 15 of 76 2510 West Coast Highway - Orange County, Summer 189 tblVehicleEF LDT2 2.0000e-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 0.04 0.07 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.01 0.02 tblVehicleEF LDT2 0.07 0.46 tblVehicleEF LDT2 0.09 0.33 tblVehicleEF LDT2 3.6420e-003 3.3336e-003 tblVehicleEF LDT2 8.4100e-004 7.0720e-004 tblVehicleEF LDT2 0.04 0.07 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.07 0.46 tblVehicleEF LDT2 0.10 0.36 tblVehicleEF LHD1 5.7990e-003 5.8183e-003 tblVehicleEF LHD1 0.01 5.0096e-003 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 0.15 0.19 tblVehicleEF LHD1 0.78 0.57 tblVehicleEF LHD1 2.55 1.09 tblVehicleEF LHD1 9.03 9.05 tblVehicleEF LHD1 603.73 667.72 tblVehicleEF LHD1 33.13 12.41 tblVehicleEF LHD1 0.08 0.06 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 16 of 76 2510 West Coast Highway - Orange County, Summer 190 tblVehicleEF LHD1 1.27 0.81 tblVehicleEF LHD1 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 0.08 0.08 tblVehicleEF LHD1 0.01 9.6464e-003 tblVehicleEF LHD1 0.01 7.2149e-003 tblVehicleEF LHD1 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 0.03 0.03 tblVehicleEF LHD1 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 0.06 0.05 tblVehicleEF LHD1 0.28 0.47 tblVehicleEF LHD1 0.27 0.08 tblVehicleEF LHD1 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 5.9280e-003 6.5213e-003 tblVehicleEF LHD1 3.7900e-004 1.2281e-004 tblVehicleEF LHD1 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.03 tblVehicleEF LHD1 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 0.28 0.47 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 17 of 76 2510 West Coast Highway - Orange County, Summer 191 tblVehicleEF LHD1 0.29 0.09 tblVehicleEF LHD1 5.7990e-003 5.8302e-003 tblVehicleEF LHD1 0.01 5.0977e-003 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 0.15 0.19 tblVehicleEF LHD1 0.79 0.58 tblVehicleEF LHD1 2.44 1.04 tblVehicleEF LHD1 9.03 9.05 tblVehicleEF LHD1 603.73 667.74 tblVehicleEF LHD1 33.13 12.33 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 1.19 0.76 tblVehicleEF LHD1 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 0.08 0.08 tblVehicleEF LHD1 0.01 9.6464e-003 tblVehicleEF LHD1 0.01 7.2149e-003 tblVehicleEF LHD1 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 0.03 0.03 tblVehicleEF LHD1 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 0.06 0.05 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 18 of 76 2510 West Coast Highway - Orange County, Summer 192 tblVehicleEF LHD1 0.27 0.45 tblVehicleEF LHD1 0.26 0.08 tblVehicleEF LHD1 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 5.9280e-003 6.5214e-003 tblVehicleEF LHD1 3.7700e-004 1.2203e-004 tblVehicleEF LHD1 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.03 tblVehicleEF LHD1 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 0.27 0.45 tblVehicleEF LHD1 0.28 0.08 tblVehicleEF LHD1 5.7990e-003 5.8161e-003 tblVehicleEF LHD1 0.01 4.9859e-003 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 0.15 0.19 tblVehicleEF LHD1 0.77 0.57 tblVehicleEF LHD1 2.56 1.09 tblVehicleEF LHD1 9.03 9.05 tblVehicleEF LHD1 603.73 667.72 tblVehicleEF LHD1 33.13 12.42 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 1.24 0.80 tblVehicleEF LHD1 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 0.08 0.08 tblVehicleEF LHD1 0.01 9.6464e-003 tblVehicleEF LHD1 0.01 7.2149e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 19 of 76 2510 West Coast Highway - Orange County, Summer 193 tblVehicleEF LHD1 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 0.03 0.03 tblVehicleEF LHD1 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 0.11 0.08 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 0.06 0.05 tblVehicleEF LHD1 0.30 0.50 tblVehicleEF LHD1 0.27 0.08 tblVehicleEF LHD1 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 5.9280e-003 6.5212e-003 tblVehicleEF LHD1 3.8000e-004 1.2294e-004 tblVehicleEF LHD1 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 0.11 0.08 tblVehicleEF LHD1 0.02 0.03 tblVehicleEF LHD1 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 0.30 0.50 tblVehicleEF LHD1 0.29 0.09 tblVehicleEF LHD2 4.2890e-003 4.2528e-003 tblVehicleEF LHD2 4.2710e-003 3.6633e-003 tblVehicleEF LHD2 9.4470e-003 0.01 tblVehicleEF LHD2 0.13 0.16 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 20 of 76 2510 West Coast Highway - Orange County, Summer 194 tblVehicleEF LHD2 0.36 0.41 tblVehicleEF LHD2 1.38 0.76 tblVehicleEF LHD2 13.67 13.61 tblVehicleEF LHD2 619.08 679.10 tblVehicleEF LHD2 28.46 10.01 tblVehicleEF LHD2 0.10 0.09 tblVehicleEF LHD2 0.87 0.94 tblVehicleEF LHD2 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 0.09 0.09 tblVehicleEF LHD2 0.01 0.01 tblVehicleEF LHD2 9.7400e-003 0.01 tblVehicleEF LHD2 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 0.04 0.04 tblVehicleEF LHD2 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.02 tblVehicleEF LHD2 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 0.05 0.05 tblVehicleEF LHD2 0.09 0.30 tblVehicleEF LHD2 0.13 0.06 tblVehicleEF LHD2 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 9.9072e-005 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 21 of 76 2510 West Coast Highway - Orange County, Summer 195 tblVehicleEF LHD2 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.03 tblVehicleEF LHD2 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 0.05 0.06 tblVehicleEF LHD2 0.09 0.30 tblVehicleEF LHD2 0.14 0.06 tblVehicleEF LHD2 4.2890e-003 4.2615e-003 tblVehicleEF LHD2 4.3220e-003 3.7008e-003 tblVehicleEF LHD2 9.1410e-003 0.01 tblVehicleEF LHD2 0.13 0.16 tblVehicleEF LHD2 0.37 0.41 tblVehicleEF LHD2 1.32 0.73 tblVehicleEF LHD2 13.67 13.61 tblVehicleEF LHD2 619.08 679.11 tblVehicleEF LHD2 28.46 9.96 tblVehicleEF LHD2 0.10 0.09 tblVehicleEF LHD2 0.82 0.88 tblVehicleEF LHD2 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 0.09 0.09 tblVehicleEF LHD2 0.01 0.01 tblVehicleEF LHD2 9.7400e-003 0.01 tblVehicleEF LHD2 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 0.04 0.04 tblVehicleEF LHD2 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 9.6641e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 22 of 76 2510 West Coast Highway - Orange County, Summer 196 tblVehicleEF LHD2 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 1.6270e-003 2.0405e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.02 tblVehicleEF LHD2 1.0610e-003 1.2766e-003 tblVehicleEF LHD2 0.05 0.05 tblVehicleEF LHD2 0.08 0.29 tblVehicleEF LHD2 0.12 0.05 tblVehicleEF LHD2 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 6.5785e-003 tblVehicleEF LHD2 3.0900e-004 9.8524e-005 tblVehicleEF LHD2 1.6270e-003 2.0405e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.03 tblVehicleEF LHD2 1.0610e-003 1.2766e-003 tblVehicleEF LHD2 0.05 0.06 tblVehicleEF LHD2 0.08 0.29 tblVehicleEF LHD2 0.13 0.06 tblVehicleEF LHD2 4.2890e-003 4.2512e-003 tblVehicleEF LHD2 4.2570e-003 3.6533e-003 tblVehicleEF LHD2 9.5090e-003 0.01 tblVehicleEF LHD2 0.13 0.16 tblVehicleEF LHD2 0.36 0.41 tblVehicleEF LHD2 1.38 0.76 tblVehicleEF LHD2 13.67 13.61 tblVehicleEF LHD2 619.08 679.10 tblVehicleEF LHD2 28.46 10.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 23 of 76 2510 West Coast Highway - Orange County, Summer 197 tblVehicleEF LHD2 0.10 0.09 tblVehicleEF LHD2 0.85 0.92 tblVehicleEF LHD2 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 0.09 0.09 tblVehicleEF LHD2 0.01 0.01 tblVehicleEF LHD2 9.7400e-003 0.01 tblVehicleEF LHD2 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 0.04 0.04 tblVehicleEF LHD2 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 1.1810e-003 1.5016e-003 tblVehicleEF LHD2 0.04 0.06 tblVehicleEF LHD2 0.02 0.02 tblVehicleEF LHD2 7.7800e-004 9.3294e-004 tblVehicleEF LHD2 0.05 0.05 tblVehicleEF LHD2 0.10 0.33 tblVehicleEF LHD2 0.13 0.06 tblVehicleEF LHD2 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 9.9159e-005 tblVehicleEF LHD2 1.1810e-003 1.5016e-003 tblVehicleEF LHD2 0.04 0.06 tblVehicleEF LHD2 0.02 0.03 tblVehicleEF LHD2 7.7800e-004 9.3294e-004 tblVehicleEF LHD2 0.05 0.06 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 24 of 76 2510 West Coast Highway - Orange County, Summer 198 tblVehicleEF LHD2 0.10 0.33 tblVehicleEF LHD2 0.14 0.06 tblVehicleEF MCY 0.48 0.35 tblVehicleEF MCY 0.15 0.24 tblVehicleEF MCY 18.61 18.90 tblVehicleEF MCY 9.56 8.43 tblVehicleEF MCY 177.57 214.49 tblVehicleEF MCY 45.30 60.11 tblVehicleEF MCY 1.12 1.12 tblVehicleEF MCY 0.01 0.01 tblVehicleEF MCY 4.0000e-003 4.0000e-003 tblVehicleEF MCY 2.1370e-003 2.1162e-003 tblVehicleEF MCY 3.9240e-003 3.2682e-003 tblVehicleEF MCY 5.0400e-003 5.0400e-003 tblVehicleEF MCY 1.0000e-003 1.0000e-003 tblVehicleEF MCY 1.9990e-003 1.9796e-003 tblVehicleEF MCY 3.7000e-003 3.0806e-003 tblVehicleEF MCY 1.13 1.16 tblVehicleEF MCY 0.69 0.72 tblVehicleEF MCY 0.71 0.72 tblVehicleEF MCY 2.38 2.40 tblVehicleEF MCY 0.65 2.07 tblVehicleEF MCY 2.05 1.82 tblVehicleEF MCY 2.1510e-003 2.1225e-003 tblVehicleEF MCY 6.7000e-004 5.9482e-004 tblVehicleEF MCY 1.13 1.16 tblVehicleEF MCY 0.69 0.72 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 25 of 76 2510 West Coast Highway - Orange County, Summer 199 tblVehicleEF MCY 0.71 0.72 tblVehicleEF MCY 2.95 2.97 tblVehicleEF MCY 0.65 2.07 tblVehicleEF MCY 2.24 1.98 tblVehicleEF MCY 0.47 0.35 tblVehicleEF MCY 0.14 0.21 tblVehicleEF MCY 17.91 18.17 tblVehicleEF MCY 8.81 7.74 tblVehicleEF MCY 177.57 213.12 tblVehicleEF MCY 45.30 58.36 tblVehicleEF MCY 0.98 0.98 tblVehicleEF MCY 0.01 0.01 tblVehicleEF MCY 4.0000e-003 4.0000e-003 tblVehicleEF MCY 2.1370e-003 2.1162e-003 tblVehicleEF MCY 3.9240e-003 3.2682e-003 tblVehicleEF MCY 5.0400e-003 5.0400e-003 tblVehicleEF MCY 1.0000e-003 1.0000e-003 tblVehicleEF MCY 1.9990e-003 1.9796e-003 tblVehicleEF MCY 3.7000e-003 3.0806e-003 tblVehicleEF MCY 1.71 1.74 tblVehicleEF MCY 0.73 0.76 tblVehicleEF MCY 1.12 1.14 tblVehicleEF MCY 2.33 2.34 tblVehicleEF MCY 0.61 1.94 tblVehicleEF MCY 1.85 1.62 tblVehicleEF MCY 2.1380e-003 2.1090e-003 tblVehicleEF MCY 6.5100e-004 5.7748e-004 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 26 of 76 2510 West Coast Highway - Orange County, Summer 200 tblVehicleEF MCY 1.71 1.74 tblVehicleEF MCY 0.73 0.76 tblVehicleEF MCY 1.12 1.14 tblVehicleEF MCY 2.89 2.90 tblVehicleEF MCY 0.61 1.94 tblVehicleEF MCY 2.01 1.77 tblVehicleEF MCY 0.48 0.35 tblVehicleEF MCY 0.15 0.24 tblVehicleEF MCY 18.72 19.01 tblVehicleEF MCY 9.67 8.55 tblVehicleEF MCY 177.57 214.70 tblVehicleEF MCY 45.30 60.42 tblVehicleEF MCY 1.09 1.09 tblVehicleEF MCY 0.01 0.01 tblVehicleEF MCY 4.0000e-003 4.0000e-003 tblVehicleEF MCY 2.1370e-003 2.1162e-003 tblVehicleEF MCY 3.9240e-003 3.2682e-003 tblVehicleEF MCY 5.0400e-003 5.0400e-003 tblVehicleEF MCY 1.0000e-003 1.0000e-003 tblVehicleEF MCY 1.9990e-003 1.9796e-003 tblVehicleEF MCY 3.7000e-003 3.0806e-003 tblVehicleEF MCY 1.26 1.28 tblVehicleEF MCY 0.89 0.92 tblVehicleEF MCY 0.75 0.76 tblVehicleEF MCY 2.39 2.41 tblVehicleEF MCY 0.75 2.38 tblVehicleEF MCY 2.09 1.86 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 27 of 76 2510 West Coast Highway - Orange County, Summer 201 tblVehicleEF MCY 2.1530e-003 2.1246e-003 tblVehicleEF MCY 6.7300e-004 5.9790e-004 tblVehicleEF MCY 1.26 1.28 tblVehicleEF MCY 0.89 0.92 tblVehicleEF MCY 0.75 0.76 tblVehicleEF MCY 2.97 2.98 tblVehicleEF MCY 0.75 2.38 tblVehicleEF MCY 2.28 2.02 tblVehicleEF MDV 0.01 5.6007e-003 tblVehicleEF MDV 0.01 0.08 tblVehicleEF MDV 1.26 1.12 tblVehicleEF MDV 2.62 3.12 tblVehicleEF MDV 500.02 420.73 tblVehicleEF MDV 108.15 86.72 tblVehicleEF MDV 0.14 0.10 tblVehicleEF MDV 0.04 0.04 tblVehicleEF MDV 8.0000e-003 7.9666e-003 tblVehicleEF MDV 1.9190e-003 1.7850e-003 tblVehicleEF MDV 2.3090e-003 1.9836e-003 tblVehicleEF MDV 0.02 0.02 tblVehicleEF MDV 2.0000e-003 1.9917e-003 tblVehicleEF MDV 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 tblVehicleEF MDV 0.07 0.08 tblVehicleEF MDV 0.16 0.14 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.03 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 28 of 76 2510 West Coast Highway - Orange County, Summer 202 tblVehicleEF MDV 0.10 0.42 tblVehicleEF MDV 0.20 0.41 tblVehicleEF MDV 5.0080e-003 4.1596e-003 tblVehicleEF MDV 1.1270e-003 8.5816e-004 tblVehicleEF MDV 0.07 0.08 tblVehicleEF MDV 0.16 0.14 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.04 0.03 tblVehicleEF MDV 0.10 0.42 tblVehicleEF MDV 0.22 0.45 tblVehicleEF MDV 0.01 5.9079e-003 tblVehicleEF MDV 0.01 0.08 tblVehicleEF MDV 1.36 1.20 tblVehicleEF MDV 2.27 2.69 tblVehicleEF MDV 519.96 432.28 tblVehicleEF MDV 108.15 85.89 tblVehicleEF MDV 0.12 0.09 tblVehicleEF MDV 0.04 0.04 tblVehicleEF MDV 8.0000e-003 7.9666e-003 tblVehicleEF MDV 1.9190e-003 1.7850e-003 tblVehicleEF MDV 2.3090e-003 1.9836e-003 tblVehicleEF MDV 0.02 0.02 tblVehicleEF MDV 2.0000e-003 1.9917e-003 tblVehicleEF MDV 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.16 0.14 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 29 of 76 2510 West Coast Highway - Orange County, Summer 203 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.03 0.03 tblVehicleEF MDV 0.09 0.39 tblVehicleEF MDV 0.18 0.37 tblVehicleEF MDV 5.2090e-003 4.2738e-003 tblVehicleEF MDV 1.1210e-003 8.4999e-004 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.16 0.14 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.05 0.04 tblVehicleEF MDV 0.09 0.39 tblVehicleEF MDV 0.20 0.40 tblVehicleEF MDV 0.01 5.5001e-003 tblVehicleEF MDV 0.02 0.09 tblVehicleEF MDV 1.23 1.08 tblVehicleEF MDV 2.69 3.21 tblVehicleEF MDV 492.66 416.47 tblVehicleEF MDV 108.15 86.90 tblVehicleEF MDV 0.13 0.10 tblVehicleEF MDV 0.04 0.04 tblVehicleEF MDV 8.0000e-003 7.9666e-003 tblVehicleEF MDV 1.9190e-003 1.7850e-003 tblVehicleEF MDV 2.3090e-003 1.9836e-003 tblVehicleEF MDV 0.02 0.02 tblVehicleEF MDV 2.0000e-003 1.9917e-003 tblVehicleEF MDV 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 30 of 76 2510 West Coast Highway - Orange County, Summer 204 tblVehicleEF MDV 0.06 0.08 tblVehicleEF MDV 0.17 0.15 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.03 0.02 tblVehicleEF MDV 0.11 0.49 tblVehicleEF MDV 0.20 0.42 tblVehicleEF MDV 4.9340e-003 4.1175e-003 tblVehicleEF MDV 1.1290e-003 8.5994e-004 tblVehicleEF MDV 0.06 0.08 tblVehicleEF MDV 0.17 0.15 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.04 0.03 tblVehicleEF MDV 0.11 0.49 tblVehicleEF MDV 0.22 0.46 tblVehicleEF MH 0.03 3.3605e-003 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 2.15 0.31 tblVehicleEF MH 5.50 0.00 tblVehicleEF MH 1,108.90 981.53 tblVehicleEF MH 57.43 0.00 tblVehicleEF MH 1.43 3.91 tblVehicleEF MH 0.13 0.13 tblVehicleEF MH 0.01 0.02 tblVehicleEF MH 0.03 0.10 tblVehicleEF MH 1.0490e-003 0.00 tblVehicleEF MH 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.0000e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 31 of 76 2510 West Coast Highway - Orange County, Summer 205 tblVehicleEF MH 0.03 0.09 tblVehicleEF MH 9.6500e-004 0.00 tblVehicleEF MH 0.95 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.41 0.00 tblVehicleEF MH 0.09 0.07 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.32 0.00 tblVehicleEF MH 0.01 9.2790e-003 tblVehicleEF MH 6.7000e-004 0.00 tblVehicleEF MH 0.95 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.41 0.00 tblVehicleEF MH 0.12 0.08 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.35 0.00 tblVehicleEF MH 0.03 3.3605e-003 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 2.21 0.31 tblVehicleEF MH 5.21 0.00 tblVehicleEF MH 1,108.90 981.53 tblVehicleEF MH 57.43 0.00 tblVehicleEF MH 1.33 3.70 tblVehicleEF MH 0.13 0.13 tblVehicleEF MH 0.01 0.02 tblVehicleEF MH 0.03 0.10 tblVehicleEF MH 1.0490e-003 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 32 of 76 2510 West Coast Highway - Orange County, Summer 206 tblVehicleEF MH 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.0000e-003 tblVehicleEF MH 0.03 0.09 tblVehicleEF MH 9.6500e-004 0.00 tblVehicleEF MH 1.28 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.56 0.00 tblVehicleEF MH 0.09 0.07 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.31 0.00 tblVehicleEF MH 0.01 9.2790e-003 tblVehicleEF MH 6.6500e-004 0.00 tblVehicleEF MH 1.28 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.56 0.00 tblVehicleEF MH 0.12 0.08 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.34 0.00 tblVehicleEF MH 0.03 3.3605e-003 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 2.13 0.31 tblVehicleEF MH 5.54 0.00 tblVehicleEF MH 1,108.90 981.53 tblVehicleEF MH 57.43 0.00 tblVehicleEF MH 1.40 3.84 tblVehicleEF MH 0.13 0.13 tblVehicleEF MH 0.01 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 33 of 76 2510 West Coast Highway - Orange County, Summer 207 tblVehicleEF MH 0.03 0.10 tblVehicleEF MH 1.0490e-003 0.00 tblVehicleEF MH 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.0000e-003 tblVehicleEF MH 0.03 0.09 tblVehicleEF MH 9.6500e-004 0.00 tblVehicleEF MH 1.05 0.00 tblVehicleEF MH 0.08 0.00 tblVehicleEF MH 0.43 0.00 tblVehicleEF MH 0.09 0.07 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.32 0.00 tblVehicleEF MH 0.01 9.2790e-003 tblVehicleEF MH 6.7100e-004 0.00 tblVehicleEF MH 1.05 0.00 tblVehicleEF MH 0.08 0.00 tblVehicleEF MH 0.43 0.00 tblVehicleEF MH 0.12 0.08 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.35 0.00 tblVehicleEF MHD 0.02 4.9135e-003 tblVehicleEF MHD 4.2090e-003 5.6113e-003 tblVehicleEF MHD 0.05 0.01 tblVehicleEF MHD 0.36 0.39 tblVehicleEF MHD 0.33 0.51 tblVehicleEF MHD 6.12 1.31 tblVehicleEF MHD 141.40 56.75 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 34 of 76 2510 West Coast Highway - Orange County, Summer 208 tblVehicleEF MHD 1,144.82 1,086.34 tblVehicleEF MHD 60.68 12.86 tblVehicleEF MHD 0.54 0.43 tblVehicleEF MHD 1.18 1.96 tblVehicleEF MHD 2.3000e-004 1.4505e-003 tblVehicleEF MHD 0.13 0.13 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 5.5730e-003 0.05 tblVehicleEF MHD 7.9300e-004 1.1907e-004 tblVehicleEF MHD 2.2000e-004 1.3878e-003 tblVehicleEF MHD 0.06 0.06 tblVehicleEF MHD 3.0000e-003 3.0000e-003 tblVehicleEF MHD 5.3290e-003 0.05 tblVehicleEF MHD 7.2900e-004 1.0948e-004 tblVehicleEF MHD 1.1360e-003 4.8731e-004 tblVehicleEF MHD 0.04 0.02 tblVehicleEF MHD 0.03 0.02 tblVehicleEF MHD 7.3800e-004 3.2888e-004 tblVehicleEF MHD 0.04 0.09 tblVehicleEF MHD 0.02 0.10 tblVehicleEF MHD 0.38 0.06 tblVehicleEF MHD 1.3610e-003 5.4033e-004 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 7.1400e-004 1.2722e-004 tblVehicleEF MHD 1.1360e-003 4.8731e-004 tblVehicleEF MHD 0.04 0.02 tblVehicleEF MHD 0.04 0.03 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 35 of 76 2510 West Coast Highway - Orange County, Summer 209 tblVehicleEF MHD 7.3800e-004 3.2888e-004 tblVehicleEF MHD 0.05 0.11 tblVehicleEF MHD 0.02 0.10 tblVehicleEF MHD 0.41 0.07 tblVehicleEF MHD 0.02 4.6515e-003 tblVehicleEF MHD 4.2610e-003 5.6474e-003 tblVehicleEF MHD 0.05 0.01 tblVehicleEF MHD 0.26 0.31 tblVehicleEF MHD 0.34 0.51 tblVehicleEF MHD 5.83 1.25 tblVehicleEF MHD 149.77 57.73 tblVehicleEF MHD 1,144.82 1,086.35 tblVehicleEF MHD 60.68 12.75 tblVehicleEF MHD 0.56 0.43 tblVehicleEF MHD 1.12 1.85 tblVehicleEF MHD 1.9400e-004 1.2248e-003 tblVehicleEF MHD 0.13 0.13 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 5.5730e-003 0.05 tblVehicleEF MHD 7.9300e-004 1.1907e-004 tblVehicleEF MHD 1.8500e-004 1.1718e-003 tblVehicleEF MHD 0.06 0.06 tblVehicleEF MHD 3.0000e-003 3.0000e-003 tblVehicleEF MHD 5.3290e-003 0.05 tblVehicleEF MHD 7.2900e-004 1.0948e-004 tblVehicleEF MHD 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 36 of 76 2510 West Coast Highway - Orange County, Summer 210 tblVehicleEF MHD 0.02 0.02 tblVehicleEF MHD 1.0240e-003 4.5603e-004 tblVehicleEF MHD 0.04 0.09 tblVehicleEF MHD 0.02 0.09 tblVehicleEF MHD 0.36 0.06 tblVehicleEF MHD 1.4400e-003 5.4975e-004 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 7.0900e-004 1.2618e-004 tblVehicleEF MHD 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 tblVehicleEF MHD 0.03 0.03 tblVehicleEF MHD 1.0240e-003 4.5603e-004 tblVehicleEF MHD 0.05 0.11 tblVehicleEF MHD 0.02 0.09 tblVehicleEF MHD 0.40 0.06 tblVehicleEF MHD 0.02 5.2905e-003 tblVehicleEF MHD 4.1930e-003 5.5992e-003 tblVehicleEF MHD 0.05 0.01 tblVehicleEF MHD 0.50 0.50 tblVehicleEF MHD 0.33 0.51 tblVehicleEF MHD 6.17 1.32 tblVehicleEF MHD 129.83 55.39 tblVehicleEF MHD 1,144.82 1,086.34 tblVehicleEF MHD 60.68 12.88 tblVehicleEF MHD 0.52 0.42 tblVehicleEF MHD 1.16 1.92 tblVehicleEF MHD 2.8000e-004 1.7623e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 37 of 76 2510 West Coast Highway - Orange County, Summer 211 tblVehicleEF MHD 0.13 0.13 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 5.5730e-003 0.05 tblVehicleEF MHD 7.9300e-004 1.1907e-004 tblVehicleEF MHD 2.6800e-004 1.6861e-003 tblVehicleEF MHD 0.06 0.06 tblVehicleEF MHD 3.0000e-003 3.0000e-003 tblVehicleEF MHD 5.3290e-003 0.05 tblVehicleEF MHD 7.2900e-004 1.0948e-004 tblVehicleEF MHD 1.1820e-003 4.9850e-004 tblVehicleEF MHD 0.05 0.02 tblVehicleEF MHD 0.03 0.03 tblVehicleEF MHD 7.5300e-004 3.3118e-004 tblVehicleEF MHD 0.04 0.09 tblVehicleEF MHD 0.02 0.11 tblVehicleEF MHD 0.38 0.06 tblVehicleEF MHD 1.2520e-003 5.2723e-004 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 7.1500e-004 1.2742e-004 tblVehicleEF MHD 1.1820e-003 4.9850e-004 tblVehicleEF MHD 0.05 0.02 tblVehicleEF MHD 0.04 0.03 tblVehicleEF MHD 7.5300e-004 3.3118e-004 tblVehicleEF MHD 0.05 0.11 tblVehicleEF MHD 0.02 0.11 tblVehicleEF MHD 0.42 0.07 tblVehicleEF OBUS 0.01 9.0600e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 38 of 76 2510 West Coast Highway - Orange County, Summer 212 tblVehicleEF OBUS 8.4360e-003 9.3584e-003 tblVehicleEF OBUS 0.03 0.02 tblVehicleEF OBUS 0.28 0.55 tblVehicleEF OBUS 0.58 1.01 tblVehicleEF OBUS 5.60 2.44 tblVehicleEF OBUS 84.68 84.33 tblVehicleEF OBUS 1,226.51 1,422.10 tblVehicleEF OBUS 69.78 20.28 tblVehicleEF OBUS 0.42 0.52 tblVehicleEF OBUS 1.44 1.85 tblVehicleEF OBUS 1.4500e-004 2.0433e-003 tblVehicleEF OBUS 0.13 0.13 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.3790e-003 0.04 tblVehicleEF OBUS 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.3900e-004 1.9549e-003 tblVehicleEF OBUS 0.06 0.06 tblVehicleEF OBUS 3.0000e-003 3.0000e-003 tblVehicleEF OBUS 7.0420e-003 0.03 tblVehicleEF OBUS 7.6700e-004 1.7940e-004 tblVehicleEF OBUS 1.4250e-003 1.8494e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.04 0.06 tblVehicleEF OBUS 7.6500e-004 9.7789e-004 tblVehicleEF OBUS 0.06 0.10 tblVehicleEF OBUS 0.04 0.23 tblVehicleEF OBUS 0.35 0.12 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 39 of 76 2510 West Coast Highway - Orange County, Summer 213 tblVehicleEF OBUS 8.2000e-004 8.0328e-004 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.9600e-004 2.0066e-004 tblVehicleEF OBUS 1.4250e-003 1.8494e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.05 0.08 tblVehicleEF OBUS 7.6500e-004 9.7789e-004 tblVehicleEF OBUS 0.07 0.12 tblVehicleEF OBUS 0.04 0.23 tblVehicleEF OBUS 0.39 0.13 tblVehicleEF OBUS 0.01 9.0787e-003 tblVehicleEF OBUS 8.5800e-003 9.4940e-003 tblVehicleEF OBUS 0.03 0.02 tblVehicleEF OBUS 0.26 0.53 tblVehicleEF OBUS 0.58 1.02 tblVehicleEF OBUS 5.31 2.31 tblVehicleEF OBUS 88.70 84.93 tblVehicleEF OBUS 1,226.51 1,422.12 tblVehicleEF OBUS 69.78 20.06 tblVehicleEF OBUS 0.43 0.52 tblVehicleEF OBUS 1.35 1.74 tblVehicleEF OBUS 1.2200e-004 1.7267e-003 tblVehicleEF OBUS 0.13 0.13 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.3790e-003 0.04 tblVehicleEF OBUS 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.1700e-004 1.6520e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 40 of 76 2510 West Coast Highway - Orange County, Summer 214 tblVehicleEF OBUS 0.06 0.06 tblVehicleEF OBUS 3.0000e-003 3.0000e-003 tblVehicleEF OBUS 7.0420e-003 0.03 tblVehicleEF OBUS 7.6700e-004 1.7940e-004 tblVehicleEF OBUS 1.9610e-003 2.5309e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.04 0.06 tblVehicleEF OBUS 1.0530e-003 1.3344e-003 tblVehicleEF OBUS 0.06 0.10 tblVehicleEF OBUS 0.04 0.22 tblVehicleEF OBUS 0.34 0.11 tblVehicleEF OBUS 8.5900e-004 8.0897e-004 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.9100e-004 1.9856e-004 tblVehicleEF OBUS 1.9610e-003 2.5309e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.05 0.08 tblVehicleEF OBUS 1.0530e-003 1.3344e-003 tblVehicleEF OBUS 0.07 0.12 tblVehicleEF OBUS 0.04 0.22 tblVehicleEF OBUS 0.37 0.13 tblVehicleEF OBUS 0.01 9.0542e-003 tblVehicleEF OBUS 8.3930e-003 9.3186e-003 tblVehicleEF OBUS 0.03 0.02 tblVehicleEF OBUS 0.29 0.59 tblVehicleEF OBUS 0.57 1.00 tblVehicleEF OBUS 5.64 2.46 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 41 of 76 2510 West Coast Highway - Orange County, Summer 215 tblVehicleEF OBUS 79.14 83.50 tblVehicleEF OBUS 1,226.51 1,422.09 tblVehicleEF OBUS 69.78 20.31 tblVehicleEF OBUS 0.40 0.52 tblVehicleEF OBUS 1.41 1.81 tblVehicleEF OBUS 1.7600e-004 2.4806e-003 tblVehicleEF OBUS 0.13 0.13 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.3790e-003 0.04 tblVehicleEF OBUS 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.6900e-004 2.3733e-003 tblVehicleEF OBUS 0.06 0.06 tblVehicleEF OBUS 3.0000e-003 3.0000e-003 tblVehicleEF OBUS 7.0420e-003 0.03 tblVehicleEF OBUS 7.6700e-004 1.7940e-004 tblVehicleEF OBUS 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.04 0.06 tblVehicleEF OBUS 7.6200e-004 9.8177e-004 tblVehicleEF OBUS 0.06 0.10 tblVehicleEF OBUS 0.04 0.24 tblVehicleEF OBUS 0.36 0.12 tblVehicleEF OBUS 7.6700e-004 7.9541e-004 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.9700e-004 2.0100e-004 tblVehicleEF OBUS 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 42 of 76 2510 West Coast Highway - Orange County, Summer 216 tblVehicleEF OBUS 0.05 0.08 tblVehicleEF OBUS 7.6200e-004 9.8177e-004 tblVehicleEF OBUS 0.07 0.12 tblVehicleEF OBUS 0.04 0.24 tblVehicleEF OBUS 0.39 0.13 tblVehicleEF SBUS 0.87 0.07 tblVehicleEF SBUS 0.02 0.01 tblVehicleEF SBUS 0.09 7.1319e-003 tblVehicleEF SBUS 8.16 2.80 tblVehicleEF SBUS 1.19 1.03 tblVehicleEF SBUS 9.61 1.02 tblVehicleEF SBUS 1,131.05 356.18 tblVehicleEF SBUS 1,090.69 1,128.82 tblVehicleEF SBUS 54.18 5.79 tblVehicleEF SBUS 9.79 3.82 tblVehicleEF SBUS 4.65 6.33 tblVehicleEF SBUS 0.01 6.3356e-003 tblVehicleEF SBUS 0.74 0.74 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 0.03 0.04 tblVehicleEF SBUS 9.3500e-004 6.5117e-005 tblVehicleEF SBUS 0.01 6.0616e-003 tblVehicleEF SBUS 0.32 0.32 tblVehicleEF SBUS 2.6810e-003 2.6583e-003 tblVehicleEF SBUS 0.02 0.04 tblVehicleEF SBUS 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 43 of 76 2510 West Coast Highway - Orange County, Summer 217 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 0.98 0.34 tblVehicleEF SBUS 1.9360e-003 5.7499e-004 tblVehicleEF SBUS 0.13 0.14 tblVehicleEF SBUS 0.02 0.07 tblVehicleEF SBUS 0.51 0.04 tblVehicleEF SBUS 0.01 3.3995e-003 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 7.0800e-004 5.7337e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 1.42 0.48 tblVehicleEF SBUS 1.9360e-003 5.7499e-004 tblVehicleEF SBUS 0.16 0.17 tblVehicleEF SBUS 0.02 0.07 tblVehicleEF SBUS 0.56 0.05 tblVehicleEF SBUS 0.87 0.07 tblVehicleEF SBUS 0.02 0.01 tblVehicleEF SBUS 0.08 6.4082e-003 tblVehicleEF SBUS 8.04 2.75 tblVehicleEF SBUS 1.21 1.05 tblVehicleEF SBUS 7.94 0.84 tblVehicleEF SBUS 1,182.37 367.48 tblVehicleEF SBUS 1,090.69 1,128.85 tblVehicleEF SBUS 54.18 5.50 tblVehicleEF SBUS 10.10 3.93 tblVehicleEF SBUS 4.39 5.98 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 44 of 76 2510 West Coast Highway - Orange County, Summer 218 tblVehicleEF SBUS 8.9100e-003 5.3460e-003 tblVehicleEF SBUS 0.74 0.74 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 0.03 0.04 tblVehicleEF SBUS 9.3500e-004 6.5117e-005 tblVehicleEF SBUS 8.5240e-003 5.1148e-003 tblVehicleEF SBUS 0.32 0.32 tblVehicleEF SBUS 2.6810e-003 2.6583e-003 tblVehicleEF SBUS 0.02 0.04 tblVehicleEF SBUS 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 4.9860e-003 1.5477e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 0.98 0.34 tblVehicleEF SBUS 2.6570e-003 7.8537e-004 tblVehicleEF SBUS 0.13 0.14 tblVehicleEF SBUS 0.01 0.06 tblVehicleEF SBUS 0.46 0.04 tblVehicleEF SBUS 0.01 3.5062e-003 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 6.8100e-004 5.4417e-005 tblVehicleEF SBUS 4.9860e-003 1.5477e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 1.42 0.48 tblVehicleEF SBUS 2.6570e-003 7.8537e-004 tblVehicleEF SBUS 0.16 0.17 tblVehicleEF SBUS 0.01 0.06 tblVehicleEF SBUS 0.50 0.04 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 45 of 76 2510 West Coast Highway - Orange County, Summer 219 tblVehicleEF SBUS 0.87 0.07 tblVehicleEF SBUS 0.02 0.01 tblVehicleEF SBUS 0.09 7.2358e-003 tblVehicleEF SBUS 8.33 2.86 tblVehicleEF SBUS 1.18 1.03 tblVehicleEF SBUS 9.77 1.03 tblVehicleEF SBUS 1,060.18 340.58 tblVehicleEF SBUS 1,090.69 1,128.81 tblVehicleEF SBUS 54.18 5.82 tblVehicleEF SBUS 9.36 3.67 tblVehicleEF SBUS 4.57 6.22 tblVehicleEF SBUS 0.01 7.7023e-003 tblVehicleEF SBUS 0.74 0.74 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 0.03 0.04 tblVehicleEF SBUS 9.3500e-004 6.5117e-005 tblVehicleEF SBUS 0.01 7.3691e-003 tblVehicleEF SBUS 0.32 0.32 tblVehicleEF SBUS 2.6810e-003 2.6583e-003 tblVehicleEF SBUS 0.02 0.04 tblVehicleEF SBUS 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6990e-003 1.1729e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 0.99 0.34 tblVehicleEF SBUS 1.8970e-003 5.6828e-004 tblVehicleEF SBUS 0.13 0.14 tblVehicleEF SBUS 0.02 0.09 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 46 of 76 2510 West Coast Highway - Orange County, Summer 220 tblVehicleEF SBUS 0.51 0.04 tblVehicleEF SBUS 0.01 3.2521e-003 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 7.1100e-004 5.7616e-005 tblVehicleEF SBUS 3.6990e-003 1.1729e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 1.42 0.48 tblVehicleEF SBUS 1.8970e-003 5.6828e-004 tblVehicleEF SBUS 0.16 0.17 tblVehicleEF SBUS 0.02 0.09 tblVehicleEF SBUS 0.56 0.05 tblVehicleEF UBUS 1.93 5.46 tblVehicleEF UBUS 0.07 0.03 tblVehicleEF UBUS 8.96 37.60 tblVehicleEF UBUS 13.19 1.81 tblVehicleEF UBUS 1,828.32 2,050.53 tblVehicleEF UBUS 133.38 22.76 tblVehicleEF UBUS 4.82 1.11 tblVehicleEF UBUS 0.53 0.08 tblVehicleEF UBUS 0.01 0.03 tblVehicleEF UBUS 0.04 3.2566e-003 tblVehicleEF UBUS 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 tblVehicleEF UBUS 3.0000e-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 tblVehicleEF UBUS 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 47 of 76 2510 West Coast Highway - Orange County, Summer 221 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 3.6270e-003 1.8538e-003 tblVehicleEF UBUS 0.53 0.14 tblVehicleEF UBUS 0.03 0.21 tblVehicleEF UBUS 0.96 0.15 tblVehicleEF UBUS 8.6430e-003 4.3416e-003 tblVehicleEF UBUS 1.5700e-003 2.2519e-004 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 3.6270e-003 1.8538e-003 tblVehicleEF UBUS 2.52 5.65 tblVehicleEF UBUS 0.03 0.21 tblVehicleEF UBUS 1.05 0.16 tblVehicleEF UBUS 1.94 5.46 tblVehicleEF UBUS 0.07 0.03 tblVehicleEF UBUS 9.02 37.60 tblVehicleEF UBUS 11.63 1.61 tblVehicleEF UBUS 1,828.32 2,050.53 tblVehicleEF UBUS 133.38 22.40 tblVehicleEF UBUS 4.53 1.10 tblVehicleEF UBUS 0.53 0.08 tblVehicleEF UBUS 0.01 0.03 tblVehicleEF UBUS 0.04 3.2566e-003 tblVehicleEF UBUS 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 tblVehicleEF UBUS 3.0000e-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 48 of 76 2510 West Coast Highway - Orange County, Summer 222 tblVehicleEF UBUS 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 8.2530e-003 3.6376e-003 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 4.8310e-003 2.4726e-003 tblVehicleEF UBUS 0.53 0.14 tblVehicleEF UBUS 0.03 0.19 tblVehicleEF UBUS 0.89 0.14 tblVehicleEF UBUS 8.6450e-003 4.3416e-003 tblVehicleEF UBUS 1.5430e-003 2.2162e-004 tblVehicleEF UBUS 8.2530e-003 3.6376e-003 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 4.8310e-003 2.4726e-003 tblVehicleEF UBUS 2.53 5.65 tblVehicleEF UBUS 0.03 0.19 tblVehicleEF UBUS 0.98 0.15 tblVehicleEF UBUS 1.93 5.46 tblVehicleEF UBUS 0.07 0.03 tblVehicleEF UBUS 8.95 37.60 tblVehicleEF UBUS 13.46 1.85 tblVehicleEF UBUS 1,828.32 2,050.53 tblVehicleEF UBUS 133.38 22.82 tblVehicleEF UBUS 4.73 1.11 tblVehicleEF UBUS 0.53 0.08 tblVehicleEF UBUS 0.01 0.03 tblVehicleEF UBUS 0.04 3.2566e-003 tblVehicleEF UBUS 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 49 of 76 2510 West Coast Highway - Orange County, Summer 223 2.0 Emissions Summary tblVehicleEF UBUS 3.0000e-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 tblVehicleEF UBUS 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.9610e-003 2.5391e-003 tblVehicleEF UBUS 0.12 0.03 tblVehicleEF UBUS 3.8300e-003 1.7546e-003 tblVehicleEF UBUS 0.52 0.14 tblVehicleEF UBUS 0.04 0.26 tblVehicleEF UBUS 0.98 0.15 tblVehicleEF UBUS 8.6430e-003 4.3416e-003 tblVehicleEF UBUS 1.5750e-003 2.2584e-004 tblVehicleEF UBUS 6.9610e-003 2.5391e-003 tblVehicleEF UBUS 0.12 0.03 tblVehicleEF UBUS 3.8300e-003 1.7546e-003 tblVehicleEF UBUS 2.52 5.65 tblVehicleEF UBUS 0.04 0.26 tblVehicleEF UBUS 1.07 0.16 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 50 of 76 2510 West Coast Highway - Orange County, Summer 224 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2020 0.9923 16.9668 8.5017 0.0340 1.1745 0.5278 1.6464 0.4434 0.4857 0.8898 0.0000 3,642.468 8 3,642.468 8 0.5805 0.0000 3,656.981 5 2021 64.0603 8.6112 8.2971 0.0159 0.3625 0.4508 0.8133 0.0970 0.4148 0.5118 0.0000 1,569.627 6 1,569.627 6 0.3760 0.0000 1,579.027 2 Maximum 64.0603 16.9668 8.5017 0.0340 1.1745 0.5278 1.6464 0.4434 0.4857 0.8898 0.0000 3,642.468 8 3,642.468 8 0.5805 0.0000 3,656.981 5 Unmitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2020 0.9923 16.9668 8.5017 0.0340 0.8025 0.5278 1.1658 0.1910 0.4857 0.6374 0.0000 3,642.468 8 3,642.468 8 0.5805 0.0000 3,656.981 5 2021 64.0603 8.6112 8.2971 0.0159 0.3625 0.4508 0.8133 0.0970 0.4148 0.5118 0.0000 1,569.627 6 1,569.627 6 0.3760 0.0000 1,579.027 2 Maximum 64.0603 16.9668 8.5017 0.0340 0.8025 0.5278 1.1658 0.1910 0.4857 0.6374 0.0000 3,642.468 8 3,642.468 8 0.5805 0.0000 3,656.981 5 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 24.21 0.00 19.54 46.71 0.00 18.01 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 51 of 76 2510 West Coast Highway - Orange County, Summer 225 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Energy 0.0196 0.1683 0.0768 1.0700e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- 003 3.9200e- 003 215.2241 Mobile 1.4060 2.9132 12.1756 0.0341 3.2320 0.0411 3.2730 0.8625 0.0387 0.9012 3,511.1134 3,511.1134 0.2234 3,516.698 0 Total 11.6744 3.8412 32.9466 0.0808 3.2320 2.7442 5.9761 0.8625 2.7418 3.6043 327.8421 4,360.267 9 4,688.110 1 1.2102 0.0262 4,726.165 4 Unmitigated Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Energy 0.0196 0.1683 0.0768 1.0700e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- 003 3.9200e- 003 215.2241 Mobile 1.4060 2.9132 12.1756 0.0341 3.2320 0.0411 3.2730 0.8625 0.0387 0.9012 3,511.1134 3,511.1134 0.2234 3,516.698 0 Total 11.6744 3.8412 32.9466 0.0808 3.2320 2.7442 5.9761 0.8625 2.7418 3.6043 327.8421 4,360.267 9 4,688.110 1 1.2102 0.0262 4,726.165 4 Mitigated Operational CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 52 of 76 2510 West Coast Highway - Orange County, Summer 226 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Demolition Demolition 9/1/2020 9/14/2020 5 10 2 Site Preparation Site Preparation 9/15/2020 9/15/2020 5 1 3 Grading Grading 9/16/2020 9/17/2020 5 2 4 Building Construction Building Construction 9/18/2020 8/5/2021 5 230 5 Paving Paving 8/6/2021 8/12/2021 5 5 6 Architectural Coating Architectural Coating 8/13/2021 8/19/2021 5 5 OffRoad Equipment ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 69,470; Residential Outdoor: 23,157; Non-Residential Indoor: 16,899; Non-Residential Outdoor: 5,633; Striped Parking Area: 0 (Architectural Coating ±sqft) Acres of Grading (Site Preparation Phase): 0.5 Acres of Grading (Grading Phase): 0 Acres of Paving: 0 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 53 of 76 2510 West Coast Highway - Orange County, Summer 227 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.73 Demolition Rubber Tired Dozers 1 1.00 247 0.40 Demolition Tractors/Loaders/Backhoes 2 6.00 97 0.37 Site Preparation Graders 1 8.00 187 0.41 Site Preparation Tractors/Loaders/Backhoes 1 8.00 97 0.37 Grading Concrete/Industrial Saws 1 8.00 81 0.73 Grading Rubber Tired Dozers 1 1.00 247 0.40 Grading Tractors/Loaders/Backhoes 2 6.00 97 0.37 Building Construction Cranes 1 4.00 231 0.29 Building Construction Forklifts 2 6.00 89 0.20 Building Construction Tractors/Loaders/Backhoes 2 8.00 97 0.37 Paving Cement and Mortar Mixers 4 6.00 9 0.56 Paving Pavers 1 7.00 130 0.42 Paving Rollers 1 7.00 80 0.38 Paving Tractors/Loaders/Backhoes 1 7.00 97 0.37 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Demolition 4 10.00 0.00 45.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 2 5.00 0.00 31.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Grading 4 10.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 5 29.00 6.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Paving 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 6.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 54 of 76 2510 West Coast Highway - Orange County, Summer 228 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.9844 0.0000 0.9844 0.1490 0.0000 0.1490 0.0000 0.0000 Off-Road 0.8674 7.8729 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Total 0.8674 7.8729 7.6226 0.0120 0.9844 0.4672 1.4516 0.1490 0.4457 0.5947 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Water Exposed Area CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 55 of 76 2510 West Coast Highway - Orange County, Summer 229 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0340 1.2374 0.3127 3.4400e- 003 0.0784 4.0100e- 003 0.0824 0.0215 3.8300e- 003 0.0253 383.8761 383.8761 0.0398 384.8708 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0384 0.0242 0.3273 1.0900e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 109.0044 109.0044 2.4800e- 003 109.0665 Total 0.0724 1.2616 0.6400 4.5300e- 003 0.1901 4.7500e- 003 0.1949 0.0511 4.5100e- 003 0.0556 492.8804 492.8804 0.0423 493.9373 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.3839 0.0000 0.3839 0.0581 0.0000 0.0581 0.0000 0.0000 Off-Road 0.8674 7.8729 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Total 0.8674 7.8729 7.6226 0.0120 0.3839 0.4672 0.8511 0.0581 0.4457 0.5038 0.0000 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 56 of 76 2510 West Coast Highway - Orange County, Summer 230 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0340 1.2374 0.3127 3.4400e- 003 0.0784 4.0100e- 003 0.0824 0.0215 3.8300e- 003 0.0253 383.8761 383.8761 0.0398 384.8708 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0384 0.0242 0.3273 1.0900e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 109.0044 109.0044 2.4800e- 003 109.0665 Total 0.0724 1.2616 0.6400 4.5300e- 003 0.1901 4.7500e- 003 0.1949 0.0511 4.5100e- 003 0.0556 492.8804 492.8804 0.0423 493.9373 Mitigated Construction Off-Site 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.5303 0.0000 0.5303 0.0573 0.0000 0.0573 0.0000 0.0000 Off-Road 0.6853 8.4307 4.0942 9.7400e- 003 0.3353 0.3353 0.3085 0.3085 943.4872 943.4872 0.3051 951.1158 Total 0.6853 8.4307 4.0942 9.7400e- 003 0.5303 0.3353 0.8656 0.0573 0.3085 0.3658 943.4872 943.4872 0.3051 951.1158 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 57 of 76 2510 West Coast Highway - Orange County, Summer 231 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.2341 8.5240 2.1538 0.0237 0.5398 0.0276 0.5674 0.1478 0.0264 0.1742 2,644.479 5 2,644.479 5 0.2741 2,651.332 5 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0192 0.0121 0.1637 5.5000e- 004 0.0559 3.7000e- 004 0.0563 0.0148 3.4000e- 004 0.0152 54.5022 54.5022 1.2400e- 003 54.5332 Total 0.2533 8.5362 2.3175 0.0243 0.5957 0.0280 0.6236 0.1626 0.0267 0.1893 2,698.981 6 2,698.981 6 0.2754 2,705.865 7 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.2068 0.0000 0.2068 0.0223 0.0000 0.0223 0.0000 0.0000 Off-Road 0.6853 8.4307 4.0942 9.7400e- 003 0.3353 0.3353 0.3085 0.3085 0.0000 943.4872 943.4872 0.3051 951.1158 Total 0.6853 8.4307 4.0942 9.7400e- 003 0.2068 0.3353 0.5421 0.0223 0.3085 0.3309 0.0000 943.4872 943.4872 0.3051 951.1158 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 58 of 76 2510 West Coast Highway - Orange County, Summer 232 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.2341 8.5240 2.1538 0.0237 0.5398 0.0276 0.5674 0.1478 0.0264 0.1742 2,644.479 5 2,644.479 5 0.2741 2,651.332 5 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0192 0.0121 0.1637 5.5000e- 004 0.0559 3.7000e- 004 0.0563 0.0148 3.4000e- 004 0.0152 54.5022 54.5022 1.2400e- 003 54.5332 Total 0.2533 8.5362 2.3175 0.0243 0.5957 0.0280 0.6236 0.1626 0.0267 0.1893 2,698.981 6 2,698.981 6 0.2754 2,705.865 7 Mitigated Construction Off-Site 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.7528 0.0000 0.7528 0.4138 0.0000 0.4138 0.0000 0.0000 Off-Road 0.8674 7.8729 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Total 0.8674 7.8729 7.6226 0.0120 0.7528 0.4672 1.2200 0.4138 0.4457 0.8595 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 59 of 76 2510 West Coast Highway - Orange County, Summer 233 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0384 0.0242 0.3273 1.0900e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 109.0044 109.0044 2.4800e- 003 109.0665 Total 0.0384 0.0242 0.3273 1.0900e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 109.0044 109.0044 2.4800e- 003 109.0665 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.2936 0.0000 0.2936 0.1614 0.0000 0.1614 0.0000 0.0000 Off-Road 0.8674 7.8729 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Total 0.8674 7.8729 7.6226 0.0120 0.2936 0.4672 0.7608 0.1614 0.4457 0.6070 0.0000 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 60 of 76 2510 West Coast Highway - Orange County, Summer 234 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0384 0.0242 0.3273 1.0900e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 109.0044 109.0044 2.4800e- 003 109.0665 Total 0.0384 0.0242 0.3273 1.0900e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 109.0044 109.0044 2.4800e- 003 109.0665 Mitigated Construction Off-Site 3.5 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1 1,102.978 1 0.3567 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1 1,102.978 1 0.3567 1,111.896 2 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 61 of 76 2510 West Coast Highway - Orange County, Summer 235 3.5 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0192 0.6251 0.1650 1.4900e- 003 0.0383 3.2600e- 003 0.0416 0.0110 3.1200e- 003 0.0142 162.6774 162.6774 0.0132 163.0063 Worker 0.1115 0.0702 0.9493 3.1700e- 003 0.3242 2.1400e- 003 0.3263 0.0860 1.9700e- 003 0.0879 316.1127 316.1127 7.2100e- 003 316.2928 Total 0.1306 0.6953 1.1142 4.6600e- 003 0.3625 5.4000e- 003 0.3679 0.0970 5.0900e- 003 0.1021 478.7900 478.7900 0.0204 479.2991 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 0.0000 1,102.978 1 1,102.978 1 0.3567 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 0.0000 1,102.978 1 1,102.978 1 0.3567 1,111.896 2 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 62 of 76 2510 West Coast Highway - Orange County, Summer 236 3.5 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0192 0.6251 0.1650 1.4900e- 003 0.0383 3.2600e- 003 0.0416 0.0110 3.1200e- 003 0.0142 162.6774 162.6774 0.0132 163.0063 Worker 0.1115 0.0702 0.9493 3.1700e- 003 0.3242 2.1400e- 003 0.3263 0.0860 1.9700e- 003 0.0879 316.1127 316.1127 7.2100e- 003 316.2928 Total 0.1306 0.6953 1.1142 4.6600e- 003 0.3625 5.4000e- 003 0.3679 0.0970 5.0900e- 003 0.1021 478.7900 478.7900 0.0204 479.2991 Mitigated Construction Off-Site 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 1,103.215 8 1,103.215 8 0.3568 1,112.1358 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 1,103.215 8 1,103.215 8 0.3568 1,112.135 8 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 63 of 76 2510 West Coast Highway - Orange County, Summer 237 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0160 0.5629 0.1527 1.4800e- 003 0.0383 1.1700e- 003 0.0395 0.0110 1.1200e- 003 0.0122 161.2755 161.2755 0.0127 161.5917 Worker 0.1047 0.0633 0.8808 3.0600e- 003 0.3242 2.1000e- 003 0.3263 0.0860 1.9300e- 003 0.0879 305.1363 305.1363 6.5300e- 003 305.2997 Total 0.1207 0.6262 1.0335 4.5400e- 003 0.3625 3.2700e- 003 0.3658 0.0970 3.0500e- 003 0.1001 466.4118 466.4118 0.0192 466.8913 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 1,103.215 8 1,103.215 8 0.3568 1,112.1358 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 1,103.215 8 1,103.215 8 0.3568 1,112.135 8 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 64 of 76 2510 West Coast Highway - Orange County, Summer 238 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0160 0.5629 0.1527 1.4800e- 003 0.0383 1.1700e- 003 0.0395 0.0110 1.1200e- 003 0.0122 161.2755 161.2755 0.0127 161.5917 Worker 0.1047 0.0633 0.8808 3.0600e- 003 0.3242 2.1000e- 003 0.3263 0.0860 1.9300e- 003 0.0879 305.1363 305.1363 6.5300e- 003 305.2997 Total 0.1207 0.6262 1.0335 4.5400e- 003 0.3625 3.2700e- 003 0.3658 0.0970 3.0500e- 003 0.1001 466.4118 466.4118 0.0192 466.8913 Mitigated Construction Off-Site 3.6 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 1,035.342 5 1,035.342 5 0.3016 1,042.881 8 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 1,035.342 5 1,035.342 5 0.3016 1,042.881 8 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 65 of 76 2510 West Coast Highway - Orange County, Summer 239 3.6 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0650 0.0393 0.5467 1.9000e- 003 0.2012 1.3000e- 003 0.2025 0.0534 1.2000e- 003 0.0546 189.3950 189.3950 4.0600e- 003 189.4963 Total 0.0650 0.0393 0.5467 1.9000e- 003 0.2012 1.3000e- 003 0.2025 0.0534 1.2000e- 003 0.0546 189.3950 189.3950 4.0600e- 003 189.4963 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 0.0000 1,035.342 5 1,035.342 5 0.3016 1,042.881 8 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 0.0000 1,035.342 5 1,035.342 5 0.3016 1,042.881 8 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 66 of 76 2510 West Coast Highway - Orange County, Summer 240 3.6 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0650 0.0393 0.5467 1.9000e- 003 0.2012 1.3000e- 003 0.2025 0.0534 1.2000e- 003 0.0546 189.3950 189.3950 4.0600e- 003 189.4963 Total 0.0650 0.0393 0.5467 1.9000e- 003 0.2012 1.3000e- 003 0.2025 0.0534 1.2000e- 003 0.0546 189.3950 189.3950 4.0600e- 003 189.4963 Mitigated Construction Off-Site 3.7 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 63.8198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Total 64.0387 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 67 of 76 2510 West Coast Highway - Orange County, Summer 241 3.7 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0217 0.0131 0.1822 6.3000e- 004 0.0671 4.3000e- 004 0.0675 0.0178 4.0000e- 004 0.0182 63.1317 63.1317 1.3500e- 003 63.1655 Total 0.0217 0.0131 0.1822 6.3000e- 004 0.0671 4.3000e- 004 0.0675 0.0178 4.0000e- 004 0.0182 63.1317 63.1317 1.3500e- 003 63.1655 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 63.8198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Total 64.0387 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 68 of 76 2510 West Coast Highway - Orange County, Summer 242 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.7 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0217 0.0131 0.1822 6.3000e- 004 0.0671 4.3000e- 004 0.0675 0.0178 4.0000e- 004 0.0182 63.1317 63.1317 1.3500e- 003 63.1655 Total 0.0217 0.0131 0.1822 6.3000e- 004 0.0671 4.3000e- 004 0.0675 0.0178 4.0000e- 004 0.0182 63.1317 63.1317 1.3500e- 003 63.1655 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 69 of 76 2510 West Coast Highway - Orange County, Summer 243 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 1.4060 2.9132 12.1756 0.0341 3.2320 0.0411 3.2730 0.8625 0.0387 0.9012 3,511.1134 3,511.1134 0.2234 3,516.698 0 Unmitigated 1.4060 2.9132 12.1756 0.0341 3.2320 0.0411 3.2730 0.8625 0.0387 0.9012 3,511.1134 3,511.1134 0.2234 3,516.698 0 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Condo/Townhouse 203.35 198.45 169.40 675,913 675,913 Office Park 28.78 4.13 1.92 72,371 72,371 Strip Mall 387.36 367.43 178.56 674,816 674,816 Total 619.49 570.01 349.87 1,423,099 1,423,099 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by Condo/Townhouse 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3 Office Park 16.60 8.40 6.90 33.00 48.00 19.00 82 15 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 70 of 76 2510 West Coast Highway - Orange County, Summer 244 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day NaturalGas Mitigated 0.0196 0.1683 0.0768 1.0700e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- 003 3.9200e- 003 215.2241 NaturalGas Unmitigated 0.0196 0.1683 0.0768 1.0700e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- 003 3.9200e- 003 215.2241 5.1 Mitigation Measures Energy Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Condo/Townhouse 0.558976 0.043534 0.209821 0.113949 0.016111 0.005791 0.025447 0.016654 0.001713 0.001553 0.004896 0.000590 0.000966 Office Park 0.558976 0.043534 0.209821 0.113949 0.016111 0.005791 0.025447 0.016654 0.001713 0.001553 0.004896 0.000590 0.000966 Strip Mall 0.558976 0.043534 0.209821 0.113949 0.016111 0.005791 0.025447 0.016654 0.001713 0.001553 0.004896 0.000590 0.000966 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 71 of 76 2510 West Coast Highway - Orange County, Summer 245 6.0 Area Detail 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day Condo/Townhous e 1692.05 0.0183 0.1559 0.0664 1.0000e- 003 0.0126 0.0126 0.0126 0.0126 199.0643 199.0643 3.8200e- 003 3.6500e- 003 200.2473 Office Park 78.6555 8.5000e- 004 7.7100e- 003 6.4800e- 003 5.0000e- 005 5.9000e- 004 5.9000e- 004 5.9000e- 004 5.9000e- 004 9.2536 9.2536 1.8000e- 004 1.7000e- 004 9.3086 Strip Mall 47.8959 5.2000e- 004 4.7000e- 003 3.9400e- 003 3.0000e- 005 3.6000e- 004 3.6000e- 004 3.6000e- 004 3.6000e- 004 5.6348 5.6348 1.1000e- 004 1.0000e- 004 5.6683 Total 0.0196 0.1683 0.0768 1.0800e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 003 3.9200e- 003 215.2241 Unmitigated NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day Condo/Townhous e 1.69205 0.0183 0.1559 0.0664 1.0000e- 003 0.0126 0.0126 0.0126 0.0126 199.0643 199.0643 3.8200e- 003 3.6500e- 003 200.2473 Office Park 0.0786555 8.5000e- 004 7.7100e- 003 6.4800e- 003 5.0000e- 005 5.9000e- 004 5.9000e- 004 5.9000e- 004 5.9000e- 004 9.2536 9.2536 1.8000e- 004 1.7000e- 004 9.3086 Strip Mall 0.0478959 5.2000e- 004 4.7000e- 003 3.9400e- 003 3.0000e- 005 3.6000e- 004 3.6000e- 004 3.6000e- 004 3.6000e- 004 5.6348 5.6348 1.1000e- 004 1.0000e- 004 5.6683 Total 0.0196 0.1683 0.0768 1.0800e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 003 3.9200e- 003 215.2241 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 72 of 76 2510 West Coast Highway - Orange County, Summer 246 6.1 Mitigation Measures Area 6.0 Area Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Unmitigated 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 73 of 76 2510 West Coast Highway - Orange County, Summer 247 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.0874 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.9023 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 630.0000 957.8421 0.9777 0.0223 988.9153 Landscaping 0.0878 0.0334 2.8950 1.5000e- 004 0.0160 0.0160 0.0160 0.0160 5.2018 5.2018 5.0500e- 003 5.3279 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 74 of 76 2510 West Coast Highway - Orange County, Summer 248 8.1 Mitigation Measures Waste 7.1 Mitigation Measures Water 7.0 Water Detail 8.0 Waste Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.0874 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.9023 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 630.0000 957.8421 0.9777 0.0223 988.9153 Landscaping 0.0878 0.0334 2.8950 1.5000e- 004 0.0160 0.0160 0.0160 0.0160 5.2018 5.2018 5.0500e- 003 5.3279 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 75 of 76 2510 West Coast Highway - Orange County, Summer 249 11.0 Vegetation Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:42 AMPage 76 of 76 2510 West Coast Highway - Orange County, Summer 250 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Office Park 2.52 1000sqft 0.00 2,525.00 0 Condo/Townhouse 35.00 Dwelling Unit 0.98 34,306.00 100 Strip Mall 8.74 1000sqft 0.00 8,741.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 8 Wind Speed (m/s)Precipitation Freq (Days)2.2 30 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Southern California Edison 2021Operational Year CO2 Intensity (lb/MWhr) 702.44 0.029CH4 Intensity (lb/MWhr) 0.006N2O Intensity (lb/MWhr) 2510 West Coast Highway Orange County, Winter CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 1 of 76 2510 West Coast Highway - Orange County, Winter 251 Project Characteristics - Land Use - Per noise study and architectural drawing Construction Phase - Per AQ memo Demolition - Grading - Vehicle Emission Factors - Vehicle Emission Factors - Vehicle Emission Factors - Land Use Change - Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblConstructionPhase NumDays 100.00 230.00 tblGrading MaterialImported 0.00 310.00 tblLandUse LandUseSquareFeet 2,520.00 2,525.00 tblLandUse LandUseSquareFeet 35,000.00 34,306.00 tblLandUse LandUseSquareFeet 8,740.00 8,741.00 tblLandUse LotAcreage 0.06 0.00 tblLandUse LotAcreage 2.19 0.98 tblLandUse LotAcreage 0.20 0.00 tblVehicleEF HHD 0.63 0.03 tblVehicleEF HHD 0.16 0.14 tblVehicleEF HHD 0.08 8.1503e-007 tblVehicleEF HHD 2.36 5.39 tblVehicleEF HHD 1.29 0.84 tblVehicleEF HHD 3.99 0.01 tblVehicleEF HHD 4,116.44 1,057.87 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 2 of 76 2510 West Coast Highway - Orange County, Winter 252 tblVehicleEF HHD 1,683.99 1,517.44 tblVehicleEF HHD 12.64 0.09 tblVehicleEF HHD 20.04 5.92 tblVehicleEF HHD 3.96 3.93 tblVehicleEF HHD 0.02 8.4879e-003 tblVehicleEF HHD 0.06 0.06 tblVehicleEF HHD 0.03 0.04 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.1600e-004 1.4783e-006 tblVehicleEF HHD 0.02 8.1207e-003 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 8.6750e-003 8.7677e-003 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.0700e-004 1.3593e-006 tblVehicleEF HHD 1.1800e-004 5.8030e-006 tblVehicleEF HHD 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.57 0.41 tblVehicleEF HHD 8.9000e-005 4.1063e-006 tblVehicleEF HHD 0.13 0.12 tblVehicleEF HHD 4.6300e-004 1.1212e-003 tblVehicleEF HHD 0.10 4.2665e-006 tblVehicleEF HHD 0.04 9.6941e-003 tblVehicleEF HHD 0.02 0.01 tblVehicleEF HHD 1.9200e-004 8.5664e-007 tblVehicleEF HHD 1.1800e-004 5.8030e-006 tblVehicleEF HHD 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.68 0.48 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 3 of 76 2510 West Coast Highway - Orange County, Winter 253 tblVehicleEF HHD 8.9000e-005 4.1063e-006 tblVehicleEF HHD 0.31 0.27 tblVehicleEF HHD 4.6300e-004 1.1212e-003 tblVehicleEF HHD 0.11 4.6713e-006 tblVehicleEF HHD 0.59 0.03 tblVehicleEF HHD 0.16 0.14 tblVehicleEF HHD 0.08 7.8282e-007 tblVehicleEF HHD 1.72 5.25 tblVehicleEF HHD 1.30 0.84 tblVehicleEF HHD 3.80 0.01 tblVehicleEF HHD 4,359.67 1,057.02 tblVehicleEF HHD 1,683.99 1,517.44 tblVehicleEF HHD 12.64 0.09 tblVehicleEF HHD 20.68 5.78 tblVehicleEF HHD 3.75 3.72 tblVehicleEF HHD 0.02 7.8073e-003 tblVehicleEF HHD 0.06 0.06 tblVehicleEF HHD 0.03 0.04 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.1600e-004 1.4783e-006 tblVehicleEF HHD 0.02 7.4696e-003 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 8.6750e-003 8.7677e-003 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.0700e-004 1.3593e-006 tblVehicleEF HHD 1.6900e-004 8.5198e-006 tblVehicleEF HHD 5.0090e-003 2.4616e-004 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 4 of 76 2510 West Coast Highway - Orange County, Winter 254 tblVehicleEF HHD 0.54 0.43 tblVehicleEF HHD 1.2500e-004 6.0857e-006 tblVehicleEF HHD 0.13 0.12 tblVehicleEF HHD 4.4900e-004 1.1012e-003 tblVehicleEF HHD 0.09 4.1088e-006 tblVehicleEF HHD 0.04 9.6851e-003 tblVehicleEF HHD 0.02 0.01 tblVehicleEF HHD 1.8900e-004 8.4844e-007 tblVehicleEF HHD 1.6900e-004 8.5198e-006 tblVehicleEF HHD 5.0090e-003 2.4616e-004 tblVehicleEF HHD 0.64 0.50 tblVehicleEF HHD 1.2500e-004 6.0857e-006 tblVehicleEF HHD 0.31 0.27 tblVehicleEF HHD 4.4900e-004 1.1012e-003 tblVehicleEF HHD 0.10 4.4987e-006 tblVehicleEF HHD 0.68 0.02 tblVehicleEF HHD 0.16 5.0361e-003 tblVehicleEF HHD 0.08 8.2267e-007 tblVehicleEF HHD 3.25 5.42 tblVehicleEF HHD 1.29 0.46 tblVehicleEF HHD 4.03 0.01 tblVehicleEF HHD 3,780.54 1,027.42 tblVehicleEF HHD 1,683.99 1,421.63 tblVehicleEF HHD 12.64 0.09 tblVehicleEF HHD 19.16 5.92 tblVehicleEF HHD 3.89 3.78 tblVehicleEF HHD 0.02 8.9816e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 5 of 76 2510 West Coast Highway - Orange County, Winter 255 tblVehicleEF HHD 0.06 0.06 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.1600e-004 1.4783e-006 tblVehicleEF HHD 0.02 8.5930e-003 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 8.6750e-003 8.5162e-003 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.0700e-004 1.3593e-006 tblVehicleEF HHD 1.1700e-004 6.0588e-006 tblVehicleEF HHD 5.3110e-003 2.7018e-004 tblVehicleEF HHD 0.61 0.39 tblVehicleEF HHD 9.0000e-005 4.2977e-006 tblVehicleEF HHD 0.13 0.11 tblVehicleEF HHD 5.0200e-004 1.1943e-003 tblVehicleEF HHD 0.10 4.3030e-006 tblVehicleEF HHD 0.03 9.7066e-003 tblVehicleEF HHD 0.02 0.01 tblVehicleEF HHD 1.9300e-004 8.5821e-007 tblVehicleEF HHD 1.1700e-004 6.0588e-006 tblVehicleEF HHD 5.3110e-003 2.7018e-004 tblVehicleEF HHD 0.73 0.44 tblVehicleEF HHD 9.0000e-005 4.2977e-006 tblVehicleEF HHD 0.31 0.12 tblVehicleEF HHD 5.0200e-004 1.1943e-003 tblVehicleEF HHD 0.11 4.7113e-006 tblVehicleEF LDA 4.3340e-003 2.6622e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 6 of 76 2510 West Coast Highway - Orange County, Winter 256 tblVehicleEF LDA 5.1760e-003 0.05 tblVehicleEF LDA 0.58 0.68 tblVehicleEF LDA 1.10 2.11 tblVehicleEF LDA 263.86 265.52 tblVehicleEF LDA 58.33 54.23 tblVehicleEF LDA 0.05 0.04 tblVehicleEF LDA 0.04 0.04 tblVehicleEF LDA 8.0000e-003 7.8475e-003 tblVehicleEF LDA 1.9130e-003 1.6723e-003 tblVehicleEF LDA 2.2790e-003 1.9248e-003 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 2.0000e-003 1.9619e-003 tblVehicleEF LDA 1.7630e-003 1.5403e-003 tblVehicleEF LDA 2.0960e-003 1.7699e-003 tblVehicleEF LDA 0.04 0.05 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.01 0.01 tblVehicleEF LDA 0.04 0.21 tblVehicleEF LDA 0.07 0.23 tblVehicleEF LDA 2.6420e-003 2.6267e-003 tblVehicleEF LDA 6.0200e-004 5.3662e-004 tblVehicleEF LDA 0.04 0.05 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.02 0.01 tblVehicleEF LDA 0.04 0.21 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 7 of 76 2510 West Coast Highway - Orange County, Winter 257 tblVehicleEF LDA 0.08 0.25 tblVehicleEF LDA 4.5760e-003 2.8325e-003 tblVehicleEF LDA 4.6500e-003 0.05 tblVehicleEF LDA 0.63 0.74 tblVehicleEF LDA 0.95 1.82 tblVehicleEF LDA 274.96 276.40 tblVehicleEF LDA 58.33 53.69 tblVehicleEF LDA 0.04 0.03 tblVehicleEF LDA 0.04 0.04 tblVehicleEF LDA 8.0000e-003 7.8475e-003 tblVehicleEF LDA 1.9130e-003 1.6723e-003 tblVehicleEF LDA 2.2790e-003 1.9248e-003 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 2.0000e-003 1.9619e-003 tblVehicleEF LDA 1.7630e-003 1.5403e-003 tblVehicleEF LDA 2.0960e-003 1.7699e-003 tblVehicleEF LDA 0.05 0.07 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.05 0.07 tblVehicleEF LDA 0.01 0.01 tblVehicleEF LDA 0.04 0.19 tblVehicleEF LDA 0.06 0.21 tblVehicleEF LDA 2.7540e-003 2.7344e-003 tblVehicleEF LDA 5.9900e-004 5.3128e-004 tblVehicleEF LDA 0.05 0.07 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.05 0.07 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 8 of 76 2510 West Coast Highway - Orange County, Winter 258 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 0.04 0.19 tblVehicleEF LDA 0.07 0.23 tblVehicleEF LDA 4.2520e-003 2.6083e-003 tblVehicleEF LDA 5.2830e-003 0.05 tblVehicleEF LDA 0.56 0.65 tblVehicleEF LDA 1.13 2.18 tblVehicleEF LDA 259.76 261.50 tblVehicleEF LDA 58.33 54.34 tblVehicleEF LDA 0.05 0.04 tblVehicleEF LDA 0.04 0.04 tblVehicleEF LDA 8.0000e-003 7.8475e-003 tblVehicleEF LDA 1.9130e-003 1.6723e-003 tblVehicleEF LDA 2.2790e-003 1.9248e-003 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 2.0000e-003 1.9619e-003 tblVehicleEF LDA 1.7630e-003 1.5403e-003 tblVehicleEF LDA 2.0960e-003 1.7699e-003 tblVehicleEF LDA 0.04 0.05 tblVehicleEF LDA 0.10 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.01 0.01 tblVehicleEF LDA 0.04 0.23 tblVehicleEF LDA 0.07 0.23 tblVehicleEF LDA 2.6010e-003 2.5869e-003 tblVehicleEF LDA 6.0200e-004 5.3778e-004 tblVehicleEF LDA 0.04 0.05 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 9 of 76 2510 West Coast Highway - Orange County, Winter 259 tblVehicleEF LDA 0.10 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.02 0.01 tblVehicleEF LDA 0.04 0.23 tblVehicleEF LDA 0.08 0.26 tblVehicleEF LDT1 9.9920e-003 6.2082e-003 tblVehicleEF LDT1 0.01 0.07 tblVehicleEF LDT1 1.19 1.26 tblVehicleEF LDT1 2.74 2.32 tblVehicleEF LDT1 324.21 313.05 tblVehicleEF LDT1 71.81 65.11 tblVehicleEF LDT1 0.11 0.10 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 8.0000e-003 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 0.02 0.02 tblVehicleEF LDT1 2.0000e-003 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 0.12 0.12 tblVehicleEF LDT1 0.25 0.19 tblVehicleEF LDT1 0.10 0.11 tblVehicleEF LDT1 0.02 0.03 tblVehicleEF LDT1 0.16 0.66 tblVehicleEF LDT1 0.19 0.36 tblVehicleEF LDT1 3.2560e-003 3.0978e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 10 of 76 2510 West Coast Highway - Orange County, Winter 260 tblVehicleEF LDT1 7.6600e-004 6.4435e-004 tblVehicleEF LDT1 0.12 0.12 tblVehicleEF LDT1 0.25 0.19 tblVehicleEF LDT1 0.10 0.11 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 0.16 0.66 tblVehicleEF LDT1 0.21 0.40 tblVehicleEF LDT1 0.01 6.5571e-003 tblVehicleEF LDT1 0.01 0.07 tblVehicleEF LDT1 1.28 1.36 tblVehicleEF LDT1 2.36 2.00 tblVehicleEF LDT1 337.31 324.18 tblVehicleEF LDT1 71.81 64.47 tblVehicleEF LDT1 0.10 0.09 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 8.0000e-003 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 0.02 0.02 tblVehicleEF LDT1 2.0000e-003 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 0.17 0.18 tblVehicleEF LDT1 0.26 0.20 tblVehicleEF LDT1 0.14 0.15 tblVehicleEF LDT1 0.03 0.03 tblVehicleEF LDT1 0.14 0.61 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 11 of 76 2510 West Coast Highway - Orange County, Winter 261 tblVehicleEF LDT1 0.17 0.32 tblVehicleEF LDT1 3.3880e-003 3.2080e-003 tblVehicleEF LDT1 7.5900e-004 6.3799e-004 tblVehicleEF LDT1 0.17 0.18 tblVehicleEF LDT1 0.26 0.20 tblVehicleEF LDT1 0.14 0.15 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 0.14 0.61 tblVehicleEF LDT1 0.19 0.36 tblVehicleEF LDT1 9.8200e-003 6.0953e-003 tblVehicleEF LDT1 0.01 0.07 tblVehicleEF LDT1 1.16 1.22 tblVehicleEF LDT1 2.82 2.40 tblVehicleEF LDT1 319.38 308.94 tblVehicleEF LDT1 71.81 65.25 tblVehicleEF LDT1 0.11 0.10 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 8.0000e-003 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 0.02 0.02 tblVehicleEF LDT1 2.0000e-003 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 0.12 0.13 tblVehicleEF LDT1 0.29 0.22 tblVehicleEF LDT1 0.10 0.11 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 12 of 76 2510 West Coast Highway - Orange County, Winter 262 tblVehicleEF LDT1 0.02 0.03 tblVehicleEF LDT1 0.18 0.78 tblVehicleEF LDT1 0.19 0.37 tblVehicleEF LDT1 3.2070e-003 3.0572e-003 tblVehicleEF LDT1 7.6700e-004 6.4574e-004 tblVehicleEF LDT1 0.12 0.13 tblVehicleEF LDT1 0.29 0.22 tblVehicleEF LDT1 0.10 0.11 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 0.18 0.78 tblVehicleEF LDT1 0.21 0.41 tblVehicleEF LDT2 5.7840e-003 4.0565e-003 tblVehicleEF LDT2 6.6620e-003 0.07 tblVehicleEF LDT2 0.74 0.91 tblVehicleEF LDT2 1.41 2.69 tblVehicleEF LDT2 369.26 341.01 tblVehicleEF LDT2 81.71 71.31 tblVehicleEF LDT2 0.07 0.07 tblVehicleEF LDT2 0.04 0.04 tblVehicleEF LDT2 8.0000e-003 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 2.0000e-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 0.05 0.07 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 13 of 76 2510 West Coast Highway - Orange County, Winter 263 tblVehicleEF LDT2 0.11 0.12 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.01 0.02 tblVehicleEF LDT2 0.06 0.39 tblVehicleEF LDT2 0.09 0.32 tblVehicleEF LDT2 3.6980e-003 3.3737e-003 tblVehicleEF LDT2 8.4100e-004 7.0569e-004 tblVehicleEF LDT2 0.05 0.07 tblVehicleEF LDT2 0.11 0.12 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.06 0.39 tblVehicleEF LDT2 0.10 0.35 tblVehicleEF LDT2 6.1050e-003 4.3054e-003 tblVehicleEF LDT2 5.9960e-003 0.06 tblVehicleEF LDT2 0.80 0.99 tblVehicleEF LDT2 1.22 2.32 tblVehicleEF LDT2 384.42 352.00 tblVehicleEF LDT2 81.71 70.61 tblVehicleEF LDT2 0.06 0.06 tblVehicleEF LDT2 0.04 0.04 tblVehicleEF LDT2 8.0000e-003 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 2.0000e-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 14 of 76 2510 West Coast Highway - Orange County, Winter 264 tblVehicleEF LDT2 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 0.07 0.11 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.07 0.10 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.05 0.36 tblVehicleEF LDT2 0.08 0.29 tblVehicleEF LDT2 3.8500e-003 3.4825e-003 tblVehicleEF LDT2 8.3800e-004 6.9879e-004 tblVehicleEF LDT2 0.07 0.11 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.07 0.10 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.05 0.36 tblVehicleEF LDT2 0.09 0.31 tblVehicleEF LDT2 5.6750e-003 3.9776e-003 tblVehicleEF LDT2 6.7990e-003 0.07 tblVehicleEF LDT2 0.72 0.88 tblVehicleEF LDT2 1.45 2.77 tblVehicleEF LDT2 363.66 336.95 tblVehicleEF LDT2 81.71 71.46 tblVehicleEF LDT2 0.07 0.07 tblVehicleEF LDT2 0.04 0.04 tblVehicleEF LDT2 8.0000e-003 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 15 of 76 2510 West Coast Highway - Orange County, Winter 265 tblVehicleEF LDT2 2.0000e-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 0.04 0.07 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.01 0.02 tblVehicleEF LDT2 0.07 0.46 tblVehicleEF LDT2 0.09 0.33 tblVehicleEF LDT2 3.6420e-003 3.3336e-003 tblVehicleEF LDT2 8.4100e-004 7.0720e-004 tblVehicleEF LDT2 0.04 0.07 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.07 0.46 tblVehicleEF LDT2 0.10 0.36 tblVehicleEF LHD1 5.7990e-003 5.8183e-003 tblVehicleEF LHD1 0.01 5.0096e-003 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 0.15 0.19 tblVehicleEF LHD1 0.78 0.57 tblVehicleEF LHD1 2.55 1.09 tblVehicleEF LHD1 9.03 9.05 tblVehicleEF LHD1 603.73 667.72 tblVehicleEF LHD1 33.13 12.41 tblVehicleEF LHD1 0.08 0.06 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 16 of 76 2510 West Coast Highway - Orange County, Winter 266 tblVehicleEF LHD1 1.27 0.81 tblVehicleEF LHD1 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 0.08 0.08 tblVehicleEF LHD1 0.01 9.6464e-003 tblVehicleEF LHD1 0.01 7.2149e-003 tblVehicleEF LHD1 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 0.03 0.03 tblVehicleEF LHD1 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 0.06 0.05 tblVehicleEF LHD1 0.28 0.47 tblVehicleEF LHD1 0.27 0.08 tblVehicleEF LHD1 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 5.9280e-003 6.5213e-003 tblVehicleEF LHD1 3.7900e-004 1.2281e-004 tblVehicleEF LHD1 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.03 tblVehicleEF LHD1 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 0.28 0.47 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 17 of 76 2510 West Coast Highway - Orange County, Winter 267 tblVehicleEF LHD1 0.29 0.09 tblVehicleEF LHD1 5.7990e-003 5.8302e-003 tblVehicleEF LHD1 0.01 5.0977e-003 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 0.15 0.19 tblVehicleEF LHD1 0.79 0.58 tblVehicleEF LHD1 2.44 1.04 tblVehicleEF LHD1 9.03 9.05 tblVehicleEF LHD1 603.73 667.74 tblVehicleEF LHD1 33.13 12.33 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 1.19 0.76 tblVehicleEF LHD1 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 0.08 0.08 tblVehicleEF LHD1 0.01 9.6464e-003 tblVehicleEF LHD1 0.01 7.2149e-003 tblVehicleEF LHD1 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 0.03 0.03 tblVehicleEF LHD1 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 0.06 0.05 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 18 of 76 2510 West Coast Highway - Orange County, Winter 268 tblVehicleEF LHD1 0.27 0.45 tblVehicleEF LHD1 0.26 0.08 tblVehicleEF LHD1 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 5.9280e-003 6.5214e-003 tblVehicleEF LHD1 3.7700e-004 1.2203e-004 tblVehicleEF LHD1 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.03 tblVehicleEF LHD1 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 0.27 0.45 tblVehicleEF LHD1 0.28 0.08 tblVehicleEF LHD1 5.7990e-003 5.8161e-003 tblVehicleEF LHD1 0.01 4.9859e-003 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 0.15 0.19 tblVehicleEF LHD1 0.77 0.57 tblVehicleEF LHD1 2.56 1.09 tblVehicleEF LHD1 9.03 9.05 tblVehicleEF LHD1 603.73 667.72 tblVehicleEF LHD1 33.13 12.42 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 1.24 0.80 tblVehicleEF LHD1 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 0.08 0.08 tblVehicleEF LHD1 0.01 9.6464e-003 tblVehicleEF LHD1 0.01 7.2149e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 19 of 76 2510 West Coast Highway - Orange County, Winter 269 tblVehicleEF LHD1 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 0.03 0.03 tblVehicleEF LHD1 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 0.11 0.08 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 0.06 0.05 tblVehicleEF LHD1 0.30 0.50 tblVehicleEF LHD1 0.27 0.08 tblVehicleEF LHD1 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 5.9280e-003 6.5212e-003 tblVehicleEF LHD1 3.8000e-004 1.2294e-004 tblVehicleEF LHD1 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 0.11 0.08 tblVehicleEF LHD1 0.02 0.03 tblVehicleEF LHD1 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 0.30 0.50 tblVehicleEF LHD1 0.29 0.09 tblVehicleEF LHD2 4.2890e-003 4.2528e-003 tblVehicleEF LHD2 4.2710e-003 3.6633e-003 tblVehicleEF LHD2 9.4470e-003 0.01 tblVehicleEF LHD2 0.13 0.16 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 20 of 76 2510 West Coast Highway - Orange County, Winter 270 tblVehicleEF LHD2 0.36 0.41 tblVehicleEF LHD2 1.38 0.76 tblVehicleEF LHD2 13.67 13.61 tblVehicleEF LHD2 619.08 679.10 tblVehicleEF LHD2 28.46 10.01 tblVehicleEF LHD2 0.10 0.09 tblVehicleEF LHD2 0.87 0.94 tblVehicleEF LHD2 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 0.09 0.09 tblVehicleEF LHD2 0.01 0.01 tblVehicleEF LHD2 9.7400e-003 0.01 tblVehicleEF LHD2 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 0.04 0.04 tblVehicleEF LHD2 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.02 tblVehicleEF LHD2 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 0.05 0.05 tblVehicleEF LHD2 0.09 0.30 tblVehicleEF LHD2 0.13 0.06 tblVehicleEF LHD2 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 9.9072e-005 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 21 of 76 2510 West Coast Highway - Orange County, Winter 271 tblVehicleEF LHD2 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.03 tblVehicleEF LHD2 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 0.05 0.06 tblVehicleEF LHD2 0.09 0.30 tblVehicleEF LHD2 0.14 0.06 tblVehicleEF LHD2 4.2890e-003 4.2615e-003 tblVehicleEF LHD2 4.3220e-003 3.7008e-003 tblVehicleEF LHD2 9.1410e-003 0.01 tblVehicleEF LHD2 0.13 0.16 tblVehicleEF LHD2 0.37 0.41 tblVehicleEF LHD2 1.32 0.73 tblVehicleEF LHD2 13.67 13.61 tblVehicleEF LHD2 619.08 679.11 tblVehicleEF LHD2 28.46 9.96 tblVehicleEF LHD2 0.10 0.09 tblVehicleEF LHD2 0.82 0.88 tblVehicleEF LHD2 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 0.09 0.09 tblVehicleEF LHD2 0.01 0.01 tblVehicleEF LHD2 9.7400e-003 0.01 tblVehicleEF LHD2 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 0.04 0.04 tblVehicleEF LHD2 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 9.6641e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 22 of 76 2510 West Coast Highway - Orange County, Winter 272 tblVehicleEF LHD2 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 1.6270e-003 2.0405e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.02 tblVehicleEF LHD2 1.0610e-003 1.2766e-003 tblVehicleEF LHD2 0.05 0.05 tblVehicleEF LHD2 0.08 0.29 tblVehicleEF LHD2 0.12 0.05 tblVehicleEF LHD2 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 6.5785e-003 tblVehicleEF LHD2 3.0900e-004 9.8524e-005 tblVehicleEF LHD2 1.6270e-003 2.0405e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.03 tblVehicleEF LHD2 1.0610e-003 1.2766e-003 tblVehicleEF LHD2 0.05 0.06 tblVehicleEF LHD2 0.08 0.29 tblVehicleEF LHD2 0.13 0.06 tblVehicleEF LHD2 4.2890e-003 4.2512e-003 tblVehicleEF LHD2 4.2570e-003 3.6533e-003 tblVehicleEF LHD2 9.5090e-003 0.01 tblVehicleEF LHD2 0.13 0.16 tblVehicleEF LHD2 0.36 0.41 tblVehicleEF LHD2 1.38 0.76 tblVehicleEF LHD2 13.67 13.61 tblVehicleEF LHD2 619.08 679.10 tblVehicleEF LHD2 28.46 10.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 23 of 76 2510 West Coast Highway - Orange County, Winter 273 tblVehicleEF LHD2 0.10 0.09 tblVehicleEF LHD2 0.85 0.92 tblVehicleEF LHD2 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 0.09 0.09 tblVehicleEF LHD2 0.01 0.01 tblVehicleEF LHD2 9.7400e-003 0.01 tblVehicleEF LHD2 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 0.04 0.04 tblVehicleEF LHD2 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 1.1810e-003 1.5016e-003 tblVehicleEF LHD2 0.04 0.06 tblVehicleEF LHD2 0.02 0.02 tblVehicleEF LHD2 7.7800e-004 9.3294e-004 tblVehicleEF LHD2 0.05 0.05 tblVehicleEF LHD2 0.10 0.33 tblVehicleEF LHD2 0.13 0.06 tblVehicleEF LHD2 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 9.9159e-005 tblVehicleEF LHD2 1.1810e-003 1.5016e-003 tblVehicleEF LHD2 0.04 0.06 tblVehicleEF LHD2 0.02 0.03 tblVehicleEF LHD2 7.7800e-004 9.3294e-004 tblVehicleEF LHD2 0.05 0.06 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 24 of 76 2510 West Coast Highway - Orange County, Winter 274 tblVehicleEF LHD2 0.10 0.33 tblVehicleEF LHD2 0.14 0.06 tblVehicleEF MCY 0.48 0.35 tblVehicleEF MCY 0.15 0.24 tblVehicleEF MCY 18.61 18.90 tblVehicleEF MCY 9.56 8.43 tblVehicleEF MCY 177.57 214.49 tblVehicleEF MCY 45.30 60.11 tblVehicleEF MCY 1.12 1.12 tblVehicleEF MCY 0.01 0.01 tblVehicleEF MCY 4.0000e-003 4.0000e-003 tblVehicleEF MCY 2.1370e-003 2.1162e-003 tblVehicleEF MCY 3.9240e-003 3.2682e-003 tblVehicleEF MCY 5.0400e-003 5.0400e-003 tblVehicleEF MCY 1.0000e-003 1.0000e-003 tblVehicleEF MCY 1.9990e-003 1.9796e-003 tblVehicleEF MCY 3.7000e-003 3.0806e-003 tblVehicleEF MCY 1.13 1.16 tblVehicleEF MCY 0.69 0.72 tblVehicleEF MCY 0.71 0.72 tblVehicleEF MCY 2.38 2.40 tblVehicleEF MCY 0.65 2.07 tblVehicleEF MCY 2.05 1.82 tblVehicleEF MCY 2.1510e-003 2.1225e-003 tblVehicleEF MCY 6.7000e-004 5.9482e-004 tblVehicleEF MCY 1.13 1.16 tblVehicleEF MCY 0.69 0.72 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 25 of 76 2510 West Coast Highway - Orange County, Winter 275 tblVehicleEF MCY 0.71 0.72 tblVehicleEF MCY 2.95 2.97 tblVehicleEF MCY 0.65 2.07 tblVehicleEF MCY 2.24 1.98 tblVehicleEF MCY 0.47 0.35 tblVehicleEF MCY 0.14 0.21 tblVehicleEF MCY 17.91 18.17 tblVehicleEF MCY 8.81 7.74 tblVehicleEF MCY 177.57 213.12 tblVehicleEF MCY 45.30 58.36 tblVehicleEF MCY 0.98 0.98 tblVehicleEF MCY 0.01 0.01 tblVehicleEF MCY 4.0000e-003 4.0000e-003 tblVehicleEF MCY 2.1370e-003 2.1162e-003 tblVehicleEF MCY 3.9240e-003 3.2682e-003 tblVehicleEF MCY 5.0400e-003 5.0400e-003 tblVehicleEF MCY 1.0000e-003 1.0000e-003 tblVehicleEF MCY 1.9990e-003 1.9796e-003 tblVehicleEF MCY 3.7000e-003 3.0806e-003 tblVehicleEF MCY 1.71 1.74 tblVehicleEF MCY 0.73 0.76 tblVehicleEF MCY 1.12 1.14 tblVehicleEF MCY 2.33 2.34 tblVehicleEF MCY 0.61 1.94 tblVehicleEF MCY 1.85 1.62 tblVehicleEF MCY 2.1380e-003 2.1090e-003 tblVehicleEF MCY 6.5100e-004 5.7748e-004 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 26 of 76 2510 West Coast Highway - Orange County, Winter 276 tblVehicleEF MCY 1.71 1.74 tblVehicleEF MCY 0.73 0.76 tblVehicleEF MCY 1.12 1.14 tblVehicleEF MCY 2.89 2.90 tblVehicleEF MCY 0.61 1.94 tblVehicleEF MCY 2.01 1.77 tblVehicleEF MCY 0.48 0.35 tblVehicleEF MCY 0.15 0.24 tblVehicleEF MCY 18.72 19.01 tblVehicleEF MCY 9.67 8.55 tblVehicleEF MCY 177.57 214.70 tblVehicleEF MCY 45.30 60.42 tblVehicleEF MCY 1.09 1.09 tblVehicleEF MCY 0.01 0.01 tblVehicleEF MCY 4.0000e-003 4.0000e-003 tblVehicleEF MCY 2.1370e-003 2.1162e-003 tblVehicleEF MCY 3.9240e-003 3.2682e-003 tblVehicleEF MCY 5.0400e-003 5.0400e-003 tblVehicleEF MCY 1.0000e-003 1.0000e-003 tblVehicleEF MCY 1.9990e-003 1.9796e-003 tblVehicleEF MCY 3.7000e-003 3.0806e-003 tblVehicleEF MCY 1.26 1.28 tblVehicleEF MCY 0.89 0.92 tblVehicleEF MCY 0.75 0.76 tblVehicleEF MCY 2.39 2.41 tblVehicleEF MCY 0.75 2.38 tblVehicleEF MCY 2.09 1.86 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 27 of 76 2510 West Coast Highway - Orange County, Winter 277 tblVehicleEF MCY 2.1530e-003 2.1246e-003 tblVehicleEF MCY 6.7300e-004 5.9790e-004 tblVehicleEF MCY 1.26 1.28 tblVehicleEF MCY 0.89 0.92 tblVehicleEF MCY 0.75 0.76 tblVehicleEF MCY 2.97 2.98 tblVehicleEF MCY 0.75 2.38 tblVehicleEF MCY 2.28 2.02 tblVehicleEF MDV 0.01 5.6007e-003 tblVehicleEF MDV 0.01 0.08 tblVehicleEF MDV 1.26 1.12 tblVehicleEF MDV 2.62 3.12 tblVehicleEF MDV 500.02 420.73 tblVehicleEF MDV 108.15 86.72 tblVehicleEF MDV 0.14 0.10 tblVehicleEF MDV 0.04 0.04 tblVehicleEF MDV 8.0000e-003 7.9666e-003 tblVehicleEF MDV 1.9190e-003 1.7850e-003 tblVehicleEF MDV 2.3090e-003 1.9836e-003 tblVehicleEF MDV 0.02 0.02 tblVehicleEF MDV 2.0000e-003 1.9917e-003 tblVehicleEF MDV 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 tblVehicleEF MDV 0.07 0.08 tblVehicleEF MDV 0.16 0.14 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.03 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 28 of 76 2510 West Coast Highway - Orange County, Winter 278 tblVehicleEF MDV 0.10 0.42 tblVehicleEF MDV 0.20 0.41 tblVehicleEF MDV 5.0080e-003 4.1596e-003 tblVehicleEF MDV 1.1270e-003 8.5816e-004 tblVehicleEF MDV 0.07 0.08 tblVehicleEF MDV 0.16 0.14 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.04 0.03 tblVehicleEF MDV 0.10 0.42 tblVehicleEF MDV 0.22 0.45 tblVehicleEF MDV 0.01 5.9079e-003 tblVehicleEF MDV 0.01 0.08 tblVehicleEF MDV 1.36 1.20 tblVehicleEF MDV 2.27 2.69 tblVehicleEF MDV 519.96 432.28 tblVehicleEF MDV 108.15 85.89 tblVehicleEF MDV 0.12 0.09 tblVehicleEF MDV 0.04 0.04 tblVehicleEF MDV 8.0000e-003 7.9666e-003 tblVehicleEF MDV 1.9190e-003 1.7850e-003 tblVehicleEF MDV 2.3090e-003 1.9836e-003 tblVehicleEF MDV 0.02 0.02 tblVehicleEF MDV 2.0000e-003 1.9917e-003 tblVehicleEF MDV 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.16 0.14 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 29 of 76 2510 West Coast Highway - Orange County, Winter 279 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.03 0.03 tblVehicleEF MDV 0.09 0.39 tblVehicleEF MDV 0.18 0.37 tblVehicleEF MDV 5.2090e-003 4.2738e-003 tblVehicleEF MDV 1.1210e-003 8.4999e-004 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.16 0.14 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.05 0.04 tblVehicleEF MDV 0.09 0.39 tblVehicleEF MDV 0.20 0.40 tblVehicleEF MDV 0.01 5.5001e-003 tblVehicleEF MDV 0.02 0.09 tblVehicleEF MDV 1.23 1.08 tblVehicleEF MDV 2.69 3.21 tblVehicleEF MDV 492.66 416.47 tblVehicleEF MDV 108.15 86.90 tblVehicleEF MDV 0.13 0.10 tblVehicleEF MDV 0.04 0.04 tblVehicleEF MDV 8.0000e-003 7.9666e-003 tblVehicleEF MDV 1.9190e-003 1.7850e-003 tblVehicleEF MDV 2.3090e-003 1.9836e-003 tblVehicleEF MDV 0.02 0.02 tblVehicleEF MDV 2.0000e-003 1.9917e-003 tblVehicleEF MDV 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 30 of 76 2510 West Coast Highway - Orange County, Winter 280 tblVehicleEF MDV 0.06 0.08 tblVehicleEF MDV 0.17 0.15 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.03 0.02 tblVehicleEF MDV 0.11 0.49 tblVehicleEF MDV 0.20 0.42 tblVehicleEF MDV 4.9340e-003 4.1175e-003 tblVehicleEF MDV 1.1290e-003 8.5994e-004 tblVehicleEF MDV 0.06 0.08 tblVehicleEF MDV 0.17 0.15 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.04 0.03 tblVehicleEF MDV 0.11 0.49 tblVehicleEF MDV 0.22 0.46 tblVehicleEF MH 0.03 3.3605e-003 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 2.15 0.31 tblVehicleEF MH 5.50 0.00 tblVehicleEF MH 1,108.90 981.53 tblVehicleEF MH 57.43 0.00 tblVehicleEF MH 1.43 3.91 tblVehicleEF MH 0.13 0.13 tblVehicleEF MH 0.01 0.02 tblVehicleEF MH 0.03 0.10 tblVehicleEF MH 1.0490e-003 0.00 tblVehicleEF MH 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.0000e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 31 of 76 2510 West Coast Highway - Orange County, Winter 281 tblVehicleEF MH 0.03 0.09 tblVehicleEF MH 9.6500e-004 0.00 tblVehicleEF MH 0.95 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.41 0.00 tblVehicleEF MH 0.09 0.07 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.32 0.00 tblVehicleEF MH 0.01 9.2790e-003 tblVehicleEF MH 6.7000e-004 0.00 tblVehicleEF MH 0.95 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.41 0.00 tblVehicleEF MH 0.12 0.08 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.35 0.00 tblVehicleEF MH 0.03 3.3605e-003 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 2.21 0.31 tblVehicleEF MH 5.21 0.00 tblVehicleEF MH 1,108.90 981.53 tblVehicleEF MH 57.43 0.00 tblVehicleEF MH 1.33 3.70 tblVehicleEF MH 0.13 0.13 tblVehicleEF MH 0.01 0.02 tblVehicleEF MH 0.03 0.10 tblVehicleEF MH 1.0490e-003 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 32 of 76 2510 West Coast Highway - Orange County, Winter 282 tblVehicleEF MH 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.0000e-003 tblVehicleEF MH 0.03 0.09 tblVehicleEF MH 9.6500e-004 0.00 tblVehicleEF MH 1.28 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.56 0.00 tblVehicleEF MH 0.09 0.07 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.31 0.00 tblVehicleEF MH 0.01 9.2790e-003 tblVehicleEF MH 6.6500e-004 0.00 tblVehicleEF MH 1.28 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.56 0.00 tblVehicleEF MH 0.12 0.08 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.34 0.00 tblVehicleEF MH 0.03 3.3605e-003 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 2.13 0.31 tblVehicleEF MH 5.54 0.00 tblVehicleEF MH 1,108.90 981.53 tblVehicleEF MH 57.43 0.00 tblVehicleEF MH 1.40 3.84 tblVehicleEF MH 0.13 0.13 tblVehicleEF MH 0.01 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 33 of 76 2510 West Coast Highway - Orange County, Winter 283 tblVehicleEF MH 0.03 0.10 tblVehicleEF MH 1.0490e-003 0.00 tblVehicleEF MH 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.0000e-003 tblVehicleEF MH 0.03 0.09 tblVehicleEF MH 9.6500e-004 0.00 tblVehicleEF MH 1.05 0.00 tblVehicleEF MH 0.08 0.00 tblVehicleEF MH 0.43 0.00 tblVehicleEF MH 0.09 0.07 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.32 0.00 tblVehicleEF MH 0.01 9.2790e-003 tblVehicleEF MH 6.7100e-004 0.00 tblVehicleEF MH 1.05 0.00 tblVehicleEF MH 0.08 0.00 tblVehicleEF MH 0.43 0.00 tblVehicleEF MH 0.12 0.08 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.35 0.00 tblVehicleEF MHD 0.02 4.9135e-003 tblVehicleEF MHD 4.2090e-003 5.6113e-003 tblVehicleEF MHD 0.05 0.01 tblVehicleEF MHD 0.36 0.39 tblVehicleEF MHD 0.33 0.51 tblVehicleEF MHD 6.12 1.31 tblVehicleEF MHD 141.40 56.75 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 34 of 76 2510 West Coast Highway - Orange County, Winter 284 tblVehicleEF MHD 1,144.82 1,086.34 tblVehicleEF MHD 60.68 12.86 tblVehicleEF MHD 0.54 0.43 tblVehicleEF MHD 1.18 1.96 tblVehicleEF MHD 2.3000e-004 1.4505e-003 tblVehicleEF MHD 0.13 0.13 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 5.5730e-003 0.05 tblVehicleEF MHD 7.9300e-004 1.1907e-004 tblVehicleEF MHD 2.2000e-004 1.3878e-003 tblVehicleEF MHD 0.06 0.06 tblVehicleEF MHD 3.0000e-003 3.0000e-003 tblVehicleEF MHD 5.3290e-003 0.05 tblVehicleEF MHD 7.2900e-004 1.0948e-004 tblVehicleEF MHD 1.1360e-003 4.8731e-004 tblVehicleEF MHD 0.04 0.02 tblVehicleEF MHD 0.03 0.02 tblVehicleEF MHD 7.3800e-004 3.2888e-004 tblVehicleEF MHD 0.04 0.09 tblVehicleEF MHD 0.02 0.10 tblVehicleEF MHD 0.38 0.06 tblVehicleEF MHD 1.3610e-003 5.4033e-004 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 7.1400e-004 1.2722e-004 tblVehicleEF MHD 1.1360e-003 4.8731e-004 tblVehicleEF MHD 0.04 0.02 tblVehicleEF MHD 0.04 0.03 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 35 of 76 2510 West Coast Highway - Orange County, Winter 285 tblVehicleEF MHD 7.3800e-004 3.2888e-004 tblVehicleEF MHD 0.05 0.11 tblVehicleEF MHD 0.02 0.10 tblVehicleEF MHD 0.41 0.07 tblVehicleEF MHD 0.02 4.6515e-003 tblVehicleEF MHD 4.2610e-003 5.6474e-003 tblVehicleEF MHD 0.05 0.01 tblVehicleEF MHD 0.26 0.31 tblVehicleEF MHD 0.34 0.51 tblVehicleEF MHD 5.83 1.25 tblVehicleEF MHD 149.77 57.73 tblVehicleEF MHD 1,144.82 1,086.35 tblVehicleEF MHD 60.68 12.75 tblVehicleEF MHD 0.56 0.43 tblVehicleEF MHD 1.12 1.85 tblVehicleEF MHD 1.9400e-004 1.2248e-003 tblVehicleEF MHD 0.13 0.13 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 5.5730e-003 0.05 tblVehicleEF MHD 7.9300e-004 1.1907e-004 tblVehicleEF MHD 1.8500e-004 1.1718e-003 tblVehicleEF MHD 0.06 0.06 tblVehicleEF MHD 3.0000e-003 3.0000e-003 tblVehicleEF MHD 5.3290e-003 0.05 tblVehicleEF MHD 7.2900e-004 1.0948e-004 tblVehicleEF MHD 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 36 of 76 2510 West Coast Highway - Orange County, Winter 286 tblVehicleEF MHD 0.02 0.02 tblVehicleEF MHD 1.0240e-003 4.5603e-004 tblVehicleEF MHD 0.04 0.09 tblVehicleEF MHD 0.02 0.09 tblVehicleEF MHD 0.36 0.06 tblVehicleEF MHD 1.4400e-003 5.4975e-004 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 7.0900e-004 1.2618e-004 tblVehicleEF MHD 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 tblVehicleEF MHD 0.03 0.03 tblVehicleEF MHD 1.0240e-003 4.5603e-004 tblVehicleEF MHD 0.05 0.11 tblVehicleEF MHD 0.02 0.09 tblVehicleEF MHD 0.40 0.06 tblVehicleEF MHD 0.02 5.2905e-003 tblVehicleEF MHD 4.1930e-003 5.5992e-003 tblVehicleEF MHD 0.05 0.01 tblVehicleEF MHD 0.50 0.50 tblVehicleEF MHD 0.33 0.51 tblVehicleEF MHD 6.17 1.32 tblVehicleEF MHD 129.83 55.39 tblVehicleEF MHD 1,144.82 1,086.34 tblVehicleEF MHD 60.68 12.88 tblVehicleEF MHD 0.52 0.42 tblVehicleEF MHD 1.16 1.92 tblVehicleEF MHD 2.8000e-004 1.7623e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 37 of 76 2510 West Coast Highway - Orange County, Winter 287 tblVehicleEF MHD 0.13 0.13 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 5.5730e-003 0.05 tblVehicleEF MHD 7.9300e-004 1.1907e-004 tblVehicleEF MHD 2.6800e-004 1.6861e-003 tblVehicleEF MHD 0.06 0.06 tblVehicleEF MHD 3.0000e-003 3.0000e-003 tblVehicleEF MHD 5.3290e-003 0.05 tblVehicleEF MHD 7.2900e-004 1.0948e-004 tblVehicleEF MHD 1.1820e-003 4.9850e-004 tblVehicleEF MHD 0.05 0.02 tblVehicleEF MHD 0.03 0.03 tblVehicleEF MHD 7.5300e-004 3.3118e-004 tblVehicleEF MHD 0.04 0.09 tblVehicleEF MHD 0.02 0.11 tblVehicleEF MHD 0.38 0.06 tblVehicleEF MHD 1.2520e-003 5.2723e-004 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 7.1500e-004 1.2742e-004 tblVehicleEF MHD 1.1820e-003 4.9850e-004 tblVehicleEF MHD 0.05 0.02 tblVehicleEF MHD 0.04 0.03 tblVehicleEF MHD 7.5300e-004 3.3118e-004 tblVehicleEF MHD 0.05 0.11 tblVehicleEF MHD 0.02 0.11 tblVehicleEF MHD 0.42 0.07 tblVehicleEF OBUS 0.01 9.0600e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 38 of 76 2510 West Coast Highway - Orange County, Winter 288 tblVehicleEF OBUS 8.4360e-003 9.3584e-003 tblVehicleEF OBUS 0.03 0.02 tblVehicleEF OBUS 0.28 0.55 tblVehicleEF OBUS 0.58 1.01 tblVehicleEF OBUS 5.60 2.44 tblVehicleEF OBUS 84.68 84.33 tblVehicleEF OBUS 1,226.51 1,422.10 tblVehicleEF OBUS 69.78 20.28 tblVehicleEF OBUS 0.42 0.52 tblVehicleEF OBUS 1.44 1.85 tblVehicleEF OBUS 1.4500e-004 2.0433e-003 tblVehicleEF OBUS 0.13 0.13 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.3790e-003 0.04 tblVehicleEF OBUS 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.3900e-004 1.9549e-003 tblVehicleEF OBUS 0.06 0.06 tblVehicleEF OBUS 3.0000e-003 3.0000e-003 tblVehicleEF OBUS 7.0420e-003 0.03 tblVehicleEF OBUS 7.6700e-004 1.7940e-004 tblVehicleEF OBUS 1.4250e-003 1.8494e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.04 0.06 tblVehicleEF OBUS 7.6500e-004 9.7789e-004 tblVehicleEF OBUS 0.06 0.10 tblVehicleEF OBUS 0.04 0.23 tblVehicleEF OBUS 0.35 0.12 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 39 of 76 2510 West Coast Highway - Orange County, Winter 289 tblVehicleEF OBUS 8.2000e-004 8.0328e-004 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.9600e-004 2.0066e-004 tblVehicleEF OBUS 1.4250e-003 1.8494e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.05 0.08 tblVehicleEF OBUS 7.6500e-004 9.7789e-004 tblVehicleEF OBUS 0.07 0.12 tblVehicleEF OBUS 0.04 0.23 tblVehicleEF OBUS 0.39 0.13 tblVehicleEF OBUS 0.01 9.0787e-003 tblVehicleEF OBUS 8.5800e-003 9.4940e-003 tblVehicleEF OBUS 0.03 0.02 tblVehicleEF OBUS 0.26 0.53 tblVehicleEF OBUS 0.58 1.02 tblVehicleEF OBUS 5.31 2.31 tblVehicleEF OBUS 88.70 84.93 tblVehicleEF OBUS 1,226.51 1,422.12 tblVehicleEF OBUS 69.78 20.06 tblVehicleEF OBUS 0.43 0.52 tblVehicleEF OBUS 1.35 1.74 tblVehicleEF OBUS 1.2200e-004 1.7267e-003 tblVehicleEF OBUS 0.13 0.13 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.3790e-003 0.04 tblVehicleEF OBUS 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.1700e-004 1.6520e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 40 of 76 2510 West Coast Highway - Orange County, Winter 290 tblVehicleEF OBUS 0.06 0.06 tblVehicleEF OBUS 3.0000e-003 3.0000e-003 tblVehicleEF OBUS 7.0420e-003 0.03 tblVehicleEF OBUS 7.6700e-004 1.7940e-004 tblVehicleEF OBUS 1.9610e-003 2.5309e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.04 0.06 tblVehicleEF OBUS 1.0530e-003 1.3344e-003 tblVehicleEF OBUS 0.06 0.10 tblVehicleEF OBUS 0.04 0.22 tblVehicleEF OBUS 0.34 0.11 tblVehicleEF OBUS 8.5900e-004 8.0897e-004 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.9100e-004 1.9856e-004 tblVehicleEF OBUS 1.9610e-003 2.5309e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.05 0.08 tblVehicleEF OBUS 1.0530e-003 1.3344e-003 tblVehicleEF OBUS 0.07 0.12 tblVehicleEF OBUS 0.04 0.22 tblVehicleEF OBUS 0.37 0.13 tblVehicleEF OBUS 0.01 9.0542e-003 tblVehicleEF OBUS 8.3930e-003 9.3186e-003 tblVehicleEF OBUS 0.03 0.02 tblVehicleEF OBUS 0.29 0.59 tblVehicleEF OBUS 0.57 1.00 tblVehicleEF OBUS 5.64 2.46 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 41 of 76 2510 West Coast Highway - Orange County, Winter 291 tblVehicleEF OBUS 79.14 83.50 tblVehicleEF OBUS 1,226.51 1,422.09 tblVehicleEF OBUS 69.78 20.31 tblVehicleEF OBUS 0.40 0.52 tblVehicleEF OBUS 1.41 1.81 tblVehicleEF OBUS 1.7600e-004 2.4806e-003 tblVehicleEF OBUS 0.13 0.13 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.3790e-003 0.04 tblVehicleEF OBUS 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.6900e-004 2.3733e-003 tblVehicleEF OBUS 0.06 0.06 tblVehicleEF OBUS 3.0000e-003 3.0000e-003 tblVehicleEF OBUS 7.0420e-003 0.03 tblVehicleEF OBUS 7.6700e-004 1.7940e-004 tblVehicleEF OBUS 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.04 0.06 tblVehicleEF OBUS 7.6200e-004 9.8177e-004 tblVehicleEF OBUS 0.06 0.10 tblVehicleEF OBUS 0.04 0.24 tblVehicleEF OBUS 0.36 0.12 tblVehicleEF OBUS 7.6700e-004 7.9541e-004 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.9700e-004 2.0100e-004 tblVehicleEF OBUS 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 42 of 76 2510 West Coast Highway - Orange County, Winter 292 tblVehicleEF OBUS 0.05 0.08 tblVehicleEF OBUS 7.6200e-004 9.8177e-004 tblVehicleEF OBUS 0.07 0.12 tblVehicleEF OBUS 0.04 0.24 tblVehicleEF OBUS 0.39 0.13 tblVehicleEF SBUS 0.87 0.07 tblVehicleEF SBUS 0.02 0.01 tblVehicleEF SBUS 0.09 7.1319e-003 tblVehicleEF SBUS 8.16 2.80 tblVehicleEF SBUS 1.19 1.03 tblVehicleEF SBUS 9.61 1.02 tblVehicleEF SBUS 1,131.05 356.18 tblVehicleEF SBUS 1,090.69 1,128.82 tblVehicleEF SBUS 54.18 5.79 tblVehicleEF SBUS 9.79 3.82 tblVehicleEF SBUS 4.65 6.33 tblVehicleEF SBUS 0.01 6.3356e-003 tblVehicleEF SBUS 0.74 0.74 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 0.03 0.04 tblVehicleEF SBUS 9.3500e-004 6.5117e-005 tblVehicleEF SBUS 0.01 6.0616e-003 tblVehicleEF SBUS 0.32 0.32 tblVehicleEF SBUS 2.6810e-003 2.6583e-003 tblVehicleEF SBUS 0.02 0.04 tblVehicleEF SBUS 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 43 of 76 2510 West Coast Highway - Orange County, Winter 293 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 0.98 0.34 tblVehicleEF SBUS 1.9360e-003 5.7499e-004 tblVehicleEF SBUS 0.13 0.14 tblVehicleEF SBUS 0.02 0.07 tblVehicleEF SBUS 0.51 0.04 tblVehicleEF SBUS 0.01 3.3995e-003 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 7.0800e-004 5.7337e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 1.42 0.48 tblVehicleEF SBUS 1.9360e-003 5.7499e-004 tblVehicleEF SBUS 0.16 0.17 tblVehicleEF SBUS 0.02 0.07 tblVehicleEF SBUS 0.56 0.05 tblVehicleEF SBUS 0.87 0.07 tblVehicleEF SBUS 0.02 0.01 tblVehicleEF SBUS 0.08 6.4082e-003 tblVehicleEF SBUS 8.04 2.75 tblVehicleEF SBUS 1.21 1.05 tblVehicleEF SBUS 7.94 0.84 tblVehicleEF SBUS 1,182.37 367.48 tblVehicleEF SBUS 1,090.69 1,128.85 tblVehicleEF SBUS 54.18 5.50 tblVehicleEF SBUS 10.10 3.93 tblVehicleEF SBUS 4.39 5.98 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 44 of 76 2510 West Coast Highway - Orange County, Winter 294 tblVehicleEF SBUS 8.9100e-003 5.3460e-003 tblVehicleEF SBUS 0.74 0.74 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 0.03 0.04 tblVehicleEF SBUS 9.3500e-004 6.5117e-005 tblVehicleEF SBUS 8.5240e-003 5.1148e-003 tblVehicleEF SBUS 0.32 0.32 tblVehicleEF SBUS 2.6810e-003 2.6583e-003 tblVehicleEF SBUS 0.02 0.04 tblVehicleEF SBUS 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 4.9860e-003 1.5477e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 0.98 0.34 tblVehicleEF SBUS 2.6570e-003 7.8537e-004 tblVehicleEF SBUS 0.13 0.14 tblVehicleEF SBUS 0.01 0.06 tblVehicleEF SBUS 0.46 0.04 tblVehicleEF SBUS 0.01 3.5062e-003 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 6.8100e-004 5.4417e-005 tblVehicleEF SBUS 4.9860e-003 1.5477e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 1.42 0.48 tblVehicleEF SBUS 2.6570e-003 7.8537e-004 tblVehicleEF SBUS 0.16 0.17 tblVehicleEF SBUS 0.01 0.06 tblVehicleEF SBUS 0.50 0.04 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 45 of 76 2510 West Coast Highway - Orange County, Winter 295 tblVehicleEF SBUS 0.87 0.07 tblVehicleEF SBUS 0.02 0.01 tblVehicleEF SBUS 0.09 7.2358e-003 tblVehicleEF SBUS 8.33 2.86 tblVehicleEF SBUS 1.18 1.03 tblVehicleEF SBUS 9.77 1.03 tblVehicleEF SBUS 1,060.18 340.58 tblVehicleEF SBUS 1,090.69 1,128.81 tblVehicleEF SBUS 54.18 5.82 tblVehicleEF SBUS 9.36 3.67 tblVehicleEF SBUS 4.57 6.22 tblVehicleEF SBUS 0.01 7.7023e-003 tblVehicleEF SBUS 0.74 0.74 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 0.03 0.04 tblVehicleEF SBUS 9.3500e-004 6.5117e-005 tblVehicleEF SBUS 0.01 7.3691e-003 tblVehicleEF SBUS 0.32 0.32 tblVehicleEF SBUS 2.6810e-003 2.6583e-003 tblVehicleEF SBUS 0.02 0.04 tblVehicleEF SBUS 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6990e-003 1.1729e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 0.99 0.34 tblVehicleEF SBUS 1.8970e-003 5.6828e-004 tblVehicleEF SBUS 0.13 0.14 tblVehicleEF SBUS 0.02 0.09 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 46 of 76 2510 West Coast Highway - Orange County, Winter 296 tblVehicleEF SBUS 0.51 0.04 tblVehicleEF SBUS 0.01 3.2521e-003 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 7.1100e-004 5.7616e-005 tblVehicleEF SBUS 3.6990e-003 1.1729e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 1.42 0.48 tblVehicleEF SBUS 1.8970e-003 5.6828e-004 tblVehicleEF SBUS 0.16 0.17 tblVehicleEF SBUS 0.02 0.09 tblVehicleEF SBUS 0.56 0.05 tblVehicleEF UBUS 1.93 5.46 tblVehicleEF UBUS 0.07 0.03 tblVehicleEF UBUS 8.96 37.60 tblVehicleEF UBUS 13.19 1.81 tblVehicleEF UBUS 1,828.32 2,050.53 tblVehicleEF UBUS 133.38 22.76 tblVehicleEF UBUS 4.82 1.11 tblVehicleEF UBUS 0.53 0.08 tblVehicleEF UBUS 0.01 0.03 tblVehicleEF UBUS 0.04 3.2566e-003 tblVehicleEF UBUS 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 tblVehicleEF UBUS 3.0000e-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 tblVehicleEF UBUS 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 47 of 76 2510 West Coast Highway - Orange County, Winter 297 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 3.6270e-003 1.8538e-003 tblVehicleEF UBUS 0.53 0.14 tblVehicleEF UBUS 0.03 0.21 tblVehicleEF UBUS 0.96 0.15 tblVehicleEF UBUS 8.6430e-003 4.3416e-003 tblVehicleEF UBUS 1.5700e-003 2.2519e-004 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 3.6270e-003 1.8538e-003 tblVehicleEF UBUS 2.52 5.65 tblVehicleEF UBUS 0.03 0.21 tblVehicleEF UBUS 1.05 0.16 tblVehicleEF UBUS 1.94 5.46 tblVehicleEF UBUS 0.07 0.03 tblVehicleEF UBUS 9.02 37.60 tblVehicleEF UBUS 11.63 1.61 tblVehicleEF UBUS 1,828.32 2,050.53 tblVehicleEF UBUS 133.38 22.40 tblVehicleEF UBUS 4.53 1.10 tblVehicleEF UBUS 0.53 0.08 tblVehicleEF UBUS 0.01 0.03 tblVehicleEF UBUS 0.04 3.2566e-003 tblVehicleEF UBUS 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 tblVehicleEF UBUS 3.0000e-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 48 of 76 2510 West Coast Highway - Orange County, Winter 298 tblVehicleEF UBUS 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 8.2530e-003 3.6376e-003 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 4.8310e-003 2.4726e-003 tblVehicleEF UBUS 0.53 0.14 tblVehicleEF UBUS 0.03 0.19 tblVehicleEF UBUS 0.89 0.14 tblVehicleEF UBUS 8.6450e-003 4.3416e-003 tblVehicleEF UBUS 1.5430e-003 2.2162e-004 tblVehicleEF UBUS 8.2530e-003 3.6376e-003 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 4.8310e-003 2.4726e-003 tblVehicleEF UBUS 2.53 5.65 tblVehicleEF UBUS 0.03 0.19 tblVehicleEF UBUS 0.98 0.15 tblVehicleEF UBUS 1.93 5.46 tblVehicleEF UBUS 0.07 0.03 tblVehicleEF UBUS 8.95 37.60 tblVehicleEF UBUS 13.46 1.85 tblVehicleEF UBUS 1,828.32 2,050.53 tblVehicleEF UBUS 133.38 22.82 tblVehicleEF UBUS 4.73 1.11 tblVehicleEF UBUS 0.53 0.08 tblVehicleEF UBUS 0.01 0.03 tblVehicleEF UBUS 0.04 3.2566e-003 tblVehicleEF UBUS 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 49 of 76 2510 West Coast Highway - Orange County, Winter 299 2.0 Emissions Summary tblVehicleEF UBUS 3.0000e-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 tblVehicleEF UBUS 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.9610e-003 2.5391e-003 tblVehicleEF UBUS 0.12 0.03 tblVehicleEF UBUS 3.8300e-003 1.7546e-003 tblVehicleEF UBUS 0.52 0.14 tblVehicleEF UBUS 0.04 0.26 tblVehicleEF UBUS 0.98 0.15 tblVehicleEF UBUS 8.6430e-003 4.3416e-003 tblVehicleEF UBUS 1.5750e-003 2.2584e-004 tblVehicleEF UBUS 6.9610e-003 2.5391e-003 tblVehicleEF UBUS 0.12 0.03 tblVehicleEF UBUS 3.8300e-003 1.7546e-003 tblVehicleEF UBUS 2.52 5.65 tblVehicleEF UBUS 0.04 0.26 tblVehicleEF UBUS 1.07 0.16 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 50 of 76 2510 West Coast Highway - Orange County, Winter 300 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2020 1.0077 17.0753 8.4457 0.0336 1.1745 0.5278 1.6465 0.4434 0.4857 0.8898 0.0000 3,599.626 0 3,599.626 0 0.5870 0.0000 3,614.299 9 2021 64.0632 8.6161 8.2439 0.0157 0.3625 0.4509 0.8133 0.0970 0.4148 0.5118 0.0000 1,549.320 5 1,549.320 5 0.3762 0.0000 1,558.726 8 Maximum 64.0632 17.0753 8.4457 0.0336 1.1745 0.5278 1.6465 0.4434 0.4857 0.8898 0.0000 3,599.626 0 3,599.626 0 0.5870 0.0000 3,614.299 9 Unmitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2020 1.0077 17.0753 8.4457 0.0336 0.8025 0.5278 1.1663 0.1910 0.4857 0.6374 0.0000 3,599.626 0 3,599.626 0 0.5870 0.0000 3,614.299 9 2021 64.0632 8.6161 8.2439 0.0157 0.3625 0.4509 0.8133 0.0970 0.4148 0.5118 0.0000 1,549.320 5 1,549.320 5 0.3762 0.0000 1,558.726 8 Maximum 64.0632 17.0753 8.4457 0.0336 0.8025 0.5278 1.1663 0.1910 0.4857 0.6374 0.0000 3,599.626 0 3,599.626 0 0.5870 0.0000 3,614.299 9 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 24.21 0.00 19.52 46.71 0.00 18.01 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 51 of 76 2510 West Coast Highway - Orange County, Winter 301 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Energy 0.0196 0.1683 0.0768 1.0700e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- 003 3.9200e- 003 215.2241 Mobile 1.4677 3.0154 11.8547 0.0329 3.2316 0.0411 3.2727 0.8624 0.0387 0.9011 3,367.387 8 3,367.387 8 0.2086 3,372.602 1 Total 11.7362 3.9433 32.6258 0.0795 3.2316 2.7442 5.9758 0.8624 2.7418 3.6042 327.8421 4,216.542 3 4,544.384 5 1.1954 0.0262 4,582.069 5 Unmitigated Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Energy 0.0196 0.1683 0.0768 1.0700e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- 003 3.9200e- 003 215.2241 Mobile 1.4677 3.0154 11.8547 0.0329 3.2316 0.0411 3.2727 0.8624 0.0387 0.9011 3,367.387 8 3,367.387 8 0.2086 3,372.602 1 Total 11.7362 3.9433 32.6258 0.0795 3.2316 2.7442 5.9758 0.8624 2.7418 3.6042 327.8421 4,216.542 3 4,544.384 5 1.1954 0.0262 4,582.069 5 Mitigated Operational CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 52 of 76 2510 West Coast Highway - Orange County, Winter 302 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Demolition Demolition 9/1/2020 9/14/2020 5 10 2 Site Preparation Site Preparation 9/15/2020 9/15/2020 5 1 3 Grading Grading 9/16/2020 9/17/2020 5 2 4 Building Construction Building Construction 9/18/2020 8/5/2021 5 230 5 Paving Paving 8/6/2021 8/12/2021 5 5 6 Architectural Coating Architectural Coating 8/13/2021 8/19/2021 5 5 OffRoad Equipment ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 69,470; Residential Outdoor: 23,157; Non-Residential Indoor: 16,899; Non-Residential Outdoor: 5,633; Striped Parking Area: 0 (Architectural Coating ±sqft) Acres of Grading (Site Preparation Phase): 0.5 Acres of Grading (Grading Phase): 0 Acres of Paving: 0 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 53 of 76 2510 West Coast Highway - Orange County, Winter 303 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.73 Demolition Rubber Tired Dozers 1 1.00 247 0.40 Demolition Tractors/Loaders/Backhoes 2 6.00 97 0.37 Site Preparation Graders 1 8.00 187 0.41 Site Preparation Tractors/Loaders/Backhoes 1 8.00 97 0.37 Grading Concrete/Industrial Saws 1 8.00 81 0.73 Grading Rubber Tired Dozers 1 1.00 247 0.40 Grading Tractors/Loaders/Backhoes 2 6.00 97 0.37 Building Construction Cranes 1 4.00 231 0.29 Building Construction Forklifts 2 6.00 89 0.20 Building Construction Tractors/Loaders/Backhoes 2 8.00 97 0.37 Paving Cement and Mortar Mixers 4 6.00 9 0.56 Paving Pavers 1 7.00 130 0.42 Paving Rollers 1 7.00 80 0.38 Paving Tractors/Loaders/Backhoes 1 7.00 97 0.37 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Demolition 4 10.00 0.00 45.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 2 5.00 0.00 31.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Grading 4 10.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 5 29.00 6.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Paving 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 6.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 54 of 76 2510 West Coast Highway - Orange County, Winter 304 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.9844 0.0000 0.9844 0.1490 0.0000 0.1490 0.0000 0.0000 Off-Road 0.8674 7.8729 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Total 0.8674 7.8729 7.6226 0.0120 0.9844 0.4672 1.4516 0.1490 0.4457 0.5947 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Water Exposed Area CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 55 of 76 2510 West Coast Highway - Orange County, Winter 305 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0348 1.2529 0.3292 3.3900e- 003 0.0784 4.0800e- 003 0.0824 0.0215 3.9000e- 003 0.0254 378.0810 378.0810 0.0407 379.0994 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0434 0.0266 0.3025 1.0300e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 103.1621 103.1621 2.3500e- 003 103.2210 Total 0.0783 1.2796 0.6317 4.4200e- 003 0.1901 4.8200e- 003 0.1950 0.0511 4.5800e- 003 0.0557 481.2431 481.2431 0.0431 482.3204 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.3839 0.0000 0.3839 0.0581 0.0000 0.0581 0.0000 0.0000 Off-Road 0.8674 7.8729 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Total 0.8674 7.8729 7.6226 0.0120 0.3839 0.4672 0.8511 0.0581 0.4457 0.5038 0.0000 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 56 of 76 2510 West Coast Highway - Orange County, Winter 306 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0348 1.2529 0.3292 3.3900e- 003 0.0784 4.0800e- 003 0.0824 0.0215 3.9000e- 003 0.0254 378.0810 378.0810 0.0407 379.0994 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0434 0.0266 0.3025 1.0300e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 103.1621 103.1621 2.3500e- 003 103.2210 Total 0.0783 1.2796 0.6317 4.4200e- 003 0.1901 4.8200e- 003 0.1950 0.0511 4.5800e- 003 0.0557 481.2431 481.2431 0.0431 482.3204 Mitigated Construction Off-Site 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.5303 0.0000 0.5303 0.0573 0.0000 0.0573 0.0000 0.0000 Off-Road 0.6853 8.4307 4.0942 9.7400e- 003 0.3353 0.3353 0.3085 0.3085 943.4872 943.4872 0.3051 951.1158 Total 0.6853 8.4307 4.0942 9.7400e- 003 0.5303 0.3353 0.8656 0.0573 0.3085 0.3658 943.4872 943.4872 0.3051 951.1158 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 57 of 76 2510 West Coast Highway - Orange County, Winter 307 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.2399 8.6314 2.2677 0.0234 0.5398 0.0281 0.5679 0.1478 0.0269 0.1747 2,604.557 7 2,604.557 7 0.2806 2,611.5737 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0217 0.0133 0.1513 5.2000e- 004 0.0559 3.7000e- 004 0.0563 0.0148 3.4000e- 004 0.0152 51.5811 51.5811 1.1800e- 003 51.6105 Total 0.2616 8.6447 2.4190 0.0239 0.5957 0.0285 0.6241 0.1626 0.0272 0.1898 2,656.138 8 2,656.138 8 0.2818 2,663.184 2 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.2068 0.0000 0.2068 0.0223 0.0000 0.0223 0.0000 0.0000 Off-Road 0.6853 8.4307 4.0942 9.7400e- 003 0.3353 0.3353 0.3085 0.3085 0.0000 943.4872 943.4872 0.3051 951.1158 Total 0.6853 8.4307 4.0942 9.7400e- 003 0.2068 0.3353 0.5421 0.0223 0.3085 0.3309 0.0000 943.4872 943.4872 0.3051 951.1158 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 58 of 76 2510 West Coast Highway - Orange County, Winter 308 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.2399 8.6314 2.2677 0.0234 0.5398 0.0281 0.5679 0.1478 0.0269 0.1747 2,604.557 7 2,604.557 7 0.2806 2,611.5737 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0217 0.0133 0.1513 5.2000e- 004 0.0559 3.7000e- 004 0.0563 0.0148 3.4000e- 004 0.0152 51.5811 51.5811 1.1800e- 003 51.6105 Total 0.2616 8.6447 2.4190 0.0239 0.5957 0.0285 0.6241 0.1626 0.0272 0.1898 2,656.138 8 2,656.138 8 0.2818 2,663.184 2 Mitigated Construction Off-Site 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.7528 0.0000 0.7528 0.4138 0.0000 0.4138 0.0000 0.0000 Off-Road 0.8674 7.8729 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Total 0.8674 7.8729 7.6226 0.0120 0.7528 0.4672 1.2200 0.4138 0.4457 0.8595 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 59 of 76 2510 West Coast Highway - Orange County, Winter 309 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0434 0.0266 0.3025 1.0300e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 103.1621 103.1621 2.3500e- 003 103.2210 Total 0.0434 0.0266 0.3025 1.0300e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 103.1621 103.1621 2.3500e- 003 103.2210 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 0.2936 0.0000 0.2936 0.1614 0.0000 0.1614 0.0000 0.0000 Off-Road 0.8674 7.8729 7.6226 0.0120 0.4672 0.4672 0.4457 0.4457 0.0000 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Total 0.8674 7.8729 7.6226 0.0120 0.2936 0.4672 0.7608 0.1614 0.4457 0.6070 0.0000 1,147.235 2 1,147.235 2 0.2169 1,152.657 8 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 60 of 76 2510 West Coast Highway - Orange County, Winter 310 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0434 0.0266 0.3025 1.0300e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 103.1621 103.1621 2.3500e- 003 103.2210 Total 0.0434 0.0266 0.3025 1.0300e- 003 0.1118 7.4000e- 004 0.1125 0.0296 6.8000e- 004 0.0303 103.1621 103.1621 2.3500e- 003 103.2210 Mitigated Construction Off-Site 3.5 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1 1,102.978 1 0.3567 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 1,102.978 1 1,102.978 1 0.3567 1,111.896 2 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 61 of 76 2510 West Coast Highway - Orange County, Winter 311 3.5 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0200 0.6249 0.1808 1.4600e- 003 0.0383 3.3200e- 003 0.0417 0.0110 3.1700e- 003 0.0142 158.6796 158.6796 0.0138 159.0252 Worker 0.1259 0.0772 0.8774 3.0000e- 003 0.3242 2.1400e- 003 0.3263 0.0860 1.9700e- 003 0.0879 299.1701 299.1701 6.8300e- 003 299.3408 Total 0.1460 0.7020 1.0582 4.4600e- 003 0.3625 5.4600e- 003 0.3680 0.0970 5.1400e- 003 0.1022 457.8498 457.8498 0.0207 458.3659 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 0.0000 1,102.978 1 1,102.978 1 0.3567 1,111.8962 Total 0.8617 8.8523 7.3875 0.0114 0.5224 0.5224 0.4806 0.4806 0.0000 1,102.978 1 1,102.978 1 0.3567 1,111.896 2 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 62 of 76 2510 West Coast Highway - Orange County, Winter 312 3.5 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0200 0.6249 0.1808 1.4600e- 003 0.0383 3.3200e- 003 0.0417 0.0110 3.1700e- 003 0.0142 158.6796 158.6796 0.0138 159.0252 Worker 0.1259 0.0772 0.8774 3.0000e- 003 0.3242 2.1400e- 003 0.3263 0.0860 1.9700e- 003 0.0879 299.1701 299.1701 6.8300e- 003 299.3408 Total 0.1460 0.7020 1.0582 4.4600e- 003 0.3625 5.4600e- 003 0.3680 0.0970 5.1400e- 003 0.1022 457.8498 457.8498 0.0207 458.3659 Mitigated Construction Off-Site 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 1,103.215 8 1,103.215 8 0.3568 1,112.1358 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 1,103.215 8 1,103.215 8 0.3568 1,112.135 8 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 63 of 76 2510 West Coast Highway - Orange County, Winter 313 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0168 0.5616 0.1675 1.4400e- 003 0.0383 1.2100e- 003 0.0396 0.0110 1.1600e- 003 0.0122 157.3134 157.3134 0.0133 157.6450 Worker 0.1185 0.0696 0.8128 2.9000e- 003 0.3242 2.1000e- 003 0.3263 0.0860 1.9300e- 003 0.0879 288.7913 288.7913 6.1800e- 003 288.9459 Total 0.1353 0.6312 0.9803 4.3400e- 003 0.3625 3.3100e- 003 0.3658 0.0970 3.0900e- 003 0.1001 446.1047 446.1047 0.0194 446.5910 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 1,103.215 8 1,103.215 8 0.3568 1,112.1358 Total 0.7750 7.9850 7.2637 0.0114 0.4475 0.4475 0.4117 0.4117 0.0000 1,103.215 8 1,103.215 8 0.3568 1,112.135 8 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 64 of 76 2510 West Coast Highway - Orange County, Winter 314 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0168 0.5616 0.1675 1.4400e- 003 0.0383 1.2100e- 003 0.0396 0.0110 1.1600e- 003 0.0122 157.3134 157.3134 0.0133 157.6450 Worker 0.1185 0.0696 0.8128 2.9000e- 003 0.3242 2.1000e- 003 0.3263 0.0860 1.9300e- 003 0.0879 288.7913 288.7913 6.1800e- 003 288.9459 Total 0.1353 0.6312 0.9803 4.3400e- 003 0.3625 3.3100e- 003 0.3658 0.0970 3.0900e- 003 0.1001 446.1047 446.1047 0.0194 446.5910 Mitigated Construction Off-Site 3.6 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 1,035.342 5 1,035.342 5 0.3016 1,042.881 8 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 1,035.342 5 1,035.342 5 0.3016 1,042.881 8 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 65 of 76 2510 West Coast Highway - Orange County, Winter 315 3.6 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0736 0.0432 0.5045 1.8000e- 003 0.2012 1.3000e- 003 0.2025 0.0534 1.2000e- 003 0.0546 179.2498 179.2498 3.8400e- 003 179.3458 Total 0.0736 0.0432 0.5045 1.8000e- 003 0.2012 1.3000e- 003 0.2025 0.0534 1.2000e- 003 0.0546 179.2498 179.2498 3.8400e- 003 179.3458 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 0.0000 1,035.342 5 1,035.342 5 0.3016 1,042.881 8 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.7214 6.7178 7.0899 0.0113 0.3534 0.3534 0.3286 0.3286 0.0000 1,035.342 5 1,035.342 5 0.3016 1,042.881 8 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 66 of 76 2510 West Coast Highway - Orange County, Winter 316 3.6 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0736 0.0432 0.5045 1.8000e- 003 0.2012 1.3000e- 003 0.2025 0.0534 1.2000e- 003 0.0546 179.2498 179.2498 3.8400e- 003 179.3458 Total 0.0736 0.0432 0.5045 1.8000e- 003 0.2012 1.3000e- 003 0.2025 0.0534 1.2000e- 003 0.0546 179.2498 179.2498 3.8400e- 003 179.3458 Mitigated Construction Off-Site 3.7 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 63.8198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Total 64.0387 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 67 of 76 2510 West Coast Highway - Orange County, Winter 317 3.7 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0245 0.0144 0.1682 6.0000e- 004 0.0671 4.3000e- 004 0.0675 0.0178 4.0000e- 004 0.0182 59.7499 59.7499 1.2800e- 003 59.7819 Total 0.0245 0.0144 0.1682 6.0000e- 004 0.0671 4.3000e- 004 0.0675 0.0178 4.0000e- 004 0.0182 59.7499 59.7499 1.2800e- 003 59.7819 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 63.8198 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Total 64.0387 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 68 of 76 2510 West Coast Highway - Orange County, Winter 318 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.7 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0245 0.0144 0.1682 6.0000e- 004 0.0671 4.3000e- 004 0.0675 0.0178 4.0000e- 004 0.0182 59.7499 59.7499 1.2800e- 003 59.7819 Total 0.0245 0.0144 0.1682 6.0000e- 004 0.0671 4.3000e- 004 0.0675 0.0178 4.0000e- 004 0.0182 59.7499 59.7499 1.2800e- 003 59.7819 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 69 of 76 2510 West Coast Highway - Orange County, Winter 319 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 1.4677 3.0154 11.8547 0.0329 3.2316 0.0411 3.2727 0.8624 0.0387 0.9011 3,367.387 8 3,367.387 8 0.2086 3,372.602 1 Unmitigated 1.4677 3.0154 11.8547 0.0329 3.2316 0.0411 3.2727 0.8624 0.0387 0.9011 3,367.387 8 3,367.387 8 0.2086 3,372.602 1 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Condo/Townhouse 203.35 198.45 169.40 675,913 675,913 Office Park 28.78 4.13 1.92 72,371 72,371 Strip Mall 387.36 367.43 178.56 674,816 674,816 Total 619.49 570.01 349.87 1,423,099 1,423,099 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by Condo/Townhouse 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3 Office Park 16.60 8.40 6.90 33.00 48.00 19.00 82 15 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 70 of 76 2510 West Coast Highway - Orange County, Winter 320 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day NaturalGas Mitigated 0.0196 0.1683 0.0768 1.0700e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- 003 3.9200e- 003 215.2241 NaturalGas Unmitigated 0.0196 0.1683 0.0768 1.0700e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1000e- 003 3.9200e- 003 215.2241 5.1 Mitigation Measures Energy Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Condo/Townhouse 0.558976 0.043534 0.209821 0.113949 0.016111 0.005791 0.025447 0.016654 0.001713 0.001553 0.004896 0.000590 0.000966 Office Park 0.558976 0.043534 0.209821 0.113949 0.016111 0.005791 0.025447 0.016654 0.001713 0.001553 0.004896 0.000590 0.000966 Strip Mall 0.558976 0.043534 0.209821 0.113949 0.016111 0.005791 0.025447 0.016654 0.001713 0.001553 0.004896 0.000590 0.000966 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 71 of 76 2510 West Coast Highway - Orange County, Winter 321 6.0 Area Detail 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day Condo/Townhous e 1692.05 0.0183 0.1559 0.0664 1.0000e- 003 0.0126 0.0126 0.0126 0.0126 199.0643 199.0643 3.8200e- 003 3.6500e- 003 200.2473 Office Park 78.6555 8.5000e- 004 7.7100e- 003 6.4800e- 003 5.0000e- 005 5.9000e- 004 5.9000e- 004 5.9000e- 004 5.9000e- 004 9.2536 9.2536 1.8000e- 004 1.7000e- 004 9.3086 Strip Mall 47.8959 5.2000e- 004 4.7000e- 003 3.9400e- 003 3.0000e- 005 3.6000e- 004 3.6000e- 004 3.6000e- 004 3.6000e- 004 5.6348 5.6348 1.1000e- 004 1.0000e- 004 5.6683 Total 0.0196 0.1683 0.0768 1.0800e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 003 3.9200e- 003 215.2241 Unmitigated NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day Condo/Townhous e 1.69205 0.0183 0.1559 0.0664 1.0000e- 003 0.0126 0.0126 0.0126 0.0126 199.0643 199.0643 3.8200e- 003 3.6500e- 003 200.2473 Office Park 0.0786555 8.5000e- 004 7.7100e- 003 6.4800e- 003 5.0000e- 005 5.9000e- 004 5.9000e- 004 5.9000e- 004 5.9000e- 004 9.2536 9.2536 1.8000e- 004 1.7000e- 004 9.3086 Strip Mall 0.0478959 5.2000e- 004 4.7000e- 003 3.9400e- 003 3.0000e- 005 3.6000e- 004 3.6000e- 004 3.6000e- 004 3.6000e- 004 5.6348 5.6348 1.1000e- 004 1.0000e- 004 5.6683 Total 0.0196 0.1683 0.0768 1.0800e- 003 0.0136 0.0136 0.0136 0.0136 213.9527 213.9527 4.1100e- 003 3.9200e- 003 215.2241 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 72 of 76 2510 West Coast Highway - Orange County, Winter 322 6.1 Mitigation Measures Area 6.0 Area Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Unmitigated 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 73 of 76 2510 West Coast Highway - Orange County, Winter 323 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.0874 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.9023 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 630.0000 957.8421 0.9777 0.0223 988.9153 Landscaping 0.0878 0.0334 2.8950 1.5000e- 004 0.0160 0.0160 0.0160 0.0160 5.2018 5.2018 5.0500e- 003 5.3279 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 74 of 76 2510 West Coast Highway - Orange County, Winter 324 8.1 Mitigation Measures Waste 7.1 Mitigation Measures Water 7.0 Water Detail 8.0 Waste Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.0874 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.9023 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 9.1713 0.7262 17.7993 0.0454 2.6736 2.6736 2.6736 2.6736 327.8421 630.0000 957.8421 0.9777 0.0223 988.9153 Landscaping 0.0878 0.0334 2.8950 1.5000e- 004 0.0160 0.0160 0.0160 0.0160 5.2018 5.2018 5.0500e- 003 5.3279 Total 10.2488 0.7596 20.6943 0.0456 2.6896 2.6896 2.6896 2.6896 327.8421 635.2018 963.0439 0.9827 0.0223 994.2433 Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 75 of 76 2510 West Coast Highway - Orange County, Winter 325 11.0 Vegetation Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:40 AMPage 76 of 76 2510 West Coast Highway - Orange County, Winter 326 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Office Park 2.52 1000sqft 0.00 2,525.00 0 Condo/Townhouse 35.00 Dwelling Unit 0.98 34,306.00 100 Strip Mall 8.74 1000sqft 0.00 8,741.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 8 Wind Speed (m/s)Precipitation Freq (Days)2.2 30 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Southern California Edison 2021Operational Year CO2 Intensity (lb/MWhr) 702.44 0.029CH4 Intensity (lb/MWhr) 0.006N2O Intensity (lb/MWhr) 2510 West Coast Highway Orange County, Annual CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 1 of 82 2510 West Coast Highway - Orange County, Annual 327 Project Characteristics - Land Use - Per noise study and architectural drawing Construction Phase - Per AQ memo Demolition - Grading - Vehicle Emission Factors - Vehicle Emission Factors - Vehicle Emission Factors - Land Use Change - Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblConstructionPhase NumDays 100.00 230.00 tblGrading MaterialImported 0.00 310.00 tblLandUse LandUseSquareFeet 2,520.00 2,525.00 tblLandUse LandUseSquareFeet 35,000.00 34,306.00 tblLandUse LandUseSquareFeet 8,740.00 8,741.00 tblLandUse LotAcreage 0.06 0.00 tblLandUse LotAcreage 2.19 0.98 tblLandUse LotAcreage 0.20 0.00 tblVehicleEF HHD 0.63 0.03 tblVehicleEF HHD 0.16 0.14 tblVehicleEF HHD 0.08 8.1503e-007 tblVehicleEF HHD 2.36 5.39 tblVehicleEF HHD 1.29 0.84 tblVehicleEF HHD 3.99 0.01 tblVehicleEF HHD 4,116.44 1,057.87 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 2 of 82 2510 West Coast Highway - Orange County, Annual 328 tblVehicleEF HHD 1,683.99 1,517.44 tblVehicleEF HHD 12.64 0.09 tblVehicleEF HHD 20.04 5.92 tblVehicleEF HHD 3.96 3.93 tblVehicleEF HHD 0.02 8.4879e-003 tblVehicleEF HHD 0.06 0.06 tblVehicleEF HHD 0.03 0.04 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.1600e-004 1.4783e-006 tblVehicleEF HHD 0.02 8.1207e-003 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 8.6750e-003 8.7677e-003 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.0700e-004 1.3593e-006 tblVehicleEF HHD 1.1800e-004 5.8030e-006 tblVehicleEF HHD 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.57 0.41 tblVehicleEF HHD 8.9000e-005 4.1063e-006 tblVehicleEF HHD 0.13 0.12 tblVehicleEF HHD 4.6300e-004 1.1212e-003 tblVehicleEF HHD 0.10 4.2665e-006 tblVehicleEF HHD 0.04 9.6941e-003 tblVehicleEF HHD 0.02 0.01 tblVehicleEF HHD 1.9200e-004 8.5664e-007 tblVehicleEF HHD 1.1800e-004 5.8030e-006 tblVehicleEF HHD 4.9160e-003 2.4273e-004 tblVehicleEF HHD 0.68 0.48 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 3 of 82 2510 West Coast Highway - Orange County, Annual 329 tblVehicleEF HHD 8.9000e-005 4.1063e-006 tblVehicleEF HHD 0.31 0.27 tblVehicleEF HHD 4.6300e-004 1.1212e-003 tblVehicleEF HHD 0.11 4.6713e-006 tblVehicleEF HHD 0.59 0.03 tblVehicleEF HHD 0.16 0.14 tblVehicleEF HHD 0.08 7.8282e-007 tblVehicleEF HHD 1.72 5.25 tblVehicleEF HHD 1.30 0.84 tblVehicleEF HHD 3.80 0.01 tblVehicleEF HHD 4,359.67 1,057.02 tblVehicleEF HHD 1,683.99 1,517.44 tblVehicleEF HHD 12.64 0.09 tblVehicleEF HHD 20.68 5.78 tblVehicleEF HHD 3.75 3.72 tblVehicleEF HHD 0.02 7.8073e-003 tblVehicleEF HHD 0.06 0.06 tblVehicleEF HHD 0.03 0.04 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.1600e-004 1.4783e-006 tblVehicleEF HHD 0.02 7.4696e-003 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 8.6750e-003 8.7677e-003 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.0700e-004 1.3593e-006 tblVehicleEF HHD 1.6900e-004 8.5198e-006 tblVehicleEF HHD 5.0090e-003 2.4616e-004 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 4 of 82 2510 West Coast Highway - Orange County, Annual 330 tblVehicleEF HHD 0.54 0.43 tblVehicleEF HHD 1.2500e-004 6.0857e-006 tblVehicleEF HHD 0.13 0.12 tblVehicleEF HHD 4.4900e-004 1.1012e-003 tblVehicleEF HHD 0.09 4.1088e-006 tblVehicleEF HHD 0.04 9.6851e-003 tblVehicleEF HHD 0.02 0.01 tblVehicleEF HHD 1.8900e-004 8.4844e-007 tblVehicleEF HHD 1.6900e-004 8.5198e-006 tblVehicleEF HHD 5.0090e-003 2.4616e-004 tblVehicleEF HHD 0.64 0.50 tblVehicleEF HHD 1.2500e-004 6.0857e-006 tblVehicleEF HHD 0.31 0.27 tblVehicleEF HHD 4.4900e-004 1.1012e-003 tblVehicleEF HHD 0.10 4.4987e-006 tblVehicleEF HHD 0.68 0.02 tblVehicleEF HHD 0.16 5.0361e-003 tblVehicleEF HHD 0.08 8.2267e-007 tblVehicleEF HHD 3.25 5.42 tblVehicleEF HHD 1.29 0.46 tblVehicleEF HHD 4.03 0.01 tblVehicleEF HHD 3,780.54 1,027.42 tblVehicleEF HHD 1,683.99 1,421.63 tblVehicleEF HHD 12.64 0.09 tblVehicleEF HHD 19.16 5.92 tblVehicleEF HHD 3.89 3.78 tblVehicleEF HHD 0.02 8.9816e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 5 of 82 2510 West Coast Highway - Orange County, Annual 331 tblVehicleEF HHD 0.06 0.06 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.1600e-004 1.4783e-006 tblVehicleEF HHD 0.02 8.5930e-003 tblVehicleEF HHD 0.03 0.03 tblVehicleEF HHD 8.6750e-003 8.5162e-003 tblVehicleEF HHD 0.02 0.05 tblVehicleEF HHD 1.0700e-004 1.3593e-006 tblVehicleEF HHD 1.1700e-004 6.0588e-006 tblVehicleEF HHD 5.3110e-003 2.7018e-004 tblVehicleEF HHD 0.61 0.39 tblVehicleEF HHD 9.0000e-005 4.2977e-006 tblVehicleEF HHD 0.13 0.11 tblVehicleEF HHD 5.0200e-004 1.1943e-003 tblVehicleEF HHD 0.10 4.3030e-006 tblVehicleEF HHD 0.03 9.7066e-003 tblVehicleEF HHD 0.02 0.01 tblVehicleEF HHD 1.9300e-004 8.5821e-007 tblVehicleEF HHD 1.1700e-004 6.0588e-006 tblVehicleEF HHD 5.3110e-003 2.7018e-004 tblVehicleEF HHD 0.73 0.44 tblVehicleEF HHD 9.0000e-005 4.2977e-006 tblVehicleEF HHD 0.31 0.12 tblVehicleEF HHD 5.0200e-004 1.1943e-003 tblVehicleEF HHD 0.11 4.7113e-006 tblVehicleEF LDA 4.3340e-003 2.6622e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 6 of 82 2510 West Coast Highway - Orange County, Annual 332 tblVehicleEF LDA 5.1760e-003 0.05 tblVehicleEF LDA 0.58 0.68 tblVehicleEF LDA 1.10 2.11 tblVehicleEF LDA 263.86 265.52 tblVehicleEF LDA 58.33 54.23 tblVehicleEF LDA 0.05 0.04 tblVehicleEF LDA 0.04 0.04 tblVehicleEF LDA 8.0000e-003 7.8475e-003 tblVehicleEF LDA 1.9130e-003 1.6723e-003 tblVehicleEF LDA 2.2790e-003 1.9248e-003 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 2.0000e-003 1.9619e-003 tblVehicleEF LDA 1.7630e-003 1.5403e-003 tblVehicleEF LDA 2.0960e-003 1.7699e-003 tblVehicleEF LDA 0.04 0.05 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.01 0.01 tblVehicleEF LDA 0.04 0.21 tblVehicleEF LDA 0.07 0.23 tblVehicleEF LDA 2.6420e-003 2.6267e-003 tblVehicleEF LDA 6.0200e-004 5.3662e-004 tblVehicleEF LDA 0.04 0.05 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.02 0.01 tblVehicleEF LDA 0.04 0.21 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 7 of 82 2510 West Coast Highway - Orange County, Annual 333 tblVehicleEF LDA 0.08 0.25 tblVehicleEF LDA 4.5760e-003 2.8325e-003 tblVehicleEF LDA 4.6500e-003 0.05 tblVehicleEF LDA 0.63 0.74 tblVehicleEF LDA 0.95 1.82 tblVehicleEF LDA 274.96 276.40 tblVehicleEF LDA 58.33 53.69 tblVehicleEF LDA 0.04 0.03 tblVehicleEF LDA 0.04 0.04 tblVehicleEF LDA 8.0000e-003 7.8475e-003 tblVehicleEF LDA 1.9130e-003 1.6723e-003 tblVehicleEF LDA 2.2790e-003 1.9248e-003 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 2.0000e-003 1.9619e-003 tblVehicleEF LDA 1.7630e-003 1.5403e-003 tblVehicleEF LDA 2.0960e-003 1.7699e-003 tblVehicleEF LDA 0.05 0.07 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.05 0.07 tblVehicleEF LDA 0.01 0.01 tblVehicleEF LDA 0.04 0.19 tblVehicleEF LDA 0.06 0.21 tblVehicleEF LDA 2.7540e-003 2.7344e-003 tblVehicleEF LDA 5.9900e-004 5.3128e-004 tblVehicleEF LDA 0.05 0.07 tblVehicleEF LDA 0.09 0.10 tblVehicleEF LDA 0.05 0.07 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 8 of 82 2510 West Coast Highway - Orange County, Annual 334 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 0.04 0.19 tblVehicleEF LDA 0.07 0.23 tblVehicleEF LDA 4.2520e-003 2.6083e-003 tblVehicleEF LDA 5.2830e-003 0.05 tblVehicleEF LDA 0.56 0.65 tblVehicleEF LDA 1.13 2.18 tblVehicleEF LDA 259.76 261.50 tblVehicleEF LDA 58.33 54.34 tblVehicleEF LDA 0.05 0.04 tblVehicleEF LDA 0.04 0.04 tblVehicleEF LDA 8.0000e-003 7.8475e-003 tblVehicleEF LDA 1.9130e-003 1.6723e-003 tblVehicleEF LDA 2.2790e-003 1.9248e-003 tblVehicleEF LDA 0.02 0.02 tblVehicleEF LDA 2.0000e-003 1.9619e-003 tblVehicleEF LDA 1.7630e-003 1.5403e-003 tblVehicleEF LDA 2.0960e-003 1.7699e-003 tblVehicleEF LDA 0.04 0.05 tblVehicleEF LDA 0.10 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.01 0.01 tblVehicleEF LDA 0.04 0.23 tblVehicleEF LDA 0.07 0.23 tblVehicleEF LDA 2.6010e-003 2.5869e-003 tblVehicleEF LDA 6.0200e-004 5.3778e-004 tblVehicleEF LDA 0.04 0.05 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 9 of 82 2510 West Coast Highway - Orange County, Annual 335 tblVehicleEF LDA 0.10 0.10 tblVehicleEF LDA 0.03 0.05 tblVehicleEF LDA 0.02 0.01 tblVehicleEF LDA 0.04 0.23 tblVehicleEF LDA 0.08 0.26 tblVehicleEF LDT1 9.9920e-003 6.2082e-003 tblVehicleEF LDT1 0.01 0.07 tblVehicleEF LDT1 1.19 1.26 tblVehicleEF LDT1 2.74 2.32 tblVehicleEF LDT1 324.21 313.05 tblVehicleEF LDT1 71.81 65.11 tblVehicleEF LDT1 0.11 0.10 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 8.0000e-003 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 0.02 0.02 tblVehicleEF LDT1 2.0000e-003 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 0.12 0.12 tblVehicleEF LDT1 0.25 0.19 tblVehicleEF LDT1 0.10 0.11 tblVehicleEF LDT1 0.02 0.03 tblVehicleEF LDT1 0.16 0.66 tblVehicleEF LDT1 0.19 0.36 tblVehicleEF LDT1 3.2560e-003 3.0978e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 10 of 82 2510 West Coast Highway - Orange County, Annual 336 tblVehicleEF LDT1 7.6600e-004 6.4435e-004 tblVehicleEF LDT1 0.12 0.12 tblVehicleEF LDT1 0.25 0.19 tblVehicleEF LDT1 0.10 0.11 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 0.16 0.66 tblVehicleEF LDT1 0.21 0.40 tblVehicleEF LDT1 0.01 6.5571e-003 tblVehicleEF LDT1 0.01 0.07 tblVehicleEF LDT1 1.28 1.36 tblVehicleEF LDT1 2.36 2.00 tblVehicleEF LDT1 337.31 324.18 tblVehicleEF LDT1 71.81 64.47 tblVehicleEF LDT1 0.10 0.09 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 8.0000e-003 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 0.02 0.02 tblVehicleEF LDT1 2.0000e-003 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 0.17 0.18 tblVehicleEF LDT1 0.26 0.20 tblVehicleEF LDT1 0.14 0.15 tblVehicleEF LDT1 0.03 0.03 tblVehicleEF LDT1 0.14 0.61 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 11 of 82 2510 West Coast Highway - Orange County, Annual 337 tblVehicleEF LDT1 0.17 0.32 tblVehicleEF LDT1 3.3880e-003 3.2080e-003 tblVehicleEF LDT1 7.5900e-004 6.3799e-004 tblVehicleEF LDT1 0.17 0.18 tblVehicleEF LDT1 0.26 0.20 tblVehicleEF LDT1 0.14 0.15 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 0.14 0.61 tblVehicleEF LDT1 0.19 0.36 tblVehicleEF LDT1 9.8200e-003 6.0953e-003 tblVehicleEF LDT1 0.01 0.07 tblVehicleEF LDT1 1.16 1.22 tblVehicleEF LDT1 2.82 2.40 tblVehicleEF LDT1 319.38 308.94 tblVehicleEF LDT1 71.81 65.25 tblVehicleEF LDT1 0.11 0.10 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 8.0000e-003 7.9540e-003 tblVehicleEF LDT1 2.5570e-003 2.3060e-003 tblVehicleEF LDT1 3.2780e-003 2.6454e-003 tblVehicleEF LDT1 0.02 0.02 tblVehicleEF LDT1 2.0000e-003 1.9885e-003 tblVehicleEF LDT1 2.3530e-003 2.1217e-003 tblVehicleEF LDT1 3.0150e-003 2.4325e-003 tblVehicleEF LDT1 0.12 0.13 tblVehicleEF LDT1 0.29 0.22 tblVehicleEF LDT1 0.10 0.11 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 12 of 82 2510 West Coast Highway - Orange County, Annual 338 tblVehicleEF LDT1 0.02 0.03 tblVehicleEF LDT1 0.18 0.78 tblVehicleEF LDT1 0.19 0.37 tblVehicleEF LDT1 3.2070e-003 3.0572e-003 tblVehicleEF LDT1 7.6700e-004 6.4574e-004 tblVehicleEF LDT1 0.12 0.13 tblVehicleEF LDT1 0.29 0.22 tblVehicleEF LDT1 0.10 0.11 tblVehicleEF LDT1 0.04 0.04 tblVehicleEF LDT1 0.18 0.78 tblVehicleEF LDT1 0.21 0.41 tblVehicleEF LDT2 5.7840e-003 4.0565e-003 tblVehicleEF LDT2 6.6620e-003 0.07 tblVehicleEF LDT2 0.74 0.91 tblVehicleEF LDT2 1.41 2.69 tblVehicleEF LDT2 369.26 341.01 tblVehicleEF LDT2 81.71 71.31 tblVehicleEF LDT2 0.07 0.07 tblVehicleEF LDT2 0.04 0.04 tblVehicleEF LDT2 8.0000e-003 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 2.0000e-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 0.05 0.07 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 13 of 82 2510 West Coast Highway - Orange County, Annual 339 tblVehicleEF LDT2 0.11 0.12 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.01 0.02 tblVehicleEF LDT2 0.06 0.39 tblVehicleEF LDT2 0.09 0.32 tblVehicleEF LDT2 3.6980e-003 3.3737e-003 tblVehicleEF LDT2 8.4100e-004 7.0569e-004 tblVehicleEF LDT2 0.05 0.07 tblVehicleEF LDT2 0.11 0.12 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.06 0.39 tblVehicleEF LDT2 0.10 0.35 tblVehicleEF LDT2 6.1050e-003 4.3054e-003 tblVehicleEF LDT2 5.9960e-003 0.06 tblVehicleEF LDT2 0.80 0.99 tblVehicleEF LDT2 1.22 2.32 tblVehicleEF LDT2 384.42 352.00 tblVehicleEF LDT2 81.71 70.61 tblVehicleEF LDT2 0.06 0.06 tblVehicleEF LDT2 0.04 0.04 tblVehicleEF LDT2 8.0000e-003 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 2.0000e-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 14 of 82 2510 West Coast Highway - Orange County, Annual 340 tblVehicleEF LDT2 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 0.07 0.11 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.07 0.10 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.05 0.36 tblVehicleEF LDT2 0.08 0.29 tblVehicleEF LDT2 3.8500e-003 3.4825e-003 tblVehicleEF LDT2 8.3800e-004 6.9879e-004 tblVehicleEF LDT2 0.07 0.11 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.07 0.10 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.05 0.36 tblVehicleEF LDT2 0.09 0.31 tblVehicleEF LDT2 5.6750e-003 3.9776e-003 tblVehicleEF LDT2 6.7990e-003 0.07 tblVehicleEF LDT2 0.72 0.88 tblVehicleEF LDT2 1.45 2.77 tblVehicleEF LDT2 363.66 336.95 tblVehicleEF LDT2 81.71 71.46 tblVehicleEF LDT2 0.07 0.07 tblVehicleEF LDT2 0.04 0.04 tblVehicleEF LDT2 8.0000e-003 7.9476e-003 tblVehicleEF LDT2 1.8090e-003 1.6369e-003 tblVehicleEF LDT2 2.1990e-003 1.8210e-003 tblVehicleEF LDT2 0.02 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 15 of 82 2510 West Coast Highway - Orange County, Annual 341 tblVehicleEF LDT2 2.0000e-003 1.9869e-003 tblVehicleEF LDT2 1.6640e-003 1.5065e-003 tblVehicleEF LDT2 2.0220e-003 1.6744e-003 tblVehicleEF LDT2 0.04 0.07 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.01 0.02 tblVehicleEF LDT2 0.07 0.46 tblVehicleEF LDT2 0.09 0.33 tblVehicleEF LDT2 3.6420e-003 3.3336e-003 tblVehicleEF LDT2 8.4100e-004 7.0720e-004 tblVehicleEF LDT2 0.04 0.07 tblVehicleEF LDT2 0.11 0.13 tblVehicleEF LDT2 0.05 0.08 tblVehicleEF LDT2 0.02 0.02 tblVehicleEF LDT2 0.07 0.46 tblVehicleEF LDT2 0.10 0.36 tblVehicleEF LHD1 5.7990e-003 5.8183e-003 tblVehicleEF LHD1 0.01 5.0096e-003 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 0.15 0.19 tblVehicleEF LHD1 0.78 0.57 tblVehicleEF LHD1 2.55 1.09 tblVehicleEF LHD1 9.03 9.05 tblVehicleEF LHD1 603.73 667.72 tblVehicleEF LHD1 33.13 12.41 tblVehicleEF LHD1 0.08 0.06 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 16 of 82 2510 West Coast Highway - Orange County, Annual 342 tblVehicleEF LHD1 1.27 0.81 tblVehicleEF LHD1 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 0.08 0.08 tblVehicleEF LHD1 0.01 9.6464e-003 tblVehicleEF LHD1 0.01 7.2149e-003 tblVehicleEF LHD1 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 0.03 0.03 tblVehicleEF LHD1 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 0.06 0.05 tblVehicleEF LHD1 0.28 0.47 tblVehicleEF LHD1 0.27 0.08 tblVehicleEF LHD1 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 5.9280e-003 6.5213e-003 tblVehicleEF LHD1 3.7900e-004 1.2281e-004 tblVehicleEF LHD1 2.8210e-003 2.2568e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.03 tblVehicleEF LHD1 1.7870e-003 1.4216e-003 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 0.28 0.47 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 17 of 82 2510 West Coast Highway - Orange County, Annual 343 tblVehicleEF LHD1 0.29 0.09 tblVehicleEF LHD1 5.7990e-003 5.8302e-003 tblVehicleEF LHD1 0.01 5.0977e-003 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 0.15 0.19 tblVehicleEF LHD1 0.79 0.58 tblVehicleEF LHD1 2.44 1.04 tblVehicleEF LHD1 9.03 9.05 tblVehicleEF LHD1 603.73 667.74 tblVehicleEF LHD1 33.13 12.33 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 1.19 0.76 tblVehicleEF LHD1 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 0.08 0.08 tblVehicleEF LHD1 0.01 9.6464e-003 tblVehicleEF LHD1 0.01 7.2149e-003 tblVehicleEF LHD1 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 0.03 0.03 tblVehicleEF LHD1 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 0.06 0.05 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 18 of 82 2510 West Coast Highway - Orange County, Annual 344 tblVehicleEF LHD1 0.27 0.45 tblVehicleEF LHD1 0.26 0.08 tblVehicleEF LHD1 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 5.9280e-003 6.5214e-003 tblVehicleEF LHD1 3.7700e-004 1.2203e-004 tblVehicleEF LHD1 3.9390e-003 3.1604e-003 tblVehicleEF LHD1 0.10 0.07 tblVehicleEF LHD1 0.02 0.03 tblVehicleEF LHD1 2.4300e-003 1.9450e-003 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 0.27 0.45 tblVehicleEF LHD1 0.28 0.08 tblVehicleEF LHD1 5.7990e-003 5.8161e-003 tblVehicleEF LHD1 0.01 4.9859e-003 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 0.15 0.19 tblVehicleEF LHD1 0.77 0.57 tblVehicleEF LHD1 2.56 1.09 tblVehicleEF LHD1 9.03 9.05 tblVehicleEF LHD1 603.73 667.72 tblVehicleEF LHD1 33.13 12.42 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 1.24 0.80 tblVehicleEF LHD1 8.6000e-004 7.5586e-004 tblVehicleEF LHD1 0.08 0.08 tblVehicleEF LHD1 0.01 9.6464e-003 tblVehicleEF LHD1 0.01 7.2149e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 19 of 82 2510 West Coast Highway - Orange County, Annual 345 tblVehicleEF LHD1 9.1700e-004 2.5532e-004 tblVehicleEF LHD1 8.2300e-004 7.2316e-004 tblVehicleEF LHD1 0.03 0.03 tblVehicleEF LHD1 2.5110e-003 2.4116e-003 tblVehicleEF LHD1 9.9290e-003 6.8769e-003 tblVehicleEF LHD1 8.4300e-004 2.3476e-004 tblVehicleEF LHD1 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 0.11 0.08 tblVehicleEF LHD1 0.02 0.02 tblVehicleEF LHD1 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 0.06 0.05 tblVehicleEF LHD1 0.30 0.50 tblVehicleEF LHD1 0.27 0.08 tblVehicleEF LHD1 9.1000e-005 8.7939e-005 tblVehicleEF LHD1 5.9280e-003 6.5212e-003 tblVehicleEF LHD1 3.8000e-004 1.2294e-004 tblVehicleEF LHD1 2.9400e-003 2.3614e-003 tblVehicleEF LHD1 0.11 0.08 tblVehicleEF LHD1 0.02 0.03 tblVehicleEF LHD1 1.8110e-003 1.4457e-003 tblVehicleEF LHD1 0.08 0.06 tblVehicleEF LHD1 0.30 0.50 tblVehicleEF LHD1 0.29 0.09 tblVehicleEF LHD2 4.2890e-003 4.2528e-003 tblVehicleEF LHD2 4.2710e-003 3.6633e-003 tblVehicleEF LHD2 9.4470e-003 0.01 tblVehicleEF LHD2 0.13 0.16 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 20 of 82 2510 West Coast Highway - Orange County, Annual 346 tblVehicleEF LHD2 0.36 0.41 tblVehicleEF LHD2 1.38 0.76 tblVehicleEF LHD2 13.67 13.61 tblVehicleEF LHD2 619.08 679.10 tblVehicleEF LHD2 28.46 10.01 tblVehicleEF LHD2 0.10 0.09 tblVehicleEF LHD2 0.87 0.94 tblVehicleEF LHD2 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 0.09 0.09 tblVehicleEF LHD2 0.01 0.01 tblVehicleEF LHD2 9.7400e-003 0.01 tblVehicleEF LHD2 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 0.04 0.04 tblVehicleEF LHD2 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.02 tblVehicleEF LHD2 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 0.05 0.05 tblVehicleEF LHD2 0.09 0.30 tblVehicleEF LHD2 0.13 0.06 tblVehicleEF LHD2 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 9.9072e-005 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 21 of 82 2510 West Coast Highway - Orange County, Annual 347 tblVehicleEF LHD2 1.1610e-003 1.4569e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.03 tblVehicleEF LHD2 7.7900e-004 9.3370e-004 tblVehicleEF LHD2 0.05 0.06 tblVehicleEF LHD2 0.09 0.30 tblVehicleEF LHD2 0.14 0.06 tblVehicleEF LHD2 4.2890e-003 4.2615e-003 tblVehicleEF LHD2 4.3220e-003 3.7008e-003 tblVehicleEF LHD2 9.1410e-003 0.01 tblVehicleEF LHD2 0.13 0.16 tblVehicleEF LHD2 0.37 0.41 tblVehicleEF LHD2 1.32 0.73 tblVehicleEF LHD2 13.67 13.61 tblVehicleEF LHD2 619.08 679.11 tblVehicleEF LHD2 28.46 9.96 tblVehicleEF LHD2 0.10 0.09 tblVehicleEF LHD2 0.82 0.88 tblVehicleEF LHD2 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 0.09 0.09 tblVehicleEF LHD2 0.01 0.01 tblVehicleEF LHD2 9.7400e-003 0.01 tblVehicleEF LHD2 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 0.04 0.04 tblVehicleEF LHD2 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 9.6641e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 22 of 82 2510 West Coast Highway - Orange County, Annual 348 tblVehicleEF LHD2 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 1.6270e-003 2.0405e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.02 tblVehicleEF LHD2 1.0610e-003 1.2766e-003 tblVehicleEF LHD2 0.05 0.05 tblVehicleEF LHD2 0.08 0.29 tblVehicleEF LHD2 0.12 0.05 tblVehicleEF LHD2 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 6.5785e-003 tblVehicleEF LHD2 3.0900e-004 9.8524e-005 tblVehicleEF LHD2 1.6270e-003 2.0405e-003 tblVehicleEF LHD2 0.04 0.05 tblVehicleEF LHD2 0.02 0.03 tblVehicleEF LHD2 1.0610e-003 1.2766e-003 tblVehicleEF LHD2 0.05 0.06 tblVehicleEF LHD2 0.08 0.29 tblVehicleEF LHD2 0.13 0.06 tblVehicleEF LHD2 4.2890e-003 4.2512e-003 tblVehicleEF LHD2 4.2570e-003 3.6533e-003 tblVehicleEF LHD2 9.5090e-003 0.01 tblVehicleEF LHD2 0.13 0.16 tblVehicleEF LHD2 0.36 0.41 tblVehicleEF LHD2 1.38 0.76 tblVehicleEF LHD2 13.67 13.61 tblVehicleEF LHD2 619.08 679.10 tblVehicleEF LHD2 28.46 10.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 23 of 82 2510 West Coast Highway - Orange County, Annual 349 tblVehicleEF LHD2 0.10 0.09 tblVehicleEF LHD2 0.85 0.92 tblVehicleEF LHD2 1.1890e-003 1.1974e-003 tblVehicleEF LHD2 0.09 0.09 tblVehicleEF LHD2 0.01 0.01 tblVehicleEF LHD2 9.7400e-003 0.01 tblVehicleEF LHD2 4.6100e-004 1.4938e-004 tblVehicleEF LHD2 1.1370e-003 1.1456e-003 tblVehicleEF LHD2 0.04 0.04 tblVehicleEF LHD2 2.6460e-003 2.6120e-003 tblVehicleEF LHD2 9.3060e-003 9.6641e-003 tblVehicleEF LHD2 4.2300e-004 1.3735e-004 tblVehicleEF LHD2 1.1810e-003 1.5016e-003 tblVehicleEF LHD2 0.04 0.06 tblVehicleEF LHD2 0.02 0.02 tblVehicleEF LHD2 7.7800e-004 9.3294e-004 tblVehicleEF LHD2 0.05 0.05 tblVehicleEF LHD2 0.10 0.33 tblVehicleEF LHD2 0.13 0.06 tblVehicleEF LHD2 1.3400e-004 1.3057e-004 tblVehicleEF LHD2 6.0340e-003 6.5784e-003 tblVehicleEF LHD2 3.1000e-004 9.9159e-005 tblVehicleEF LHD2 1.1810e-003 1.5016e-003 tblVehicleEF LHD2 0.04 0.06 tblVehicleEF LHD2 0.02 0.03 tblVehicleEF LHD2 7.7800e-004 9.3294e-004 tblVehicleEF LHD2 0.05 0.06 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 24 of 82 2510 West Coast Highway - Orange County, Annual 350 tblVehicleEF LHD2 0.10 0.33 tblVehicleEF LHD2 0.14 0.06 tblVehicleEF MCY 0.48 0.35 tblVehicleEF MCY 0.15 0.24 tblVehicleEF MCY 18.61 18.90 tblVehicleEF MCY 9.56 8.43 tblVehicleEF MCY 177.57 214.49 tblVehicleEF MCY 45.30 60.11 tblVehicleEF MCY 1.12 1.12 tblVehicleEF MCY 0.01 0.01 tblVehicleEF MCY 4.0000e-003 4.0000e-003 tblVehicleEF MCY 2.1370e-003 2.1162e-003 tblVehicleEF MCY 3.9240e-003 3.2682e-003 tblVehicleEF MCY 5.0400e-003 5.0400e-003 tblVehicleEF MCY 1.0000e-003 1.0000e-003 tblVehicleEF MCY 1.9990e-003 1.9796e-003 tblVehicleEF MCY 3.7000e-003 3.0806e-003 tblVehicleEF MCY 1.13 1.16 tblVehicleEF MCY 0.69 0.72 tblVehicleEF MCY 0.71 0.72 tblVehicleEF MCY 2.38 2.40 tblVehicleEF MCY 0.65 2.07 tblVehicleEF MCY 2.05 1.82 tblVehicleEF MCY 2.1510e-003 2.1225e-003 tblVehicleEF MCY 6.7000e-004 5.9482e-004 tblVehicleEF MCY 1.13 1.16 tblVehicleEF MCY 0.69 0.72 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 25 of 82 2510 West Coast Highway - Orange County, Annual 351 tblVehicleEF MCY 0.71 0.72 tblVehicleEF MCY 2.95 2.97 tblVehicleEF MCY 0.65 2.07 tblVehicleEF MCY 2.24 1.98 tblVehicleEF MCY 0.47 0.35 tblVehicleEF MCY 0.14 0.21 tblVehicleEF MCY 17.91 18.17 tblVehicleEF MCY 8.81 7.74 tblVehicleEF MCY 177.57 213.12 tblVehicleEF MCY 45.30 58.36 tblVehicleEF MCY 0.98 0.98 tblVehicleEF MCY 0.01 0.01 tblVehicleEF MCY 4.0000e-003 4.0000e-003 tblVehicleEF MCY 2.1370e-003 2.1162e-003 tblVehicleEF MCY 3.9240e-003 3.2682e-003 tblVehicleEF MCY 5.0400e-003 5.0400e-003 tblVehicleEF MCY 1.0000e-003 1.0000e-003 tblVehicleEF MCY 1.9990e-003 1.9796e-003 tblVehicleEF MCY 3.7000e-003 3.0806e-003 tblVehicleEF MCY 1.71 1.74 tblVehicleEF MCY 0.73 0.76 tblVehicleEF MCY 1.12 1.14 tblVehicleEF MCY 2.33 2.34 tblVehicleEF MCY 0.61 1.94 tblVehicleEF MCY 1.85 1.62 tblVehicleEF MCY 2.1380e-003 2.1090e-003 tblVehicleEF MCY 6.5100e-004 5.7748e-004 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 26 of 82 2510 West Coast Highway - Orange County, Annual 352 tblVehicleEF MCY 1.71 1.74 tblVehicleEF MCY 0.73 0.76 tblVehicleEF MCY 1.12 1.14 tblVehicleEF MCY 2.89 2.90 tblVehicleEF MCY 0.61 1.94 tblVehicleEF MCY 2.01 1.77 tblVehicleEF MCY 0.48 0.35 tblVehicleEF MCY 0.15 0.24 tblVehicleEF MCY 18.72 19.01 tblVehicleEF MCY 9.67 8.55 tblVehicleEF MCY 177.57 214.70 tblVehicleEF MCY 45.30 60.42 tblVehicleEF MCY 1.09 1.09 tblVehicleEF MCY 0.01 0.01 tblVehicleEF MCY 4.0000e-003 4.0000e-003 tblVehicleEF MCY 2.1370e-003 2.1162e-003 tblVehicleEF MCY 3.9240e-003 3.2682e-003 tblVehicleEF MCY 5.0400e-003 5.0400e-003 tblVehicleEF MCY 1.0000e-003 1.0000e-003 tblVehicleEF MCY 1.9990e-003 1.9796e-003 tblVehicleEF MCY 3.7000e-003 3.0806e-003 tblVehicleEF MCY 1.26 1.28 tblVehicleEF MCY 0.89 0.92 tblVehicleEF MCY 0.75 0.76 tblVehicleEF MCY 2.39 2.41 tblVehicleEF MCY 0.75 2.38 tblVehicleEF MCY 2.09 1.86 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 27 of 82 2510 West Coast Highway - Orange County, Annual 353 tblVehicleEF MCY 2.1530e-003 2.1246e-003 tblVehicleEF MCY 6.7300e-004 5.9790e-004 tblVehicleEF MCY 1.26 1.28 tblVehicleEF MCY 0.89 0.92 tblVehicleEF MCY 0.75 0.76 tblVehicleEF MCY 2.97 2.98 tblVehicleEF MCY 0.75 2.38 tblVehicleEF MCY 2.28 2.02 tblVehicleEF MDV 0.01 5.6007e-003 tblVehicleEF MDV 0.01 0.08 tblVehicleEF MDV 1.26 1.12 tblVehicleEF MDV 2.62 3.12 tblVehicleEF MDV 500.02 420.73 tblVehicleEF MDV 108.15 86.72 tblVehicleEF MDV 0.14 0.10 tblVehicleEF MDV 0.04 0.04 tblVehicleEF MDV 8.0000e-003 7.9666e-003 tblVehicleEF MDV 1.9190e-003 1.7850e-003 tblVehicleEF MDV 2.3090e-003 1.9836e-003 tblVehicleEF MDV 0.02 0.02 tblVehicleEF MDV 2.0000e-003 1.9917e-003 tblVehicleEF MDV 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 tblVehicleEF MDV 0.07 0.08 tblVehicleEF MDV 0.16 0.14 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.03 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 28 of 82 2510 West Coast Highway - Orange County, Annual 354 tblVehicleEF MDV 0.10 0.42 tblVehicleEF MDV 0.20 0.41 tblVehicleEF MDV 5.0080e-003 4.1596e-003 tblVehicleEF MDV 1.1270e-003 8.5816e-004 tblVehicleEF MDV 0.07 0.08 tblVehicleEF MDV 0.16 0.14 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.04 0.03 tblVehicleEF MDV 0.10 0.42 tblVehicleEF MDV 0.22 0.45 tblVehicleEF MDV 0.01 5.9079e-003 tblVehicleEF MDV 0.01 0.08 tblVehicleEF MDV 1.36 1.20 tblVehicleEF MDV 2.27 2.69 tblVehicleEF MDV 519.96 432.28 tblVehicleEF MDV 108.15 85.89 tblVehicleEF MDV 0.12 0.09 tblVehicleEF MDV 0.04 0.04 tblVehicleEF MDV 8.0000e-003 7.9666e-003 tblVehicleEF MDV 1.9190e-003 1.7850e-003 tblVehicleEF MDV 2.3090e-003 1.9836e-003 tblVehicleEF MDV 0.02 0.02 tblVehicleEF MDV 2.0000e-003 1.9917e-003 tblVehicleEF MDV 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.16 0.14 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 29 of 82 2510 West Coast Highway - Orange County, Annual 355 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.03 0.03 tblVehicleEF MDV 0.09 0.39 tblVehicleEF MDV 0.18 0.37 tblVehicleEF MDV 5.2090e-003 4.2738e-003 tblVehicleEF MDV 1.1210e-003 8.4999e-004 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.16 0.14 tblVehicleEF MDV 0.10 0.12 tblVehicleEF MDV 0.05 0.04 tblVehicleEF MDV 0.09 0.39 tblVehicleEF MDV 0.20 0.40 tblVehicleEF MDV 0.01 5.5001e-003 tblVehicleEF MDV 0.02 0.09 tblVehicleEF MDV 1.23 1.08 tblVehicleEF MDV 2.69 3.21 tblVehicleEF MDV 492.66 416.47 tblVehicleEF MDV 108.15 86.90 tblVehicleEF MDV 0.13 0.10 tblVehicleEF MDV 0.04 0.04 tblVehicleEF MDV 8.0000e-003 7.9666e-003 tblVehicleEF MDV 1.9190e-003 1.7850e-003 tblVehicleEF MDV 2.3090e-003 1.9836e-003 tblVehicleEF MDV 0.02 0.02 tblVehicleEF MDV 2.0000e-003 1.9917e-003 tblVehicleEF MDV 1.7700e-003 1.6466e-003 tblVehicleEF MDV 2.1250e-003 1.8249e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 30 of 82 2510 West Coast Highway - Orange County, Annual 356 tblVehicleEF MDV 0.06 0.08 tblVehicleEF MDV 0.17 0.15 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.03 0.02 tblVehicleEF MDV 0.11 0.49 tblVehicleEF MDV 0.20 0.42 tblVehicleEF MDV 4.9340e-003 4.1175e-003 tblVehicleEF MDV 1.1290e-003 8.5994e-004 tblVehicleEF MDV 0.06 0.08 tblVehicleEF MDV 0.17 0.15 tblVehicleEF MDV 0.07 0.09 tblVehicleEF MDV 0.04 0.03 tblVehicleEF MDV 0.11 0.49 tblVehicleEF MDV 0.22 0.46 tblVehicleEF MH 0.03 3.3605e-003 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 2.15 0.31 tblVehicleEF MH 5.50 0.00 tblVehicleEF MH 1,108.90 981.53 tblVehicleEF MH 57.43 0.00 tblVehicleEF MH 1.43 3.91 tblVehicleEF MH 0.13 0.13 tblVehicleEF MH 0.01 0.02 tblVehicleEF MH 0.03 0.10 tblVehicleEF MH 1.0490e-003 0.00 tblVehicleEF MH 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.0000e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 31 of 82 2510 West Coast Highway - Orange County, Annual 357 tblVehicleEF MH 0.03 0.09 tblVehicleEF MH 9.6500e-004 0.00 tblVehicleEF MH 0.95 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.41 0.00 tblVehicleEF MH 0.09 0.07 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.32 0.00 tblVehicleEF MH 0.01 9.2790e-003 tblVehicleEF MH 6.7000e-004 0.00 tblVehicleEF MH 0.95 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.41 0.00 tblVehicleEF MH 0.12 0.08 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.35 0.00 tblVehicleEF MH 0.03 3.3605e-003 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 2.21 0.31 tblVehicleEF MH 5.21 0.00 tblVehicleEF MH 1,108.90 981.53 tblVehicleEF MH 57.43 0.00 tblVehicleEF MH 1.33 3.70 tblVehicleEF MH 0.13 0.13 tblVehicleEF MH 0.01 0.02 tblVehicleEF MH 0.03 0.10 tblVehicleEF MH 1.0490e-003 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 32 of 82 2510 West Coast Highway - Orange County, Annual 358 tblVehicleEF MH 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.0000e-003 tblVehicleEF MH 0.03 0.09 tblVehicleEF MH 9.6500e-004 0.00 tblVehicleEF MH 1.28 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.56 0.00 tblVehicleEF MH 0.09 0.07 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.31 0.00 tblVehicleEF MH 0.01 9.2790e-003 tblVehicleEF MH 6.6500e-004 0.00 tblVehicleEF MH 1.28 0.00 tblVehicleEF MH 0.07 0.00 tblVehicleEF MH 0.56 0.00 tblVehicleEF MH 0.12 0.08 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.34 0.00 tblVehicleEF MH 0.03 3.3605e-003 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 2.13 0.31 tblVehicleEF MH 5.54 0.00 tblVehicleEF MH 1,108.90 981.53 tblVehicleEF MH 57.43 0.00 tblVehicleEF MH 1.40 3.84 tblVehicleEF MH 0.13 0.13 tblVehicleEF MH 0.01 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 33 of 82 2510 West Coast Highway - Orange County, Annual 359 tblVehicleEF MH 0.03 0.10 tblVehicleEF MH 1.0490e-003 0.00 tblVehicleEF MH 0.06 0.06 tblVehicleEF MH 3.2420e-003 4.0000e-003 tblVehicleEF MH 0.03 0.09 tblVehicleEF MH 9.6500e-004 0.00 tblVehicleEF MH 1.05 0.00 tblVehicleEF MH 0.08 0.00 tblVehicleEF MH 0.43 0.00 tblVehicleEF MH 0.09 0.07 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.32 0.00 tblVehicleEF MH 0.01 9.2790e-003 tblVehicleEF MH 6.7100e-004 0.00 tblVehicleEF MH 1.05 0.00 tblVehicleEF MH 0.08 0.00 tblVehicleEF MH 0.43 0.00 tblVehicleEF MH 0.12 0.08 tblVehicleEF MH 0.02 0.00 tblVehicleEF MH 0.35 0.00 tblVehicleEF MHD 0.02 4.9135e-003 tblVehicleEF MHD 4.2090e-003 5.6113e-003 tblVehicleEF MHD 0.05 0.01 tblVehicleEF MHD 0.36 0.39 tblVehicleEF MHD 0.33 0.51 tblVehicleEF MHD 6.12 1.31 tblVehicleEF MHD 141.40 56.75 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 34 of 82 2510 West Coast Highway - Orange County, Annual 360 tblVehicleEF MHD 1,144.82 1,086.34 tblVehicleEF MHD 60.68 12.86 tblVehicleEF MHD 0.54 0.43 tblVehicleEF MHD 1.18 1.96 tblVehicleEF MHD 2.3000e-004 1.4505e-003 tblVehicleEF MHD 0.13 0.13 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 5.5730e-003 0.05 tblVehicleEF MHD 7.9300e-004 1.1907e-004 tblVehicleEF MHD 2.2000e-004 1.3878e-003 tblVehicleEF MHD 0.06 0.06 tblVehicleEF MHD 3.0000e-003 3.0000e-003 tblVehicleEF MHD 5.3290e-003 0.05 tblVehicleEF MHD 7.2900e-004 1.0948e-004 tblVehicleEF MHD 1.1360e-003 4.8731e-004 tblVehicleEF MHD 0.04 0.02 tblVehicleEF MHD 0.03 0.02 tblVehicleEF MHD 7.3800e-004 3.2888e-004 tblVehicleEF MHD 0.04 0.09 tblVehicleEF MHD 0.02 0.10 tblVehicleEF MHD 0.38 0.06 tblVehicleEF MHD 1.3610e-003 5.4033e-004 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 7.1400e-004 1.2722e-004 tblVehicleEF MHD 1.1360e-003 4.8731e-004 tblVehicleEF MHD 0.04 0.02 tblVehicleEF MHD 0.04 0.03 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 35 of 82 2510 West Coast Highway - Orange County, Annual 361 tblVehicleEF MHD 7.3800e-004 3.2888e-004 tblVehicleEF MHD 0.05 0.11 tblVehicleEF MHD 0.02 0.10 tblVehicleEF MHD 0.41 0.07 tblVehicleEF MHD 0.02 4.6515e-003 tblVehicleEF MHD 4.2610e-003 5.6474e-003 tblVehicleEF MHD 0.05 0.01 tblVehicleEF MHD 0.26 0.31 tblVehicleEF MHD 0.34 0.51 tblVehicleEF MHD 5.83 1.25 tblVehicleEF MHD 149.77 57.73 tblVehicleEF MHD 1,144.82 1,086.35 tblVehicleEF MHD 60.68 12.75 tblVehicleEF MHD 0.56 0.43 tblVehicleEF MHD 1.12 1.85 tblVehicleEF MHD 1.9400e-004 1.2248e-003 tblVehicleEF MHD 0.13 0.13 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 5.5730e-003 0.05 tblVehicleEF MHD 7.9300e-004 1.1907e-004 tblVehicleEF MHD 1.8500e-004 1.1718e-003 tblVehicleEF MHD 0.06 0.06 tblVehicleEF MHD 3.0000e-003 3.0000e-003 tblVehicleEF MHD 5.3290e-003 0.05 tblVehicleEF MHD 7.2900e-004 1.0948e-004 tblVehicleEF MHD 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 36 of 82 2510 West Coast Highway - Orange County, Annual 362 tblVehicleEF MHD 0.02 0.02 tblVehicleEF MHD 1.0240e-003 4.5603e-004 tblVehicleEF MHD 0.04 0.09 tblVehicleEF MHD 0.02 0.09 tblVehicleEF MHD 0.36 0.06 tblVehicleEF MHD 1.4400e-003 5.4975e-004 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 7.0900e-004 1.2618e-004 tblVehicleEF MHD 1.6040e-003 6.8946e-004 tblVehicleEF MHD 0.05 0.02 tblVehicleEF MHD 0.03 0.03 tblVehicleEF MHD 1.0240e-003 4.5603e-004 tblVehicleEF MHD 0.05 0.11 tblVehicleEF MHD 0.02 0.09 tblVehicleEF MHD 0.40 0.06 tblVehicleEF MHD 0.02 5.2905e-003 tblVehicleEF MHD 4.1930e-003 5.5992e-003 tblVehicleEF MHD 0.05 0.01 tblVehicleEF MHD 0.50 0.50 tblVehicleEF MHD 0.33 0.51 tblVehicleEF MHD 6.17 1.32 tblVehicleEF MHD 129.83 55.39 tblVehicleEF MHD 1,144.82 1,086.34 tblVehicleEF MHD 60.68 12.88 tblVehicleEF MHD 0.52 0.42 tblVehicleEF MHD 1.16 1.92 tblVehicleEF MHD 2.8000e-004 1.7623e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 37 of 82 2510 West Coast Highway - Orange County, Annual 363 tblVehicleEF MHD 0.13 0.13 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 5.5730e-003 0.05 tblVehicleEF MHD 7.9300e-004 1.1907e-004 tblVehicleEF MHD 2.6800e-004 1.6861e-003 tblVehicleEF MHD 0.06 0.06 tblVehicleEF MHD 3.0000e-003 3.0000e-003 tblVehicleEF MHD 5.3290e-003 0.05 tblVehicleEF MHD 7.2900e-004 1.0948e-004 tblVehicleEF MHD 1.1820e-003 4.9850e-004 tblVehicleEF MHD 0.05 0.02 tblVehicleEF MHD 0.03 0.03 tblVehicleEF MHD 7.5300e-004 3.3118e-004 tblVehicleEF MHD 0.04 0.09 tblVehicleEF MHD 0.02 0.11 tblVehicleEF MHD 0.38 0.06 tblVehicleEF MHD 1.2520e-003 5.2723e-004 tblVehicleEF MHD 0.01 0.01 tblVehicleEF MHD 7.1500e-004 1.2742e-004 tblVehicleEF MHD 1.1820e-003 4.9850e-004 tblVehicleEF MHD 0.05 0.02 tblVehicleEF MHD 0.04 0.03 tblVehicleEF MHD 7.5300e-004 3.3118e-004 tblVehicleEF MHD 0.05 0.11 tblVehicleEF MHD 0.02 0.11 tblVehicleEF MHD 0.42 0.07 tblVehicleEF OBUS 0.01 9.0600e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 38 of 82 2510 West Coast Highway - Orange County, Annual 364 tblVehicleEF OBUS 8.4360e-003 9.3584e-003 tblVehicleEF OBUS 0.03 0.02 tblVehicleEF OBUS 0.28 0.55 tblVehicleEF OBUS 0.58 1.01 tblVehicleEF OBUS 5.60 2.44 tblVehicleEF OBUS 84.68 84.33 tblVehicleEF OBUS 1,226.51 1,422.10 tblVehicleEF OBUS 69.78 20.28 tblVehicleEF OBUS 0.42 0.52 tblVehicleEF OBUS 1.44 1.85 tblVehicleEF OBUS 1.4500e-004 2.0433e-003 tblVehicleEF OBUS 0.13 0.13 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.3790e-003 0.04 tblVehicleEF OBUS 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.3900e-004 1.9549e-003 tblVehicleEF OBUS 0.06 0.06 tblVehicleEF OBUS 3.0000e-003 3.0000e-003 tblVehicleEF OBUS 7.0420e-003 0.03 tblVehicleEF OBUS 7.6700e-004 1.7940e-004 tblVehicleEF OBUS 1.4250e-003 1.8494e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.04 0.06 tblVehicleEF OBUS 7.6500e-004 9.7789e-004 tblVehicleEF OBUS 0.06 0.10 tblVehicleEF OBUS 0.04 0.23 tblVehicleEF OBUS 0.35 0.12 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 39 of 82 2510 West Coast Highway - Orange County, Annual 365 tblVehicleEF OBUS 8.2000e-004 8.0328e-004 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.9600e-004 2.0066e-004 tblVehicleEF OBUS 1.4250e-003 1.8494e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.05 0.08 tblVehicleEF OBUS 7.6500e-004 9.7789e-004 tblVehicleEF OBUS 0.07 0.12 tblVehicleEF OBUS 0.04 0.23 tblVehicleEF OBUS 0.39 0.13 tblVehicleEF OBUS 0.01 9.0787e-003 tblVehicleEF OBUS 8.5800e-003 9.4940e-003 tblVehicleEF OBUS 0.03 0.02 tblVehicleEF OBUS 0.26 0.53 tblVehicleEF OBUS 0.58 1.02 tblVehicleEF OBUS 5.31 2.31 tblVehicleEF OBUS 88.70 84.93 tblVehicleEF OBUS 1,226.51 1,422.12 tblVehicleEF OBUS 69.78 20.06 tblVehicleEF OBUS 0.43 0.52 tblVehicleEF OBUS 1.35 1.74 tblVehicleEF OBUS 1.2200e-004 1.7267e-003 tblVehicleEF OBUS 0.13 0.13 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.3790e-003 0.04 tblVehicleEF OBUS 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.1700e-004 1.6520e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 40 of 82 2510 West Coast Highway - Orange County, Annual 366 tblVehicleEF OBUS 0.06 0.06 tblVehicleEF OBUS 3.0000e-003 3.0000e-003 tblVehicleEF OBUS 7.0420e-003 0.03 tblVehicleEF OBUS 7.6700e-004 1.7940e-004 tblVehicleEF OBUS 1.9610e-003 2.5309e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.04 0.06 tblVehicleEF OBUS 1.0530e-003 1.3344e-003 tblVehicleEF OBUS 0.06 0.10 tblVehicleEF OBUS 0.04 0.22 tblVehicleEF OBUS 0.34 0.11 tblVehicleEF OBUS 8.5900e-004 8.0897e-004 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.9100e-004 1.9856e-004 tblVehicleEF OBUS 1.9610e-003 2.5309e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.05 0.08 tblVehicleEF OBUS 1.0530e-003 1.3344e-003 tblVehicleEF OBUS 0.07 0.12 tblVehicleEF OBUS 0.04 0.22 tblVehicleEF OBUS 0.37 0.13 tblVehicleEF OBUS 0.01 9.0542e-003 tblVehicleEF OBUS 8.3930e-003 9.3186e-003 tblVehicleEF OBUS 0.03 0.02 tblVehicleEF OBUS 0.29 0.59 tblVehicleEF OBUS 0.57 1.00 tblVehicleEF OBUS 5.64 2.46 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 41 of 82 2510 West Coast Highway - Orange County, Annual 367 tblVehicleEF OBUS 79.14 83.50 tblVehicleEF OBUS 1,226.51 1,422.09 tblVehicleEF OBUS 69.78 20.31 tblVehicleEF OBUS 0.40 0.52 tblVehicleEF OBUS 1.41 1.81 tblVehicleEF OBUS 1.7600e-004 2.4806e-003 tblVehicleEF OBUS 0.13 0.13 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.3790e-003 0.04 tblVehicleEF OBUS 8.3400e-004 1.9512e-004 tblVehicleEF OBUS 1.6900e-004 2.3733e-003 tblVehicleEF OBUS 0.06 0.06 tblVehicleEF OBUS 3.0000e-003 3.0000e-003 tblVehicleEF OBUS 7.0420e-003 0.03 tblVehicleEF OBUS 7.6700e-004 1.7940e-004 tblVehicleEF OBUS 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 tblVehicleEF OBUS 0.04 0.06 tblVehicleEF OBUS 7.6200e-004 9.8177e-004 tblVehicleEF OBUS 0.06 0.10 tblVehicleEF OBUS 0.04 0.24 tblVehicleEF OBUS 0.36 0.12 tblVehicleEF OBUS 7.6700e-004 7.9541e-004 tblVehicleEF OBUS 0.01 0.01 tblVehicleEF OBUS 7.9700e-004 2.0100e-004 tblVehicleEF OBUS 1.4580e-003 1.9065e-003 tblVehicleEF OBUS 0.02 0.02 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 42 of 82 2510 West Coast Highway - Orange County, Annual 368 tblVehicleEF OBUS 0.05 0.08 tblVehicleEF OBUS 7.6200e-004 9.8177e-004 tblVehicleEF OBUS 0.07 0.12 tblVehicleEF OBUS 0.04 0.24 tblVehicleEF OBUS 0.39 0.13 tblVehicleEF SBUS 0.87 0.07 tblVehicleEF SBUS 0.02 0.01 tblVehicleEF SBUS 0.09 7.1319e-003 tblVehicleEF SBUS 8.16 2.80 tblVehicleEF SBUS 1.19 1.03 tblVehicleEF SBUS 9.61 1.02 tblVehicleEF SBUS 1,131.05 356.18 tblVehicleEF SBUS 1,090.69 1,128.82 tblVehicleEF SBUS 54.18 5.79 tblVehicleEF SBUS 9.79 3.82 tblVehicleEF SBUS 4.65 6.33 tblVehicleEF SBUS 0.01 6.3356e-003 tblVehicleEF SBUS 0.74 0.74 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 0.03 0.04 tblVehicleEF SBUS 9.3500e-004 6.5117e-005 tblVehicleEF SBUS 0.01 6.0616e-003 tblVehicleEF SBUS 0.32 0.32 tblVehicleEF SBUS 2.6810e-003 2.6583e-003 tblVehicleEF SBUS 0.02 0.04 tblVehicleEF SBUS 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 43 of 82 2510 West Coast Highway - Orange County, Annual 369 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 0.98 0.34 tblVehicleEF SBUS 1.9360e-003 5.7499e-004 tblVehicleEF SBUS 0.13 0.14 tblVehicleEF SBUS 0.02 0.07 tblVehicleEF SBUS 0.51 0.04 tblVehicleEF SBUS 0.01 3.3995e-003 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 7.0800e-004 5.7337e-005 tblVehicleEF SBUS 3.6480e-003 1.1352e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 1.42 0.48 tblVehicleEF SBUS 1.9360e-003 5.7499e-004 tblVehicleEF SBUS 0.16 0.17 tblVehicleEF SBUS 0.02 0.07 tblVehicleEF SBUS 0.56 0.05 tblVehicleEF SBUS 0.87 0.07 tblVehicleEF SBUS 0.02 0.01 tblVehicleEF SBUS 0.08 6.4082e-003 tblVehicleEF SBUS 8.04 2.75 tblVehicleEF SBUS 1.21 1.05 tblVehicleEF SBUS 7.94 0.84 tblVehicleEF SBUS 1,182.37 367.48 tblVehicleEF SBUS 1,090.69 1,128.85 tblVehicleEF SBUS 54.18 5.50 tblVehicleEF SBUS 10.10 3.93 tblVehicleEF SBUS 4.39 5.98 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 44 of 82 2510 West Coast Highway - Orange County, Annual 370 tblVehicleEF SBUS 8.9100e-003 5.3460e-003 tblVehicleEF SBUS 0.74 0.74 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 0.03 0.04 tblVehicleEF SBUS 9.3500e-004 6.5117e-005 tblVehicleEF SBUS 8.5240e-003 5.1148e-003 tblVehicleEF SBUS 0.32 0.32 tblVehicleEF SBUS 2.6810e-003 2.6583e-003 tblVehicleEF SBUS 0.02 0.04 tblVehicleEF SBUS 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 4.9860e-003 1.5477e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 0.98 0.34 tblVehicleEF SBUS 2.6570e-003 7.8537e-004 tblVehicleEF SBUS 0.13 0.14 tblVehicleEF SBUS 0.01 0.06 tblVehicleEF SBUS 0.46 0.04 tblVehicleEF SBUS 0.01 3.5062e-003 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 6.8100e-004 5.4417e-005 tblVehicleEF SBUS 4.9860e-003 1.5477e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 1.42 0.48 tblVehicleEF SBUS 2.6570e-003 7.8537e-004 tblVehicleEF SBUS 0.16 0.17 tblVehicleEF SBUS 0.01 0.06 tblVehicleEF SBUS 0.50 0.04 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 45 of 82 2510 West Coast Highway - Orange County, Annual 371 tblVehicleEF SBUS 0.87 0.07 tblVehicleEF SBUS 0.02 0.01 tblVehicleEF SBUS 0.09 7.2358e-003 tblVehicleEF SBUS 8.33 2.86 tblVehicleEF SBUS 1.18 1.03 tblVehicleEF SBUS 9.77 1.03 tblVehicleEF SBUS 1,060.18 340.58 tblVehicleEF SBUS 1,090.69 1,128.81 tblVehicleEF SBUS 54.18 5.82 tblVehicleEF SBUS 9.36 3.67 tblVehicleEF SBUS 4.57 6.22 tblVehicleEF SBUS 0.01 7.7023e-003 tblVehicleEF SBUS 0.74 0.74 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 0.03 0.04 tblVehicleEF SBUS 9.3500e-004 6.5117e-005 tblVehicleEF SBUS 0.01 7.3691e-003 tblVehicleEF SBUS 0.32 0.32 tblVehicleEF SBUS 2.6810e-003 2.6583e-003 tblVehicleEF SBUS 0.02 0.04 tblVehicleEF SBUS 8.6000e-004 5.9873e-005 tblVehicleEF SBUS 3.6990e-003 1.1729e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 0.99 0.34 tblVehicleEF SBUS 1.8970e-003 5.6828e-004 tblVehicleEF SBUS 0.13 0.14 tblVehicleEF SBUS 0.02 0.09 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 46 of 82 2510 West Coast Highway - Orange County, Annual 372 tblVehicleEF SBUS 0.51 0.04 tblVehicleEF SBUS 0.01 3.2521e-003 tblVehicleEF SBUS 0.01 0.01 tblVehicleEF SBUS 7.1100e-004 5.7616e-005 tblVehicleEF SBUS 3.6990e-003 1.1729e-003 tblVehicleEF SBUS 0.04 0.01 tblVehicleEF SBUS 1.42 0.48 tblVehicleEF SBUS 1.8970e-003 5.6828e-004 tblVehicleEF SBUS 0.16 0.17 tblVehicleEF SBUS 0.02 0.09 tblVehicleEF SBUS 0.56 0.05 tblVehicleEF UBUS 1.93 5.46 tblVehicleEF UBUS 0.07 0.03 tblVehicleEF UBUS 8.96 37.60 tblVehicleEF UBUS 13.19 1.81 tblVehicleEF UBUS 1,828.32 2,050.53 tblVehicleEF UBUS 133.38 22.76 tblVehicleEF UBUS 4.82 1.11 tblVehicleEF UBUS 0.53 0.08 tblVehicleEF UBUS 0.01 0.03 tblVehicleEF UBUS 0.04 3.2566e-003 tblVehicleEF UBUS 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 tblVehicleEF UBUS 3.0000e-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 tblVehicleEF UBUS 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 47 of 82 2510 West Coast Highway - Orange County, Annual 373 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 3.6270e-003 1.8538e-003 tblVehicleEF UBUS 0.53 0.14 tblVehicleEF UBUS 0.03 0.21 tblVehicleEF UBUS 0.96 0.15 tblVehicleEF UBUS 8.6430e-003 4.3416e-003 tblVehicleEF UBUS 1.5700e-003 2.2519e-004 tblVehicleEF UBUS 6.1570e-003 2.6629e-003 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 3.6270e-003 1.8538e-003 tblVehicleEF UBUS 2.52 5.65 tblVehicleEF UBUS 0.03 0.21 tblVehicleEF UBUS 1.05 0.16 tblVehicleEF UBUS 1.94 5.46 tblVehicleEF UBUS 0.07 0.03 tblVehicleEF UBUS 9.02 37.60 tblVehicleEF UBUS 11.63 1.61 tblVehicleEF UBUS 1,828.32 2,050.53 tblVehicleEF UBUS 133.38 22.40 tblVehicleEF UBUS 4.53 1.10 tblVehicleEF UBUS 0.53 0.08 tblVehicleEF UBUS 0.01 0.03 tblVehicleEF UBUS 0.04 3.2566e-003 tblVehicleEF UBUS 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 tblVehicleEF UBUS 3.0000e-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 48 of 82 2510 West Coast Highway - Orange County, Annual 374 tblVehicleEF UBUS 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 8.2530e-003 3.6376e-003 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 4.8310e-003 2.4726e-003 tblVehicleEF UBUS 0.53 0.14 tblVehicleEF UBUS 0.03 0.19 tblVehicleEF UBUS 0.89 0.14 tblVehicleEF UBUS 8.6450e-003 4.3416e-003 tblVehicleEF UBUS 1.5430e-003 2.2162e-004 tblVehicleEF UBUS 8.2530e-003 3.6376e-003 tblVehicleEF UBUS 0.10 0.03 tblVehicleEF UBUS 4.8310e-003 2.4726e-003 tblVehicleEF UBUS 2.53 5.65 tblVehicleEF UBUS 0.03 0.19 tblVehicleEF UBUS 0.98 0.15 tblVehicleEF UBUS 1.93 5.46 tblVehicleEF UBUS 0.07 0.03 tblVehicleEF UBUS 8.95 37.60 tblVehicleEF UBUS 13.46 1.85 tblVehicleEF UBUS 1,828.32 2,050.53 tblVehicleEF UBUS 133.38 22.82 tblVehicleEF UBUS 4.73 1.11 tblVehicleEF UBUS 0.53 0.08 tblVehicleEF UBUS 0.01 0.03 tblVehicleEF UBUS 0.04 3.2566e-003 tblVehicleEF UBUS 1.1810e-003 3.9679e-005 tblVehicleEF UBUS 0.23 0.03 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 49 of 82 2510 West Coast Highway - Orange County, Annual 375 2.0 Emissions Summary tblVehicleEF UBUS 3.0000e-003 7.3601e-003 tblVehicleEF UBUS 0.04 3.1124e-003 tblVehicleEF UBUS 1.0860e-003 3.6483e-005 tblVehicleEF UBUS 6.9610e-003 2.5391e-003 tblVehicleEF UBUS 0.12 0.03 tblVehicleEF UBUS 3.8300e-003 1.7546e-003 tblVehicleEF UBUS 0.52 0.14 tblVehicleEF UBUS 0.04 0.26 tblVehicleEF UBUS 0.98 0.15 tblVehicleEF UBUS 8.6430e-003 4.3416e-003 tblVehicleEF UBUS 1.5750e-003 2.2584e-004 tblVehicleEF UBUS 6.9610e-003 2.5391e-003 tblVehicleEF UBUS 0.12 0.03 tblVehicleEF UBUS 3.8300e-003 1.7546e-003 tblVehicleEF UBUS 2.52 5.65 tblVehicleEF UBUS 0.04 0.26 tblVehicleEF UBUS 1.07 0.16 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 50 of 82 2510 West Coast Highway - Orange County, Annual 376 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2020 0.0434 0.4212 0.3697 7.1000e- 004 0.0206 0.0228 0.0434 5.1300e- 003 0.0211 0.0262 0.0000 63.5212 63.5212 0.0145 0.0000 63.8829 2021 0.2317 0.6894 0.6639 1.2700e- 003 0.0283 0.0361 0.0643 7.5700e- 003 0.0332 0.0408 0.0000 112.9359 112.9359 0.0272 0.0000 113.6153 Maximum 0.2317 0.6894 0.6639 1.2700e- 003 0.0283 0.0361 0.0643 7.5700e- 003 0.0332 0.0408 0.0000 112.9359 112.9359 0.0272 0.0000 113.6153 Unmitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2020 0.0434 0.4212 0.3697 7.1000e- 004 0.0170 0.0228 0.0398 4.4000e- 003 0.0211 0.0255 0.0000 63.5211 63.5211 0.0145 0.0000 63.8829 2021 0.2317 0.6894 0.6639 1.2700e- 003 0.0283 0.0361 0.0643 7.5700e- 003 0.0332 0.0408 0.0000 112.9359 112.9359 0.0272 0.0000 113.6152 Maximum 0.2317 0.6894 0.6639 1.2700e- 003 0.0283 0.0361 0.0643 7.5700e- 003 0.0332 0.0408 0.0000 112.9359 112.9359 0.0272 0.0000 113.6152 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 7.40 0.00 3.36 5.75 0.00 1.09 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 51 of 82 2510 West Coast Highway - Orange County, Annual 377 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.3062 0.0133 0.5844 5.9000e- 004 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 004 11.8183 Energy 3.5800e- 003 0.0307 0.0140 2.0000e- 004 2.4700e- 003 2.4700e- 003 2.4700e- 003 2.4700e- 003 0.0000 135.0727 135.0727 4.7900e- 003 1.5000e- 003 135.6397 Mobile 0.2346 0.5177 2.0339 5.6200e- 003 0.5378 6.9500e- 003 0.5447 0.1437 6.5400e- 003 0.1503 0.0000 524.4516 524.4516 0.0351 0.0000 525.3293 Waste 0.0000 0.0000 0.0000 0.0000 5.6066 0.0000 5.6066 0.3313 0.0000 13.8901 Water 0.0000 0.0000 0.0000 0.0000 1.0710 21.4703 22.5412 0.1109 2.7800e- 003 26.1419 Total 0.5445 0.5616 2.6323 6.4100e- 003 0.5378 0.0448 0.5826 0.1437 0.0444 0.1882 10.3952 688.7285 699.1237 0.4938 4.5300e- 003 712.8194 Unmitigated Operational Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter) 1 9-1-2020 11-30-2020 0.3421 0.3421 2 12-1-2020 2-28-2021 0.3177 0.3177 3 3-1-2021 5-31-2021 0.3126 0.3126 4 6-1-2021 8-31-2021 0.4069 0.4069 Highest 0.4069 0.4069 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 52 of 82 2510 West Coast Highway - Orange County, Annual 378 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.3062 0.0133 0.5844 5.9000e- 004 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 004 11.8183 Energy 3.5800e- 003 0.0307 0.0140 2.0000e- 004 2.4700e- 003 2.4700e- 003 2.4700e- 003 2.4700e- 003 0.0000 135.0727 135.0727 4.7900e- 003 1.5000e- 003 135.6397 Mobile 0.2346 0.5177 2.0339 5.6200e- 003 0.5378 6.9500e- 003 0.5447 0.1437 6.5400e- 003 0.1503 0.0000 524.4516 524.4516 0.0351 0.0000 525.3293 Waste 0.0000 0.0000 0.0000 0.0000 5.6066 0.0000 5.6066 0.3313 0.0000 13.8901 Water 0.0000 0.0000 0.0000 0.0000 1.0710 21.4703 22.5412 0.1109 2.7800e- 003 26.1419 Total 0.5445 0.5616 2.6323 6.4100e- 003 0.5378 0.0448 0.5826 0.1437 0.0444 0.1882 10.3952 688.7285 699.1237 0.4938 4.5300e- 003 712.8194 Mitigated Operational 3.0 Construction Detail Construction Phase ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 53 of 82 2510 West Coast Highway - Orange County, Annual 379 Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Demolition Demolition 9/1/2020 9/14/2020 5 10 2 Site Preparation Site Preparation 9/15/2020 9/15/2020 5 1 3 Grading Grading 9/16/2020 9/17/2020 5 2 4 Building Construction Building Construction 9/18/2020 8/5/2021 5 230 5 Paving Paving 8/6/2021 8/12/2021 5 5 6 Architectural Coating Architectural Coating 8/13/2021 8/19/2021 5 5 OffRoad Equipment Residential Indoor: 69,470; Residential Outdoor: 23,157; Non-Residential Indoor: 16,899; Non-Residential Outdoor: 5,633; Striped Parking Area: 0 (Architectural Coating ±sqft) Acres of Grading (Site Preparation Phase): 0.5 Acres of Grading (Grading Phase): 0 Acres of Paving: 0 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 54 of 82 2510 West Coast Highway - Orange County, Annual 380 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.73 Demolition Rubber Tired Dozers 1 1.00 247 0.40 Demolition Tractors/Loaders/Backhoes 2 6.00 97 0.37 Site Preparation Graders 1 8.00 187 0.41 Site Preparation Tractors/Loaders/Backhoes 1 8.00 97 0.37 Grading Concrete/Industrial Saws 1 8.00 81 0.73 Grading Rubber Tired Dozers 1 1.00 247 0.40 Grading Tractors/Loaders/Backhoes 2 6.00 97 0.37 Building Construction Cranes 1 4.00 231 0.29 Building Construction Forklifts 2 6.00 89 0.20 Building Construction Tractors/Loaders/Backhoes 2 8.00 97 0.37 Paving Cement and Mortar Mixers 4 6.00 9 0.56 Paving Pavers 1 7.00 130 0.42 Paving Rollers 1 7.00 80 0.38 Paving Tractors/Loaders/Backhoes 1 7.00 97 0.37 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Demolition 4 10.00 0.00 45.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 2 5.00 0.00 31.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Grading 4 10.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 5 29.00 6.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Paving 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 6.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 55 of 82 2510 West Coast Highway - Orange County, Annual 381 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 4.9200e- 003 0.0000 4.9200e- 003 7.5000e- 004 0.0000 7.5000e- 004 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 4.3400e- 003 0.0394 0.0381 6.0000e- 005 2.3400e- 003 2.3400e- 003 2.2300e- 003 2.2300e- 003 0.0000 5.2038 5.2038 9.8000e- 004 0.0000 5.2284 Total 4.3400e- 003 0.0394 0.0381 6.0000e- 005 4.9200e- 003 2.3400e- 003 7.2600e- 003 7.5000e- 004 2.2300e- 003 2.9800e- 003 0.0000 5.2038 5.2038 9.8000e- 004 0.0000 5.2284 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Water Exposed Area CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 56 of 82 2510 West Coast Highway - Orange County, Annual 382 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 1.7000e- 004 6.3900e- 003 1.6000e- 003 2.0000e- 005 3.9000e- 004 2.0000e- 005 4.1000e- 004 1.1000e- 004 2.0000e- 005 1.3000e- 004 0.0000 1.7302 1.7302 1.8000e- 004 0.0000 1.7348 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 004 1.4000e- 004 1.5500e- 003 1.0000e- 005 5.5000e- 004 0.0000 5.5000e- 004 1.5000e- 004 0.0000 1.5000e- 004 0.0000 0.4751 0.4751 1.0000e- 005 0.0000 0.4754 Total 3.6000e- 004 6.5300e- 003 3.1500e- 003 3.0000e- 005 9.4000e- 004 2.0000e- 005 9.6000e- 004 2.6000e- 004 2.0000e- 005 2.8000e- 004 0.0000 2.2053 2.2053 1.9000e- 004 0.0000 2.2101 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 1.9200e- 003 0.0000 1.9200e- 003 2.9000e- 004 0.0000 2.9000e- 004 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 4.3400e- 003 0.0394 0.0381 6.0000e- 005 2.3400e- 003 2.3400e- 003 2.2300e- 003 2.2300e- 003 0.0000 5.2038 5.2038 9.8000e- 004 0.0000 5.2284 Total 4.3400e- 003 0.0394 0.0381 6.0000e- 005 1.9200e- 003 2.3400e- 003 4.2600e- 003 2.9000e- 004 2.2300e- 003 2.5200e- 003 0.0000 5.2038 5.2038 9.8000e- 004 0.0000 5.2284 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 57 of 82 2510 West Coast Highway - Orange County, Annual 383 3.2 Demolition - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 1.7000e- 004 6.3900e- 003 1.6000e- 003 2.0000e- 005 3.9000e- 004 2.0000e- 005 4.1000e- 004 1.1000e- 004 2.0000e- 005 1.3000e- 004 0.0000 1.7302 1.7302 1.8000e- 004 0.0000 1.7348 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 004 1.4000e- 004 1.5500e- 003 1.0000e- 005 5.5000e- 004 0.0000 5.5000e- 004 1.5000e- 004 0.0000 1.5000e- 004 0.0000 0.4751 0.4751 1.0000e- 005 0.0000 0.4754 Total 3.6000e- 004 6.5300e- 003 3.1500e- 003 3.0000e- 005 9.4000e- 004 2.0000e- 005 9.6000e- 004 2.6000e- 004 2.0000e- 005 2.8000e- 004 0.0000 2.2053 2.2053 1.9000e- 004 0.0000 2.2101 Mitigated Construction Off-Site 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 2.7000e- 004 0.0000 2.7000e- 004 3.0000e- 005 0.0000 3.0000e- 005 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 3.4000e- 004 4.2200e- 003 2.0500e- 003 0.0000 1.7000e- 004 1.7000e- 004 1.5000e- 004 1.5000e- 004 0.0000 0.4280 0.4280 1.4000e- 004 0.0000 0.4314 Total 3.4000e- 004 4.2200e- 003 2.0500e- 003 0.0000 2.7000e- 004 1.7000e- 004 4.4000e- 004 3.0000e- 005 1.5000e- 004 1.8000e- 004 0.0000 0.4280 0.4280 1.4000e- 004 0.0000 0.4314 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 58 of 82 2510 West Coast Highway - Orange County, Annual 384 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 1.2000e- 004 4.4000e- 003 1.1000e- 003 1.0000e- 005 2.7000e- 004 1.0000e- 005 2.8000e- 004 7.0000e- 005 1.0000e- 005 9.0000e- 005 0.0000 1.1919 1.1919 1.3000e- 004 0.0000 1.1951 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.0000e- 005 1.0000e- 005 8.0000e- 005 0.0000 3.0000e- 005 0.0000 3.0000e- 005 1.0000e- 005 0.0000 1.0000e- 005 0.0000 0.0238 0.0238 0.0000 0.0000 0.0238 Total 1.3000e- 004 4.4100e- 003 1.1800e- 003 1.0000e- 005 3.0000e- 004 1.0000e- 005 3.1000e- 004 8.0000e- 005 1.0000e- 005 1.0000e- 004 0.0000 1.2157 1.2157 1.3000e- 004 0.0000 1.2188 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 1.0000e- 004 0.0000 1.0000e- 004 1.0000e- 005 0.0000 1.0000e- 005 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 3.4000e- 004 4.2200e- 003 2.0500e- 003 0.0000 1.7000e- 004 1.7000e- 004 1.5000e- 004 1.5000e- 004 0.0000 0.4280 0.4280 1.4000e- 004 0.0000 0.4314 Total 3.4000e- 004 4.2200e- 003 2.0500e- 003 0.0000 1.0000e- 004 1.7000e- 004 2.7000e- 004 1.0000e- 005 1.5000e- 004 1.6000e- 004 0.0000 0.4280 0.4280 1.4000e- 004 0.0000 0.4314 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 59 of 82 2510 West Coast Highway - Orange County, Annual 385 3.3 Site Preparation - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 1.2000e- 004 4.4000e- 003 1.1000e- 003 1.0000e- 005 2.7000e- 004 1.0000e- 005 2.8000e- 004 7.0000e- 005 1.0000e- 005 9.0000e- 005 0.0000 1.1919 1.1919 1.3000e- 004 0.0000 1.1951 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.0000e- 005 1.0000e- 005 8.0000e- 005 0.0000 3.0000e- 005 0.0000 3.0000e- 005 1.0000e- 005 0.0000 1.0000e- 005 0.0000 0.0238 0.0238 0.0000 0.0000 0.0238 Total 1.3000e- 004 4.4100e- 003 1.1800e- 003 1.0000e- 005 3.0000e- 004 1.0000e- 005 3.1000e- 004 8.0000e- 005 1.0000e- 005 1.0000e- 004 0.0000 1.2157 1.2157 1.3000e- 004 0.0000 1.2188 Mitigated Construction Off-Site 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 7.5000e- 004 0.0000 7.5000e- 004 4.1000e- 004 0.0000 4.1000e- 004 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 8.7000e- 004 7.8700e- 003 7.6200e- 003 1.0000e- 005 4.7000e- 004 4.7000e- 004 4.5000e- 004 4.5000e- 004 0.0000 1.0408 1.0408 2.0000e- 004 0.0000 1.0457 Total 8.7000e- 004 7.8700e- 003 7.6200e- 003 1.0000e- 005 7.5000e- 004 4.7000e- 004 1.2200e- 003 4.1000e- 004 4.5000e- 004 8.6000e- 004 0.0000 1.0408 1.0408 2.0000e- 004 0.0000 1.0457 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 60 of 82 2510 West Coast Highway - Orange County, Annual 386 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 4.0000e- 005 3.0000e- 005 3.1000e- 004 0.0000 1.1000e- 004 0.0000 1.1000e- 004 3.0000e- 005 0.0000 3.0000e- 005 0.0000 0.0950 0.0950 0.0000 0.0000 0.0951 Total 4.0000e- 005 3.0000e- 005 3.1000e- 004 0.0000 1.1000e- 004 0.0000 1.1000e- 004 3.0000e- 005 0.0000 3.0000e- 005 0.0000 0.0950 0.0950 0.0000 0.0000 0.0951 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 2.9000e- 004 0.0000 2.9000e- 004 1.6000e- 004 0.0000 1.6000e- 004 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 8.7000e- 004 7.8700e- 003 7.6200e- 003 1.0000e- 005 4.7000e- 004 4.7000e- 004 4.5000e- 004 4.5000e- 004 0.0000 1.0408 1.0408 2.0000e- 004 0.0000 1.0457 Total 8.7000e- 004 7.8700e- 003 7.6200e- 003 1.0000e- 005 2.9000e- 004 4.7000e- 004 7.6000e- 004 1.6000e- 004 4.5000e- 004 6.1000e- 004 0.0000 1.0408 1.0408 2.0000e- 004 0.0000 1.0457 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 61 of 82 2510 West Coast Highway - Orange County, Annual 387 3.4 Grading - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 4.0000e- 005 3.0000e- 005 3.1000e- 004 0.0000 1.1000e- 004 0.0000 1.1000e- 004 3.0000e- 005 0.0000 3.0000e- 005 0.0000 0.0950 0.0950 0.0000 0.0000 0.0951 Total 4.0000e- 005 3.0000e- 005 3.1000e- 004 0.0000 1.1000e- 004 0.0000 1.1000e- 004 3.0000e- 005 0.0000 3.0000e- 005 0.0000 0.0950 0.0950 0.0000 0.0000 0.0951 Mitigated Construction Off-Site 3.5 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0323 0.3320 0.2770 4.3000e- 004 0.0196 0.0196 0.0180 0.0180 0.0000 37.5227 37.5227 0.0121 0.0000 37.8261 Total 0.0323 0.3320 0.2770 4.3000e- 004 0.0196 0.0196 0.0180 0.0180 0.0000 37.5227 37.5227 0.0121 0.0000 37.8261 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 62 of 82 2510 West Coast Highway - Orange County, Annual 388 3.5 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 7.3000e- 004 0.0239 6.4900e- 003 6.0000e- 005 1.4200e- 003 1.2000e- 004 1.5400e- 003 4.1000e- 004 1.2000e- 004 5.3000e- 004 0.0000 5.4771 5.4771 4.6000e- 004 0.0000 5.4885 Worker 4.2400e- 003 2.9700e- 003 0.0337 1.1000e- 004 0.0119 8.0000e- 005 0.0120 3.1700e- 003 7.0000e- 005 3.2400e- 003 0.0000 10.3330 10.3330 2.4000e- 004 0.0000 10.3389 Total 4.9700e- 003 0.0268 0.0402 1.7000e- 004 0.0134 2.0000e- 004 0.0136 3.5800e- 003 1.9000e- 004 3.7700e- 003 0.0000 15.8101 15.8101 7.0000e- 004 0.0000 15.8274 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0323 0.3320 0.2770 4.3000e- 004 0.0196 0.0196 0.0180 0.0180 0.0000 37.5226 37.5226 0.0121 0.0000 37.8260 Total 0.0323 0.3320 0.2770 4.3000e- 004 0.0196 0.0196 0.0180 0.0180 0.0000 37.5226 37.5226 0.0121 0.0000 37.8260 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 63 of 82 2510 West Coast Highway - Orange County, Annual 389 3.5 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 7.3000e- 004 0.0239 6.4900e- 003 6.0000e- 005 1.4200e- 003 1.2000e- 004 1.5400e- 003 4.1000e- 004 1.2000e- 004 5.3000e- 004 0.0000 5.4771 5.4771 4.6000e- 004 0.0000 5.4885 Worker 4.2400e- 003 2.9700e- 003 0.0337 1.1000e- 004 0.0119 8.0000e- 005 0.0120 3.1700e- 003 7.0000e- 005 3.2400e- 003 0.0000 10.3330 10.3330 2.4000e- 004 0.0000 10.3389 Total 4.9700e- 003 0.0268 0.0402 1.7000e- 004 0.0134 2.0000e- 004 0.0136 3.5800e- 003 1.9000e- 004 3.7700e- 003 0.0000 15.8101 15.8101 7.0000e- 004 0.0000 15.8274 Mitigated Construction Off-Site 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0601 0.6188 0.5629 8.8000e- 004 0.0347 0.0347 0.0319 0.0319 0.0000 77.5636 77.5636 0.0251 0.0000 78.1907 Total 0.0601 0.6188 0.5629 8.8000e- 004 0.0347 0.0347 0.0319 0.0319 0.0000 77.5636 77.5636 0.0251 0.0000 78.1907 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 64 of 82 2510 West Coast Highway - Orange County, Annual 390 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 1.2700e- 003 0.0443 0.0124 1.1000e- 004 2.9300e- 003 9.0000e- 005 3.0200e- 003 8.4000e- 004 9.0000e- 005 9.3000e- 004 0.0000 11.2218 11.2218 9.1000e- 004 0.0000 11.2445 Worker 8.2300e- 003 5.5400e- 003 0.0646 2.3000e- 004 0.0247 1.6000e- 004 0.0248 6.5500e- 003 1.5000e- 004 6.7000e- 003 0.0000 20.6138 20.6138 4.4000e- 004 0.0000 20.6249 Total 9.5000e- 003 0.0498 0.0770 3.4000e- 004 0.0276 2.5000e- 004 0.0279 7.3900e- 003 2.4000e- 004 7.6300e- 003 0.0000 31.8356 31.8356 1.3500e- 003 0.0000 31.8694 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0601 0.6188 0.5629 8.8000e- 004 0.0347 0.0347 0.0319 0.0319 0.0000 77.5635 77.5635 0.0251 0.0000 78.1906 Total 0.0601 0.6188 0.5629 8.8000e- 004 0.0347 0.0347 0.0319 0.0319 0.0000 77.5635 77.5635 0.0251 0.0000 78.1906 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 65 of 82 2510 West Coast Highway - Orange County, Annual 391 3.5 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 1.2700e- 003 0.0443 0.0124 1.1000e- 004 2.9300e- 003 9.0000e- 005 3.0200e- 003 8.4000e- 004 9.0000e- 005 9.3000e- 004 0.0000 11.2218 11.2218 9.1000e- 004 0.0000 11.2445 Worker 8.2300e- 003 5.5400e- 003 0.0646 2.3000e- 004 0.0247 1.6000e- 004 0.0248 6.5500e- 003 1.5000e- 004 6.7000e- 003 0.0000 20.6138 20.6138 4.4000e- 004 0.0000 20.6249 Total 9.5000e- 003 0.0498 0.0770 3.4000e- 004 0.0276 2.5000e- 004 0.0279 7.3900e- 003 2.4000e- 004 7.6300e- 003 0.0000 31.8356 31.8356 1.3500e- 003 0.0000 31.8694 Mitigated Construction Off-Site 3.6 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 1.8000e- 003 0.0168 0.0177 3.0000e- 005 8.8000e- 004 8.8000e- 004 8.2000e- 004 8.2000e- 004 0.0000 2.3481 2.3481 6.8000e- 004 0.0000 2.3652 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.8000e- 003 0.0168 0.0177 3.0000e- 005 8.8000e- 004 8.8000e- 004 8.2000e- 004 8.2000e- 004 0.0000 2.3481 2.3481 6.8000e- 004 0.0000 2.3652 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 66 of 82 2510 West Coast Highway - Orange County, Annual 392 3.6 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.6000e- 004 1.1000e- 004 1.2900e- 003 0.0000 4.9000e- 004 0.0000 5.0000e- 004 1.3000e- 004 0.0000 1.3000e- 004 0.0000 0.4127 0.4127 1.0000e- 005 0.0000 0.4130 Total 1.6000e- 004 1.1000e- 004 1.2900e- 003 0.0000 4.9000e- 004 0.0000 5.0000e- 004 1.3000e- 004 0.0000 1.3000e- 004 0.0000 0.4127 0.4127 1.0000e- 005 0.0000 0.4130 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 1.8000e- 003 0.0168 0.0177 3.0000e- 005 8.8000e- 004 8.8000e- 004 8.2000e- 004 8.2000e- 004 0.0000 2.3481 2.3481 6.8000e- 004 0.0000 2.3652 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.8000e- 003 0.0168 0.0177 3.0000e- 005 8.8000e- 004 8.8000e- 004 8.2000e- 004 8.2000e- 004 0.0000 2.3481 2.3481 6.8000e- 004 0.0000 2.3652 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 67 of 82 2510 West Coast Highway - Orange County, Annual 393 3.6 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.6000e- 004 1.1000e- 004 1.2900e- 003 0.0000 4.9000e- 004 0.0000 5.0000e- 004 1.3000e- 004 0.0000 1.3000e- 004 0.0000 0.4127 0.4127 1.0000e- 005 0.0000 0.4130 Total 1.6000e- 004 1.1000e- 004 1.2900e- 003 0.0000 4.9000e- 004 0.0000 5.0000e- 004 1.3000e- 004 0.0000 1.3000e- 004 0.0000 0.4127 0.4127 1.0000e- 005 0.0000 0.4130 Mitigated Construction Off-Site 3.7 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.1596 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 5.5000e- 004 3.8200e- 003 4.5400e- 003 1.0000e- 005 2.4000e- 004 2.4000e- 004 2.4000e- 004 2.4000e- 004 0.0000 0.6383 0.6383 4.0000e- 005 0.0000 0.6394 Total 0.1601 3.8200e- 003 4.5400e- 003 1.0000e- 005 2.4000e- 004 2.4000e- 004 2.4000e- 004 2.4000e- 004 0.0000 0.6383 0.6383 4.0000e- 005 0.0000 0.6394 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 68 of 82 2510 West Coast Highway - Orange County, Annual 394 3.7 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.0000e- 005 4.0000e- 005 4.3000e- 004 0.0000 1.6000e- 004 0.0000 1.7000e- 004 4.0000e- 005 0.0000 4.0000e- 005 0.0000 0.1376 0.1376 0.0000 0.0000 0.1377 Total 5.0000e- 005 4.0000e- 005 4.3000e- 004 0.0000 1.6000e- 004 0.0000 1.7000e- 004 4.0000e- 005 0.0000 4.0000e- 005 0.0000 0.1376 0.1376 0.0000 0.0000 0.1377 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.1596 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 5.5000e- 004 3.8200e- 003 4.5400e- 003 1.0000e- 005 2.4000e- 004 2.4000e- 004 2.4000e- 004 2.4000e- 004 0.0000 0.6383 0.6383 4.0000e- 005 0.0000 0.6394 Total 0.1601 3.8200e- 003 4.5400e- 003 1.0000e- 005 2.4000e- 004 2.4000e- 004 2.4000e- 004 2.4000e- 004 0.0000 0.6383 0.6383 4.0000e- 005 0.0000 0.6394 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 69 of 82 2510 West Coast Highway - Orange County, Annual 395 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.7 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.0000e- 005 4.0000e- 005 4.3000e- 004 0.0000 1.6000e- 004 0.0000 1.7000e- 004 4.0000e- 005 0.0000 4.0000e- 005 0.0000 0.1376 0.1376 0.0000 0.0000 0.1377 Total 5.0000e- 005 4.0000e- 005 4.3000e- 004 0.0000 1.6000e- 004 0.0000 1.7000e- 004 4.0000e- 005 0.0000 4.0000e- 005 0.0000 0.1376 0.1376 0.0000 0.0000 0.1377 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 70 of 82 2510 West Coast Highway - Orange County, Annual 396 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.2346 0.5177 2.0339 5.6200e- 003 0.5378 6.9500e- 003 0.5447 0.1437 6.5400e- 003 0.1503 0.0000 524.4516 524.4516 0.0351 0.0000 525.3293 Unmitigated 0.2346 0.5177 2.0339 5.6200e- 003 0.5378 6.9500e- 003 0.5447 0.1437 6.5400e- 003 0.1503 0.0000 524.4516 524.4516 0.0351 0.0000 525.3293 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Condo/Townhouse 203.35 198.45 169.40 675,913 675,913 Office Park 28.78 4.13 1.92 72,371 72,371 Strip Mall 387.36 367.43 178.56 674,816 674,816 Total 619.49 570.01 349.87 1,423,099 1,423,099 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by Condo/Townhouse 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3 Office Park 16.60 8.40 6.90 33.00 48.00 19.00 82 15 3 Strip Mall 16.60 8.40 6.90 16.60 64.40 19.00 45 40 15 4.4 Fleet Mix CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 71 of 82 2510 West Coast Highway - Orange County, Annual 397 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Electricity Mitigated 0.0000 0.0000 0.0000 0.0000 0.0000 99.6504 99.6504 4.1100e- 003 8.5000e- 004 100.0069 Electricity Unmitigated 0.0000 0.0000 0.0000 0.0000 0.0000 99.6504 99.6504 4.1100e- 003 8.5000e- 004 100.0069 NaturalGas Mitigated 3.5800e- 003 0.0307 0.0140 2.0000e- 004 2.4700e- 003 2.4700e- 003 2.4700e- 003 2.4700e- 003 0.0000 35.4223 35.4223 6.8000e- 004 6.5000e- 004 35.6328 NaturalGas Unmitigated 3.5800e- 003 0.0307 0.0140 2.0000e- 004 2.4700e- 003 2.4700e- 003 2.4700e- 003 2.4700e- 003 0.0000 35.4223 35.4223 6.8000e- 004 6.5000e- 004 35.6328 5.1 Mitigation Measures Energy Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Condo/Townhouse 0.558976 0.043534 0.209821 0.113949 0.016111 0.005791 0.025447 0.016654 0.001713 0.001553 0.004896 0.000590 0.000966 Office Park 0.558976 0.043534 0.209821 0.113949 0.016111 0.005791 0.025447 0.016654 0.001713 0.001553 0.004896 0.000590 0.000966 Strip Mall 0.558976 0.043534 0.209821 0.113949 0.016111 0.005791 0.025447 0.016654 0.001713 0.001553 0.004896 0.000590 0.000966 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 72 of 82 2510 West Coast Highway - Orange County, Annual 398 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr Condo/Townhous e 617597 3.3300e- 003 0.0285 0.0121 1.8000e- 004 2.3000e- 003 2.3000e- 003 2.3000e- 003 2.3000e- 003 0.0000 32.9573 32.9573 6.3000e- 004 6.0000e- 004 33.1532 Office Park 28709.3 1.5000e- 004 1.4100e- 003 1.1800e- 003 1.0000e- 005 1.1000e- 004 1.1000e- 004 1.1000e- 004 1.1000e- 004 0.0000 1.5320 1.5320 3.0000e- 005 3.0000e- 005 1.5411 Strip Mall 17482 9.0000e- 005 8.6000e- 004 7.2000e- 004 1.0000e- 005 7.0000e- 005 7.0000e- 005 7.0000e- 005 7.0000e- 005 0.0000 0.9329 0.9329 2.0000e- 005 2.0000e- 005 0.9385 Total 3.5700e- 003 0.0307 0.0140 2.0000e- 004 2.4800e- 003 2.4800e- 003 2.4800e- 003 2.4800e- 003 0.0000 35.4223 35.4223 6.8000e- 004 6.5000e- 004 35.6328 Unmitigated NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr Condo/Townhous e 617597 3.3300e- 003 0.0285 0.0121 1.8000e- 004 2.3000e- 003 2.3000e- 003 2.3000e- 003 2.3000e- 003 0.0000 32.9573 32.9573 6.3000e- 004 6.0000e- 004 33.1532 Office Park 28709.3 1.5000e- 004 1.4100e- 003 1.1800e- 003 1.0000e- 005 1.1000e- 004 1.1000e- 004 1.1000e- 004 1.1000e- 004 0.0000 1.5320 1.5320 3.0000e- 005 3.0000e- 005 1.5411 Strip Mall 17482 9.0000e- 005 8.6000e- 004 7.2000e- 004 1.0000e- 005 7.0000e- 005 7.0000e- 005 7.0000e- 005 7.0000e- 005 0.0000 0.9329 0.9329 2.0000e- 005 2.0000e- 005 0.9385 Total 3.5700e- 003 0.0307 0.0140 2.0000e- 004 2.4800e- 003 2.4800e- 003 2.4800e- 003 2.4800e- 003 0.0000 35.4223 35.4223 6.8000e- 004 6.5000e- 004 35.6328 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 73 of 82 2510 West Coast Highway - Orange County, Annual 399 6.0 Area Detail 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr Condo/Townhous e 173898 55.4077 2.2900e- 003 4.7000e- 004 55.6059 Office Park 38859.8 12.3816 5.1000e- 004 1.1000e- 004 12.4258 Strip Mall 99997 31.8612 1.3200e- 003 2.7000e- 004 31.9752 Total 99.6504 4.1200e- 003 8.5000e- 004 100.0069 Unmitigated Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr Condo/Townhous e 173898 55.4077 2.2900e- 003 4.7000e- 004 55.6059 Office Park 38859.8 12.3816 5.1000e- 004 1.1000e- 004 12.4258 Strip Mall 99997 31.8612 1.3200e- 003 2.7000e- 004 31.9752 Total 99.6504 4.1200e- 003 8.5000e- 004 100.0069 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 74 of 82 2510 West Coast Highway - Orange County, Annual 400 6.1 Mitigation Measures Area 6.0 Area Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.3062 0.0133 0.5844 5.9000e- 004 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 004 11.8183 Unmitigated 0.3062 0.0133 0.5844 5.9000e- 004 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 004 11.8183 CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 75 of 82 2510 West Coast Highway - Orange County, Annual 401 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0160 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.1647 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.1146 9.0800e- 003 0.2225 5.7000e- 004 0.0334 0.0334 0.0334 0.0334 3.7177 7.1441 10.8618 0.0111 2.5000e- 004 11.2141 Landscaping 0.0110 4.1800e- 003 0.3619 2.0000e- 005 1.9900e- 003 1.9900e- 003 1.9900e- 003 1.9900e- 003 0.0000 0.5899 0.5899 5.7000e- 004 0.0000 0.6042 Total 0.3062 0.0133 0.5844 5.9000e- 004 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 004 11.8183 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 76 of 82 2510 West Coast Highway - Orange County, Annual 402 7.1 Mitigation Measures Water 7.0 Water Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0160 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.1647 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.1146 9.0800e- 003 0.2225 5.7000e- 004 0.0334 0.0334 0.0334 0.0334 3.7177 7.1441 10.8618 0.0111 2.5000e- 004 11.2141 Landscaping 0.0110 4.1800e- 003 0.3619 2.0000e- 005 1.9900e- 003 1.9900e- 003 1.9900e- 003 1.9900e- 003 0.0000 0.5899 0.5899 5.7000e- 004 0.0000 0.6042 Total 0.3062 0.0133 0.5844 5.9000e- 004 0.0354 0.0354 0.0354 0.0354 3.7177 7.7340 11.4516 0.0117 2.5000e- 004 11.8183 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 77 of 82 2510 West Coast Highway - Orange County, Annual 403 Total CO2 CH4 N2O CO2e Category MT/yr Mitigated 22.5412 0.1109 2.7800e- 003 26.1419 Unmitigated 22.5412 0.1109 2.7800e- 003 26.1419 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr Condo/Townhous e 2.28039 / 1.43764 15.2734 0.0749 1.8800e- 003 17.7059 Office Park 0.447889 / 0.274513 2.9720 0.0147 3.7000e- 004 3.4497 Strip Mall 0.647394 / 0.39679 4.2959 0.0213 5.3000e- 004 4.9863 Total 22.5413 0.1109 2.7800e- 003 26.1419 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 78 of 82 2510 West Coast Highway - Orange County, Annual 404 8.1 Mitigation Measures Waste 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr Condo/Townhous e 2.28039 / 1.43764 15.2734 0.0749 1.8800e- 003 17.7059 Office Park 0.447889 / 0.274513 2.9720 0.0147 3.7000e- 004 3.4497 Strip Mall 0.647394 / 0.39679 4.2959 0.0213 5.3000e- 004 4.9863 Total 22.5413 0.1109 2.7800e- 003 26.1419 Mitigated 8.0 Waste Detail CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 79 of 82 2510 West Coast Highway - Orange County, Annual 405 Total CO2 CH4 N2O CO2e MT/yr Mitigated 5.6066 0.3313 0.0000 13.8901 Unmitigated 5.6066 0.3313 0.0000 13.8901 Category/Year 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr Condo/Townhous e 16.1 3.2682 0.1931 0.0000 8.0967 Office Park 2.34 0.4750 0.0281 0.0000 1.1768 Strip Mall 9.18 1.8635 0.1101 0.0000 4.6166 Total 5.6066 0.3313 0.0000 13.8901 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 80 of 82 2510 West Coast Highway - Orange County, Annual 406 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr Condo/Townhous e 16.1 3.2682 0.1931 0.0000 8.0967 Office Park 2.34 0.4750 0.0281 0.0000 1.1768 Strip Mall 9.18 1.8635 0.1101 0.0000 4.6166 Total 5.6066 0.3313 0.0000 13.8901 Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 81 of 82 2510 West Coast Highway - Orange County, Annual 407 11.0 Vegetation CalEEMod Version: CalEEMod.2016.3.2 Date: 6/8/2020 9:44 AMPage 82 of 82 2510 West Coast Highway - Orange County, Annual 408 Attachment No. PC 5 Noise Impact Analysis – Urban Crossroads date July 28, 2020 409 INTENTIONALLY BLANK PAGE410 2510 West Coast Highway Mixed-Use Development NOISE IMPACT ANALYSIS CITY OF NEWPORT BEACH PREPARED BY: Bill Lawson, PE, INCE blawson@urbanxroads.com (949) 336-5979 JULY 28, 2020 12954-09 Noise Study 411 2510 West Coast Highway Mixed-Use Development 12954-09 Noise Study ii 412 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study iii TABLE OF CONTENTS TABLE OF CONTENTS ......................................................................................................................... III APPENDICES .................................................................................................................................... IV LIST OF EXHIBITS ............................................................................................................................... V LIST OF TABLES ................................................................................................................................. V LIST OF ABBREVIATED TERMS ........................................................................................................... VI EXECUTIVE SUMMARY ....................................................................................................................... 1 On-Site Traffic Noise Analysis .................................................................................................................. 1 Operational Noise Analysis ...................................................................................................................... 1 Construction Noise Analysis .................................................................................................................... 2 Construction Vibration Analysis............................................................................................................... 2 Summary of CEQA Significance Findings ................................................................................................. 2 1 INTRODUCTION ......................................................................................................................... 5 1.1 Site Location .................................................................................................................................. 5 1.2 Project Description ........................................................................................................................ 5 2 FUNDAMENTALS ....................................................................................................................... 9 2.1 Range of Noise .............................................................................................................................. 9 2.2 Noise Descriptors ........................................................................................................................ 10 2.3 Sound Propagation ...................................................................................................................... 10 2.4 Noise Control .............................................................................................................................. 11 2.5 Noise Barrier Attenuation ........................................................................................................... 11 2.6 Land Use Compatibility With Noise ............................................................................................ 11 2.7 Community Response to Noise ................................................................................................... 12 2.8 Vibration ..................................................................................................................................... 13 3 REGULATORY SETTING ............................................................................................................. 15 3.1 State of California Noise Requirements ...................................................................................... 15 3.2 State of California Building Code ................................................................................................ 15 3.3 City of Newport Beach General Plan Noise Element .................................................................. 15 3.4 City of Newport Beach Stationary (Non-Transportation) Noise Standards ................................ 18 3.5 Construction Vibration Standards ............................................................................................... 20 4 SIGNIFICANCE CRITERIA ........................................................................................................... 21 4.1 Airport Noise ............................................................................................................................... 21 4.2 Significance Criteria for Construction Noise and Vibration ........................................................ 21 4.3 Significance Criteria for Operation.............................................................................................. 21 4.4 Significance Criteria Summary .................................................................................................... 22 5 EXISTING NOISE LEVEL MEASUREMENTS .................................................................................. 23 5.1 Measurement Procedure and Criteria ........................................................................................ 23 5.2 Noise Measurement Locations ................................................................................................... 23 5.3 Noise Measurement Results ....................................................................................................... 24 6 METHODS AND PROCEDURES .................................................................................................. 27 6.1 FHWA Traffic Noise Prediction Model ........................................................................................ 27 6.2 On-Site Traffic Noise Prediction Model Inputs ........................................................................... 27 7 ON-SITE NOISE IMPACTS FROM TRAFFIC .................................................................................. 29 413 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study iv 7.1 Exterior Noise Analysis ................................................................................................................ 29 7.2 Interior Noise Analysis ................................................................................................................ 30 8 SENSITIVE RECEIVER LOCATIONS .............................................................................................. 31 9 OPERATIONAL NOISE IMPACTS TO NEARBY SENSITIVE RECEIVERS ............................................ 33 9.1 Operational Noise Sources .......................................................................................................... 33 9.2 Reference Operational Noise Levels ........................................................................................... 33 9.3 CadnaA Noise Prediction Model ................................................................................................. 36 9.4 Project Operational Noise Levels ................................................................................................ 37 9.5 Project Operational Noise Level Compliance .............................................................................. 38 9.6 Project Operational Noise Level Increase ................................................................................... 39 10 CONSTRUCTION NOISE IMPACTS ............................................................................................. 41 10.1 Construction Noise Sources ........................................................................................................ 41 10.2 Construction Reference Noise Levels ......................................................................................... 42 10.3 Construction Noise Analysis ........................................................................................................ 44 10.4 Construction Noise Level Compliance ........................................................................................ 45 10.5 Construction Noise Abatement Measures .................................................................................. 46 10.6 Construction Vibration Impacts .................................................................................................. 47 11 REFERENCES ............................................................................................................................ 51 12 CERTIFICATION ........................................................................................................................ 53 APPENDICES APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.26 APPENDIX 3.2: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.28 APPENDIX 5.1: STUDY AREA PHOTOS APPENDIX 5.2: NOISE LEVEL MEASUREMENT WORKSHEETS APPENDIX 7.1: ON-SITE TRAFFIC NOISE LEVEL CALCULATIONS APPENDIX 9.1: OPERATIONAL NOISE LEVEL CALCULATIONS APPENDIX 10.1: CONSTRUCTION NOISE LEVEL CALCULATIONS 414 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study v LIST OF EXHIBITS EXHIBIT 1-A: LOCATION MAP ............................................................................................................. 6 EXHIBIT 1-B: SITE PLAN ...................................................................................................................... 7 EXHIBIT 2-A: TYPICAL NOISE LEVELS ................................................................................................... 9 EXHIBIT 2-B: NOISE LEVEL INCREASE PERCEPTION ............................................................................ 13 EXHIBIT 2-C: TYPICAL LEVELS OF GROUND-BORNE VIBRATION .......................................................... 14 EXHIBIT 3-A: LAND USE NOISE COMPATIBILITY MATRIX .................................................................... 17 EXHIBIT 5-A: NOISE MEASUREMENT LOCATIONS .............................................................................. 26 EXHIBIT 8-A: RECEIVER LOCATIONS .................................................................................................. 32 EXHIBIT 9-A: OPERATIONAL NOISE SOURCE AND RECEIVER LOCATIONS ............................................ 34 EXHIBIT 10-A: CONSTRUCTION ACTIVITY AND RECEIVER LOCATIONS ................................................ 43 LIST OF TABLES TABLE ES-1: SUMMARY OF CEQA SIGNIFICANCE FINDINGS ................................................................. 3 TABLE 3-1: OPERATIONAL NOISE STANDARDS .................................................................................. 19 TABLE 3-2: CONSTRUCTION NOISE STANDARDS ............................................................................... 19 TABLE 3-3 CONSTRUCTION VIBRATION STANDARDS ......................................................................... 20 TABLE 4-2: SIGNIFICANCE CRITERIA SUMMARY MATRIX .................................................................... 22 TABLE 5-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS ......................................................... 25 TABLE 6-1: ON-SITE ROADWAY PARAMETERS .................................................................................. 28 TABLE 6-2: TIME OF DAY VEHICLE SPLITS .......................................................................................... 28 TABLE 6-3: DISTRIBUTION OF TRAFFIC FLOW BY VEHICLE TYPE (VEHICLE MIX) ................................... 28 TABLE 7-1: EXTERIOR TRAFFIC NOISE LEVELS .................................................................................... 29 TABLE 7-2: INTERIOR NOISE LEVELS (CNEL) ........................................................................................ 30 TABLE 9-1: REFERENCE NOISE LEVEL MEASUREMENTS ...................................................................... 35 TABLE 9-2: VEHICLE MOVEMENTS BY TIME OF DAY ........................................................................... 36 TABLE 9-3: DAYTIME PROJECT OPERATIONAL NOISE LEVELS .............................................................. 37 TABLE 9-4: NIGHTTIME PROJECT OPERATIONAL NOISE LEVELS .......................................................... 38 TABLE 9-5: OPERATIONAL NOISE LEVEL COMPLIANCE ....................................................................... 38 TABLE 9-6: PROJECT DAYTIME NOISE LEVEL INCREASES .................................................................... 39 TABLE 9-7: PROJECT NIGHTTIME NOISE LEVEL INCREASES ................................................................. 40 TABLE 10-1: CONSTRUCTION REFERENCE NOISE LEVELS .................................................................... 42 TABLE 10-2: CONSTRUCTION ACTIVITY NOISE LEVEL SUMMARY ....................................................... 45 TABLE 10-3: CONSTRUCTION EQUIPMENT NOISE LEVEL COMPLIANCE ............................................... 45 TABLE 10-4: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT ...................................... 47 TABLE 10-5: CONSTRUCTION EQUIPMENT VIBRATION LEVELS .......................................................... 49 415 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study vi LIST OF ABBREVIATED TERMS (1) Reference ADT Average Daily Traffic ANSI American National Standards Institute Calveno California Vehicle Noise CEQA California Environmental Quality Act CNEL Community Noise Equivalent Level dBA A-weighted decibels FHWA Federal Highway Administration FTA Federal Transit Administration INCE Institute of Noise Control Engineering Leq Equivalent continuous (average) sound level Lmax Maximum level measured over the time interval Lmin Minimum level measured over the time interval mph Miles per hour PPV Peak Particle Velocity Project 2510 PCH Mixed-Use Development REMEL Reference Energy Mean Emission Level RMS Root-mean-square VdB Vibration Decibels 416 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 1 EXECUTIVE SUMMARY Urban Crossroads, Inc. has prepared this noise study to determine the noise exposure and the necessary noise mitigation measures for the proposed 2510 PCH Mixed-Use Development (“Project”). The Project site is in the mariner’s mile near the intersection of West Coast Highway and Tustin Avenue in the City of Newport Beach. The Project is proposed to consist of a mix of residential, boutique auto showroom, and office use. This study has been prepared consistent with applicable City of Newport Beach noise standards, and significance criteria based on guidance provided by Appendix G of the California Environmental Quality Act (CEQA) Guidelines. (1) ON-SITE TRAFFIC NOISE ANALYSIS The primary source of traffic noise affecting the Project site is anticipated to be from West Coast Highway and Tustin Avenue. The Project will also experience some background traffic noise impacts from nearby drive aisles and parking lots, however, due to the low traffic volumes, distance and intervening structures these are not anticipated to make a significant contribution to the exterior noise levels at the Project site. The analysis shows that the future on-site exterior traffic noise levels are expected to approach 71.8 dBA CNEL at the first-floor auto showroom and 63.5 dBA CNEL at the rooftop deck with the planned 6-foot high glass screen wall facing West Coast Highway. A review of the Project elevations show that the second residential dwelling units are largely blocked from West Coast Highway by the boutique auto showroom. However, the third-floor residential dwelling units will be exposed to the traffic noise from West Coast Highway. The analysis shows that the future on-site exterior traffic noise levels for the noise sensitive residential dwelling units are expected to approach 64.0 dBA CNEL at third floor building façade, which satisfies the 65 dBA CNEL exterior noise compatibility criteria of the City of Newport Beach General Plan Noise Element for residential mixed use. Therefore, future exterior traffic noise impacts will be less than significant. OPERATIONAL NOISE ANALYSIS Using reference noise levels to represent the expected noise sources from the 2510 PCH Mixed- Use Development site, this analysis estimates the Project-related stationary-source noise levels at nearby sensitive receiver locations. The normal activities associated with the proposed 2510 PCH Mixed-Use Development are anticipated to include air conditioning units, trash enclosure, roof deck activities and vehicle movements. The closest sensitive receptor to the project site is an existing outdoor play area for the nearby Bright Horizons daycare facility located approximately 23 feet east of the site. The operational noise analysis shows that the Project- related stationary-source noise levels will not exceed the City’s exterior noise level standards of 55 dBA Leq during the daytime hours and 50 dBA Leq during the nighttime hours at any nearby receiver locations, including the outdoor play area located 23 feet from the site. Further, this analysis demonstrates that the Project will contribute a less than significant long- term unmitigated operational noise level impact to the existing ambient noise environment at 417 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 2 the noise-sensitive receiver locations. Therefore, the operational noise level impacts associated with the proposed Project activities, such as the air conditioning units, trash enclosure, roof deck activities and vehicle movements, are considered less than significant. CONSTRUCTION NOISE ANALYSIS According to the City of Newport Beach Municipal Code Section 10.28.040, construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) Since the City of Newport Beach General Plan and Municipal Code do not identify a specific construction noise level threshold, a threshold of 85 dBA Leq based on the National Institute for Occupational Safety and Health (NIOSH) is used to analyze construction noise impacts. With the planned 8 to 16-foot high temporary noise barrier during the demolition, site preparation, and grading stage of construction, the Project- related construction noise levels at nearby receiver locations, would range from 52.0 to 73.7 dBA Leq. Therefore, sensitive receptors will not be exposed to construction noise levels exceeding 85 dBA Leq. Therefore, based on the results of this analysis, all nearby sensitive receiver locations will experience less than significant impacts due to Project construction noise levels. These less than significant findings are consistent with the 2006 General Plan Environmental Impact Report (EIR) (3) CONSTRUCTION VIBRATION ANALYSIS Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used, distance to the affected structures and soil type. It is expected that ground-borne vibration from Project construction activities would cause only intermittent, localized intrusion. The City does not have an established threshold for vibration; therefore, the Federal Transit Administration’s (“FTA”) Residential-Daytime vibration threshold of 78 VdB is used in this report to determine whether vibration would impact nearby sensitive receptors. The highest vibration levels of 75.6 VdB at the nearest residential sensitive receptor would be less than the FTA’s guideline threshold of 78 VdB and as such, would result in less than significant impacts. Further, the vibration levels at the closest sensitive receivers are unlikely to be sustained during the entire construction period but will occur rather only during the times that heavy construction equipment is operating adjacent to the Project site perimeter. SUMMARY OF CEQA SIGNIFICANCE FINDINGS The results of this 2510 PCH Mixed-Use Development Noise Impact Analysis are summarized below based on the significance criteria in Section 4 of this report and consistent with Appendix G of the California Environmental Quality Act (CEQA) Guidelines. (1). Table ES-1 shows the findings of significance for each potential noise and/or vibration impact under CEQA. 418 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 3 TABLE ES-1: SUMMARY OF CEQA SIGNIFICANCE FINDINGS Analysis Report Section Significance Findings On-Site Traffic Noise Levels 7 Less Than Significant Operational Noise Levels 9 Less Than Significant Construction Noise Levels 10 Less Than Significant Construction Vibration Levels Less Than Significant 419 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 4 This page intentionally left blank 420 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 5 1 INTRODUCTION This noise analysis has been completed to determine the noise impacts associated with the development of the proposed 2510 PCH Mixed-Use Development (“Project”). This noise study briefly describes the proposed Project, provides information regarding noise fundamentals, describes the local regulatory setting, provides the study methods and procedures for an analysis of the potential Project-related long-term operational noise and short-term construction noise and vibration impacts. 1.1 SITE LOCATION The Project site is in the mariner’s mile near the intersection of West Coast Highway and Tustin Avenue in the City of Newport Beach, as shown on Exhibit 1-A. 1.2 PROJECT DESCRIPTION The Project is proposed to consist of a mix of residential, boutique auto showroom, and office use as shown on Exhibit 1-B. The Project will be developed on three levels as described below: Level 1: Boutique auto showroom with 8,741 square feet of use with 750 square feet of office use, 291 square feet of stair egress and an additional 1,484 square feet of mezzanine office use. Level 2: Multi-family residential with 18 dwelling units. Level 3: Multi-family residential with 17 dwellings units. The combined mixed-use project will provide a total of 35 multi-family residential dwelling units with 11,266 gross square feet of non-residential uses (boutique auto showroom, and office use). 421 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 6 EXHIBIT 1-A: LOCATION MAP 422 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 7 EXHIBIT 1-B: SITE PLAN 423 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 8 This page intentionally left blank 424 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 9 2 FUNDAMENTALS Noise is simply defined as "unwanted sound." Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm or when it has adverse effects on health. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). A- weighted decibels (dBA) approximate the subjective response of the human ear to broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear. Exhibit 2-A presents a summary of the typical noise levels and their subjective loudness and effects that are described in more detail below. EXHIBIT 2-A: TYPICAL NOISE LEVELS 2.1 RANGE OF NOISE Since the range of intensities that the human ear can detect is so large, the scale frequently used to measure intensity is a scale based on multiples of 10, the logarithmic scale. The scale for measuring intensity is the decibel scale. Each interval of 10 decibels indicates a sound energy ten times greater than before, which is perceived by the human ear as being roughly twice as loud. (4) The most common sounds vary between 40 dBA (very quiet) to 100 dBA (very loud). Normal conversation at three feet is roughly at 60 dBA, while loud jet engine noises equate to 110 dBA at approximately 100 feet, which can cause serious discomfort. (5) Another important aspect of noise is the duration of the sound and the way it is described and distributed in time. 425 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 10 2.2 NOISE DESCRIPTORS Environmental noise descriptors are generally based on averages, rather than instantaneous, noise levels. The most used figure is the equivalent level (Leq). Equivalent sound levels are not measured directly but are calculated from sound pressure levels typically measured in A- weighted decibels (dBA). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period and is commonly used to describe the “average” noise levels within the environment. Peak hour or average noise levels, while useful, do not completely describe a given noise environment. Noise levels lower than peak hour may be disturbing if they occur during times when quiet is most desirable, namely evening and nighttime (sleeping) hours. To account for this, the Community Noise Equivalent Level (CNEL), representing a composite 24-hour noise level is utilized. The CNEL is the weighted average of the intensity of a sound, with corrections for time of day, and averaged over 24 hours. The time of day corrections require the addition of 5 decibels to dBA Leq sound levels in the evening from 7:00 p.m. to 10:00 p.m., and the addition of 10 decibels to dBA Leq sound levels at night between 10:00 p.m. and 7:00 a.m. These additions are made to account for the noise sensitive time periods during the evening and night hours when sound appears louder. CNEL does not represent the actual sound level heard at any time, but rather represents the total sound exposure. The City of Newport Beach relies on the 24-hour CNEL level to assess land use compatibility with transportation related noise sources. 2.3 SOUND PROPAGATION When sound propagates over a distance, it changes in level and frequency content. The way noise reduces with distance depends on the following factors. 2.3.1 GEOMETRIC SPREADING Sound from a localized source (i.e., a stationary point source) propagates uniformly outward in a spherical pattern. The sound level attenuates (or decreases) at a rate of 6 dB for each doubling of distance from a point source. Highways consist of several localized noise sources on a defined path and hence can be treated as a line source, which approximates the effect of several point sources. Noise from a line source propagates outward in a cylindrical pattern, often referred to as cylindrical spreading. Sound levels attenuate at a rate of 3 dB for each doubling of distance from a line source. (4) 2.3.2 GROUND ABSORPTION The propagation path of noise from a highway to a receiver is usually very close to the ground. Noise attenuation from ground absorption and reflective wave canceling adds to the attenuation associated with geometric spreading. Traditionally, the excess attenuation has also been expressed in terms of attenuation per doubling of distance. This approximation is usually sufficiently accurate for distances of less than 200 ft. For acoustically hard sites (i.e., sites with a reflective surface between the source and the receiver, such as a parking lot or body of water), no excess ground attenuation is assumed. For acoustically absorptive or soft sites (i.e., those 426 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 11 sites with an absorptive ground surface between the source and the receiver such as soft dirt, grass, or scattered bushes and trees), an excess ground attenuation value of 1.5 dB per doubling of distance is normally assumed. When added to the cylindrical spreading, the excess ground attenuation results in an overall drop-off rate of 4.5 dB per doubling of distance from a line source. (6) 2.3.3 ATMOSPHERIC EFFECTS Receivers located downwind from a source can be exposed to increased noise levels relative to calm conditions, whereas locations upwind can have lowered noise levels. Sound levels can be increased at large distances (e.g., more than 500 feet) due to atmospheric temperature inversion (i.e., increasing temperature with elevation). Other factors such as air temperature, humidity, and turbulence can also have significant effects. (4) 2.3.4 SHIELDING A large object or barrier in the path between a noise source and a receiver can substantially attenuate noise levels at the receiver. The amount of attenuation provided by shielding depends on the size of the object and the frequency content of the noise source. Shielding by trees and other such vegetation typically only has an “out of sight, out of mind” effect. That is, the perception of noise impact tends to decrease when vegetation blocks the line-of-sight to nearby residents. However, for vegetation to provide a substantial, or even noticeable, noise reduction, the vegetation area must be at least 15 feet in height, 100 feet wide and dense enough to completely obstruct the line-of sight between the source and the receiver. This size of vegetation may provide up to 5 dBA of noise reduction. The FHWA does not consider the planting of vegetation to be a noise abatement measure. (6) 2.4 NOISE CONTROL Noise control is the process of obtaining an acceptable noise environment for an observation point or receiver by controlling the noise source, transmission path, receiver, or all three. This concept is known as the source-path-receiver concept. In general, noise control measures can be applied to these three elements. 2.5 NOISE BARRIER ATTENUATION Effective noise barriers can reduce noise levels by up to 10 to 15 dBA, cutting the loudness of traffic noise in half. A noise barrier is most effective when placed close to the noise source or receiver. Noise barriers, however, do have limitations. For a noise barrier to work, it must be high enough and long enough to block the path of the noise source. (6) 2.6 LAND USE COMPATIBILITY WITH NOISE Some land uses are more tolerant of noise than others. For example, schools, hospitals, churches, and residences are more sensitive to noise intrusion than are commercial or industrial developments and related activities. As ambient noise levels affect the perceived amenity or 427 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 12 livability of a development, so too can the mismanagement of noise impacts impair the economic health and growth potential of a community by reducing the area’s desirability as a place to live, shop and work. For this reason, land use compatibility with the noise environment is an important consideration in the planning and design process. The FHWA encourages State and Local government to regulate land development in such a way that noise-sensitive land uses are either prohibited from being located adjacent to a highway, or that the developments are planned, designed, and constructed in such a way that noise impacts to sensitive land uses are minimized. (7) 2.7 COMMUNITY RESPONSE TO NOISE Community responses to noise may range from registering a complaint by telephone or letter, to initiating court action, depending upon everyone’s susceptibility to noise and personal attitudes about noise. Several factors are related to the level of community annoyance including: • Fear associated with noise producing activities; • Socio-economic status and educational level; • Perception that those affected are being unfairly treated; • Attitudes regarding the usefulness of the noise-producing activity; • Belief that the noise source can be controlled. Approximately ten percent of the population has a very low tolerance for noise and will object to any noise not of their making. Consequently, even in the quietest environment, some complaints will occur. Twenty-five percent of the population will not complain even in very severe noise environments. Thus, a variety of reactions can be expected from people exposed to any given noise environment. (8) Surveys have shown that about ten percent of the people exposed to traffic noise of 60 dBA will report being highly annoyed with the noise, and each increase of one dBA is associated with approximately two percent more people being highly annoyed. When traffic noise exceeds 60 dBA or aircraft noise exceeds 55 dBA, people may begin to complain. (8) Despite this variability in behavior on an individual level, the population can be expected to exhibit the following responses to changes in noise levels as shown on Exhibit 2-B. A change of 3 dBA are considered barely perceptible, and changes of 5 dBA are considered readily perceptible. (6) 428 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 13 EXHIBIT 2-B: NOISE LEVEL INCREASE PERCEPTION 2.8 VIBRATION Per the Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment (9), vibration is the periodic oscillation of a medium or object. The rumbling sound caused by the vibration of room surfaces is called structure-borne noise. Sources of ground-borne vibrations include natural phenomena (e.g., earthquakes, volcanic eruptions, sea waves, landslides) or human-made causes (e.g., explosions, machinery, traffic, trains, construction equipment). Vibration sources may be continuous, such as factory machinery, or transient, such as explosions. As is the case with airborne sound, ground-borne vibrations may be described by amplitude and frequency. There are several different methods that are used to quantify vibration. The peak particle velocity (PPV) is defined as the maximum instantaneous peak of the vibration signal. The PPV is most frequently used to describe vibration impacts to buildings but is not always suitable for evaluating human response (annoyance) because it takes some time for the human body to respond to vibration signals. Instead, the human body responds to average vibration amplitude often described as the root mean square (RMS). The RMS amplitude is defined as the average of the squared amplitude of the signal and is most frequently used to describe the effect of vibration on the human body. Decibel notation (VdB) is commonly used to measure RMS. Decibel notation (VdB) serves to reduce the range of numbers used to describe human response to vibration. Typically, ground-borne vibration generated by man-made activities attenuates rapidly with distance from the source of the vibration. Sensitive receivers for vibration include structures (especially older masonry structures), people (especially residents, the elderly, and sick), and vibration-sensitive equipment and/or activities. The background vibration-velocity level in residential areas is generally 50 VdB. Ground-borne vibration is normally perceptible to humans at approximately 65 VdB. For most people, a vibration-velocity level of 75 VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels. Typical outdoor sources of perceptible ground-borne vibration are construction equipment, steel-wheeled trains, and traffic on rough roads. If a roadway is smooth, the ground-borne vibration is rarely perceptible. The range of interest is from approximately 50 VdB, which is the typical background vibration-velocity level, to 100 VdB, which is the general threshold where minor damage can occur in fragile buildings. Exhibit 2-C illustrates common vibration sources and the human and structural response to ground-borne vibration. 0 1 2 3 4 5 6 7 8 9 10 Just Perceptible Barely Perceptible Readily Perceptible Twice as Loud Noise Level Increase (dBA) 429 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 14 EXHIBIT 2-C: TYPICAL LEVELS OF GROUND-BORNE VIBRATION Source: Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment. 430 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 15 3 REGULATORY SETTING To limit population exposure to physically and/or psychologically damaging as well as intrusive noise levels, the federal government, the State of California, various City governments, and most municipalities in the state have established standards and ordinances to control noise. In most areas, automobile and truck traffic is the major source of environmental noise. Traffic activity generally produces an average sound level that remains constant with time. Air and rail traffic, and commercial and industrial activities are also major sources of noise in some areas. Federal, state, and local agencies regulate different aspects of environmental noise. Federal and state agencies generally set noise standards for mobile sources such as aircraft and motor vehicles, while regulation of stationary sources is generally left to by local agencies. 3.1 STATE OF CALIFORNIA NOISE REQUIREMENTS The State of California regulates freeway noise, sets standards for sound transmission, provides occupational noise control criteria, identifies noise standards, and provides guidance for local land use compatibility. State law requires that each County and City adopt a General Plan that includes a Noise Element which is to be prepared per guidelines adopted by the Governor’s Office of Planning and Research (OPR). (10) The purpose of the Noise Element is to limit the exposure of the community to excessive noise levels. In addition, the California Environmental Quality Act (CEQA) requires that all known environmental effects of a project be analyzed, including environmental noise impacts. 3.2 STATE OF CALIFORNIA BUILDING CODE The State of California’s noise insulation standards are codified in the California Code of Regulations, Title 24, Building Standards Administrative Code, Part 2, and the California Building Code. These noise standards are applied to new construction in California for the purpose of controlling interior noise levels resulting from exterior noise sources. The regulations specify that acoustical studies must be prepared when noise-sensitive structures, such as residential buildings, schools, or hospitals, are developed near major transportation noise sources, and where such noise sources create an exterior noise level of 60 dBA CNEL or higher. Acoustical studies that accompany building plans for noise-sensitive land uses must demonstrate that the structure has been designed to limit interior noise in habitable rooms to acceptable noise levels. For new residential buildings, schools, and hospitals, the acceptable interior noise limit for new construction is 45 dBA CNEL. 3.3 CITY OF NEWPORT BEACH GENERAL PLAN NOISE ELEMENT The City of Newport Beach has adopted a Noise Element of the General Plan to control noise in the planning process in order to maintain compatible land use with environmental noise levels and to ensure that Newport Beach residents will be protected from excessive noise intrusion. (11) 431 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 16 3.3.1 NOISE POLICIES To protect City of Newport Beach residents from excessive noise, the Noise Element contains the following policies related to the Project: N 1.1 Noise Compatibility of New Development: Require that all proposed projects are compatible with the noise environment through use of Table N2 and enforce the interior and exterior noise standards shown in Table N3. N 1.6 Mixed-Use Developments: Encourage new mixed-use developments to site loading areas, parking lots, driveways, trash enclosures, mechanical equipment, and other noise sources away from the residential portion of the development. N 1.8 Significant Noise Impacts: Require the employment of noise mitigation measures for existing sensitive uses when a significant noise impact is identified. A significant noise impact occurs when there is an increase in the ambient CNEL produced by new development impacting existing sensitive uses. The CNEL increase is shown in the table below. CNEL (dBA) dBA increase 55 3 60 2 65 1 70 1 Over 75 Any increase is considered significant N 2.1 New Development: Require that proposed noise-sensitive uses in areas of 60 dBA and greater, as determined the analyses stipulated by Policy N1.1, demonstrate that they meet interior and exterior noise levels. N 2.2 Design of Sensitive Land Uses: Require the use of walls, berms, interior noise insulation, double paned windows, or other noise mitigation measures, as appropriate, in the design of new residential or other new noise sensitive land uses that are adjacent to major roads. Application of the Noise Standards in Table N3 shall govern this requirement. N 4.1 Stationary Noise Sources: Enforce interior and exterior noise standards outlined in Table N3, and in the City’s Municipal Code to ensure that sensitive noise receptors are not exposed to excessive noise levels from stationary noise sources, such as heating, ventilation, and air conditioning equipment. N 4.3 New Commercial Developments: Require that new commercial developments abutting residentially designated properties be designed to minimize noise impacts generated by loading areas, parking lots, trash enclosures, mechanical equipment, and any other noise generating features specific to the development to the extent feasible. N 4.6 Maintenance or Construction Activities: Enforce the Noise Ordinance noise limits and limits on hours of maintenance or construction activity in or adjacent to residential areas, including noise that results from in-home hobby or work-related activities. N 5.1 Limiting Hours of Activity: Enforce the limits on hours of construction activity. 432 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 17 3.3.2 LAND USE COMPATIBILITY The noise criteria identified in the City of Newport Beach Noise Element (Table N2) are guidelines to evaluate the land use compatibility of transportation related noise. The compatibility criteria, shown on Exhibit 3-A, provides the City with a planning tool to gauge the compatibility of land uses relative to existing and future exterior noise levels and prevent noise/land use conflicts. The Land Use Noise Compatibility Matrix in the City of Newport Beach General Plan provides guidelines to evaluate the acceptability of transportation-related noise level impacts. EXHIBIT 3-A: LAND USE NOISE COMPATIBILITY MATRIX 433 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 18 The Project’s residential (mixed use), are considered clearly compatible with exterior noise levels below 65 dBA CNEL. A review of the existing ambient noise level measurements included in Section 5 of this report shows that the Project site is clearly compatible for residential mixed-use. For the planned non-residential auto showroom and office uses, exterior noise levels up to 65 dBA CNEL are considered by the City to be clearly compatible and exterior noise levels approaching 75 dBA CNEL are considered by the City to be normally compatible. For normally compatible uses, new construction or development should be undertaken only after detailed analysis of the noise reduction requirements are made and needed noise insulation feature in the design are determined. Conventional construction, with closed windows and fresh air supply systems or air conditioning, will normally suffice. 3.4 CITY OF NEWPORT BEACH STATIONARY (NON-TRANSPORTATION) NOISE STANDARDS In addition to the noise/land use compatibility guidelines contained in the General Plan Noise Element, the City of Newport Beach has adopted Community Noise Control policies and standards as part of its Municipal Code in order to limit unnecessary, excessive and annoying noise in the City. To analyze noise impacts originating from a designated fixed location or private property such as the 2510 PCH Mixed-Use Development Project, stationary-source noise such as the expected air conditioning units, trash enclosure, roof deck activities and vehicle movements and noise from construction activities are typically evaluated against standards established under the City’s Municipal Code. 3.4.1 OPERATIONAL NOISE STANDARDS The City of Newport Beach Municipal Code, Chapter 10.26 Community Noise Control, establishes the permissible exterior noise levels that may intrude into a neighboring property. According to Section 10.26.025(A) exterior noise levels at single-family residential land uses (Noise Zone 1) shall not exceed 55 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 50 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). (12) For commercial uses, exterior noise levels shall not exceed 65 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 60 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). According to Section 10.26.025(C), in the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. While the Section 10.26.025(C) of City of Newport Beach Municipal Code permits the use of the existing ambient noise level to describe the base exterior noise level standards, this analysis relies on the more conservative and restrictive standards in Section 10.26.025(A). The City of Newport Beach Municipal Code, Chapter10.26 Community Noise Control exterior noise level standards are shown on Table 3-1 and are included in Appendix 3.1. 434 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 19 TABLE 3-1: OPERATIONAL NOISE STANDARDS City Land Use Time Period Base Exterior Noise Level Standards (dBA Leq)2 Newport Beach1 Residential (Noise Zone I) Daytime 55 Nighttime 50 Commercial (Noise Zone II) Daytime 65 Nighttime 60 1 Source: City of Newport Beach Municipal Code, Section 10.26.025 (Appendix 3.1). 2 Base exterior noise level standards. If the ambient level exceeds allowable exterior Leq noise level, the ambient shall be the standard per Section 10.26.025 (C) of the City of Newport Beach Municipal Code. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 3.4.2 CONSTRUCTION NOISE STANDARDS The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) TABLE 3-2: CONSTRUCTION NOISE STANDARDS City Permitted Hours of Construction Activity Newport Beach1 7:00 a.m. to 6:30 p.m. Mondays to Fridays; 8:00 a.m. to 6:00 p.m. on Saturdays; no activity on Sundays or national holidays 1 Source: City of Newport Beach Municipal Code, Section 10.28.040 (Appendix 3.1). 3.4.3 OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION CONSTRUCTION NOISE STANDARDS The National Institute for Occupational Safety and Health (NIOSH) provides noise standards to evaluate required hearing protection for employees that may be exposed to high noise levels. However, the standards are a useful metric for analyzing the significance of construction noise and are therefore used in this report to determine whether construction impacts would impact nearby sensitive receptors. NIOSH identifies 85 dBA Leq as an acceptable noise exposure level over an 8-hour period. (13) Since the NIOSH construction-related noise level represents the energy average of the noise source over a given time period, they are expressed as Leq noise levels. 435 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 20 3.5 CONSTRUCTION VIBRATION STANDARDS Construction activity can result in varying degrees of ground-borne vibration, depending on the equipment and methods used, distance to the affected structures and soil type. (9) Construction vibration is generally associated with pile driving and rock blasting. Other construction equipment such as air compressors, light trucks, hydraulic loaders, etc., generates little or no ground vibration. (9) Occasionally large bulldozers and loaded trucks can cause perceptible vibration levels at close proximity. The City of Newport Beach has not identified or adopted vibration standards. However, the 2006 General Plan Environmental Impact Report (EIR) (3) identified a limit of 72 VdB for frequent events (more than 70 vibrations events per day) at residential uses and buildings where people normally sleep. (9) For infrequent events with fewer than 70 vibration events per day, the vibration limit is 80 VdB. These limits were derived from the FTA guidelines (9) for determining the relative significance of potential Project vibration impacts due to on-site construction activities as shown on Table 3-3. TABLE 3-3 CONSTRUCTION VIBRATION STANDARDS Vibration Criteria Vibration Decibels (VdB) at 25 feet1 2006 GP EIR - Human Annoyance (Residential)1 72 FTA - Human Annoyance (Residential Daytime)2 78 FTA - Human Annoyance (Residential Nighttime)2 72 FTA - Human Annoyance (Office)2 84 1 City of Newport Beach General Plan EIR 2 Federal Transit Administration, Transit Noise and Vibration Impact Assessment, September 2018. It should be noted that the EIR conservatively identified a residential-nighttime threshold of 72 VdB for all circumstances of vibrational energy; including for construction activities which would almost never be expected to occur during the nighttime period (10pm to 7am). The FTA has established vibration criteria of 72 VbB for Residential-Nighttime land use, when no construction activities would be allowed per City of Newport Beach Code Section 10.28.040. The FTA criteria for Residential-Daytime land use is 78 VdB, which would be more applicable to the daytime construction activities. Based on the FTA interpretation for Residential-Daytime use, at 78 VdB Vibration is barely felt. 436 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 21 4 SIGNIFICANCE CRITERIA The following significance criteria are based on currently adopted guidance provided by Appendix G of the California Environmental Quality Act (CEQA) Guidelines. (1) For the purposes of this report, impacts would be potentially significant if the Project results in or causes: A. Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? B. Generation of excessive ground-borne vibration or ground-borne noise levels? C. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? While the City of Newport Beach General Plan Guidelines provide direction on noise compatibility and establish noise standards by land use type that are sufficient to assess the significance of noise impacts, they do not define the levels at which increases are considered substantial for use under Guideline A. CEQA Appendix G Guideline C applies to nearby public and private airports, if any, and the Project’s land use compatibility. 4.1 AIRPORT NOISE The Project site is located roughly 4 miles southeast of John Wayne Airport, outside the airport impact zone and noise contour boundaries. Therefore, the Project site is not located within two miles of a public airport or the vicinity of a private airstrip, and as such, no impact related to the exposure of people residing or working in the Project area to excessive airport related noise levels is anticipated. 4.2 SIGNIFICANCE CRITERIA FOR CONSTRUCTION NOISE AND VIBRATION The Project’s construction noise and vibration impacts are significant if: • If Project-related construction activities create noise levels which exceed 85 dBA Leq at nearby sensitive receiver locations (NIOSH, Criteria for Recommended Standard: Occupational Noise Exposure). • If short-term Project generated construction vibration levels exceed the FTA’s vibration threshold of 78 VdB at residential daytime use. (9) 4.3 SIGNIFICANCE CRITERIA FOR OPERATION The Project’s operational noise impacts are significant if: • If Project-related operational (stationary-source) noise levels exceed the exterior noise level standards at the land uses identified in Table 3-1 (City of Newport Beach Municipal Code, Section 10.26.025); ), or exceed the City’s exterior noise level standards in Table 3-1 at the nearby daycare use; 437 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 22 • If the existing ambient noise levels at the noise-sensitive receivers near the Project site: o are less than 55 dBA CNEL and the Project creates a barely perceptible 3 dBA CNEL or greater Project-related noise level increase; or o range from 55 to 60 dBA CNEL and the Project creates a 2 dBA CNEL or greater Project- related noise level increase; or o range from 60 to 75 dBA CNEL and the Project creates a 1 dBA CNEL or greater Project- related noise level increase; or o already exceed 75 dBA CNEL, and the Project create any noise level increase. 4.4 SIGNIFICANCE CRITERIA SUMMARY Noise impacts shall be considered significant if any of the following occur as a direct result of the proposed development. Table 4-2 shows the significance criteria summary matrix. TABLE 4-2: SIGNIFICANCE CRITERIA SUMMARY MATRIX Analysis Receiving Land Use Condition(s) Significance Criteria Daytime Nighttime On-Site Traffic Noise1 Residential Exterior Noise Compatibility Criteria 65 dBA CNEL Interior Noise Level Standard 45 dBA CNEL Operational Noise Multiple2 Exterior Noise Level Standards See Table 3-1. Noise- Sensitive3 If ambient is < 55 dBA CNEL ≥ 3 dBA CNEL Project Increase If ambient is 55 - 60 dBA CNEL ≥ 2 dBA CNEL Project Increase If ambient is 60 - 75 dBA CNEL ≥ 1 dBA CNEL Project Increase If ambient is > 75 dBA CNEL Any Project Increase Construction All4 Noise Level Threshold 85 dBA Leq n/a Residential5 Vibration Level Threshold 78 VdB n/a 1 City of Newport Beach General Plan Noise Element Land Use Noise Compatibility Matrix (Table N2). 2 City of Newport Beach Municipal Code, Section 10.26.025 (Appendix 3.1). 3 City of Newport Beach General Plan Policy N 1.8 4 NIOSH, Criteria for Recommended Standard: Occupational Noise Exposure and Federal Transit Administration, Transit Noise and Vibration Impact Assessment. 5 Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment, September 2018 "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m.; "n/a" = No nighttime construction activity is permitted, so no nighttime construction noise level limits are identified; "VdB" = Vibration Decibels 438 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 23 5 EXISTING NOISE LEVEL MEASUREMENTS To assess the existing noise level environment, five 24-hour noise level measurements were taken at sensitive receiver locations in the Project study area on Wednesday, October 2, 2019. The receiver locations were selected to describe and document the existing noise environment within the Project study area. Exhibit 5-A provides the boundaries of the Project study area and the noise level measurement locations. Appendix 5.1 includes study area photos. 5.1 MEASUREMENT PROCEDURE AND CRITERIA To describe the existing noise environment, the hourly noise levels were measured during typical weekday conditions over a 24-hour period. By collecting individual hourly noise level measurements, it is possible to describe the daytime and nighttime hourly noise levels and calculate the 24-hour CNEL. The long-term noise readings were recorded using Piccolo Type 2 integrating sound level meter and dataloggers. The Piccolo sound level meters were calibrated using a Larson-Davis calibrator, Model CAL 150. All noise meters were programmed in "slow" mode to record noise levels in "A" weighted form. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4-2014/IEC 61672-1:2013. (14) 5.2 NOISE MEASUREMENT LOCATIONS The long-term noise level measurements were positioned as close to the nearest sensitive receiver locations as possible to assess the existing ambient hourly noise levels surrounding the Project site. Both Caltrans and the FTA recognize that it is not reasonable to collect noise level measurements that can fully represent every part of a private yard, patio, deck, or balcony normally used for human activity when estimating impacts for new development projects. This is demonstrated in the Caltrans general site location guidelines which indicate that, sites must be free of noise contamination by sources other than sources of interest. Avoid sites located near sources such as barking dogs, lawnmowers, pool pumps, and air conditioners unless it is the express intent of the analyst to measure these sources. (4) Further, FTA guidance states, that it is not necessary nor recommended that existing noise exposure be determined by measuring at every noise-sensitive location in the project area. Rather, the recommended approach is to characterize the noise environment for clusters of sites based on measurements or estimates at representative locations in the community. (9) Based on recommendations of Caltrans and the FTA, it is not necessary to collect measurements at each individual building or residence, because each receiver measurement represents a group of buildings that share acoustical equivalence. (9) In other words, the area represented by the receiver shares similar shielding, terrain, and geometric relationship to the reference noise source. Receivers represent a location of noise sensitive areas and are used to estimate the future noise level impacts. Collecting reference ambient noise level measurements at the nearby sensitive receiver locations allows for a comparison of the before and after Project noise levels 439 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 24 and is necessary to assess potential noise impacts due to the Project’s contribution to the ambient noise levels. 5.3 NOISE MEASUREMENT RESULTS The noise measurements presented below focus on the average or equivalent sound levels (Leq). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period. Table 5-1 identifies the hourly daytime (7:00 a.m. to 10:00 p.m.) and nighttime (10:00 p.m. to 7:00 a.m.) noise levels at each noise level measurement location. Appendix 5.2 provides a summary of the existing hourly ambient noise levels described below: • Location L1 represents the noise levels south of 204 Tustin Ave near the side yard of the single- family home. The noise level measurements collected show an overall 24-hour exterior noise level of 63.5 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 59.9 dBA Leq with an average nighttime noise level of 56.0 dBA Leq. • Location L2 represents the noise levels near the parking meters in the parking lot adjacent to 124 Tustin Avenue. The noise level measurements collected show an overall 24-hour exterior noise level of 59.2 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 57.3 dBA Leq with an average nighttime noise level of 50.6 dBA Leq. • Location L3 represents the noise levels in the parking lot South of Newport Theatre Arts Center. The 24-hour CNEL indicates that the overall exterior noise level is 55.4 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 53.6 dBA Leq with an average nighttime noise level of 46.8 dBA Leq. • Location L4 represents the noise levels in parking lot north of 2400 West Coast Highway and west of Avon Lot 2. The noise level measurements collected show an overall 24-hour exterior noise level of 62.4 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 59.3 dBA Leq with an average nighttime noise level of 54.6 dBA Leq. • Location L5 represents the noise levels in the courtyard of 124 Tustin Avenue. The noise level measurements collected show an overall 24-hour exterior noise level of 54.6 dBA CNEL. The energy (logarithmic) average daytime noise level was calculated at 52.0 dBA Leq with an average nighttime noise level of 46.6 dBA Leq. Table 5-1 provides the (energy average) noise levels used to describe the daytime and nighttime ambient conditions. These daytime and nighttime energy average noise levels represent the average of all hourly noise levels observed during these time periods expressed as a single number. Appendix 5.2 provides summary worksheets of the noise levels for each hour as well as the minimum, maximum, L1, L2, L5, L8, L25, L50, L90, L95, and L99 percentile noise levels observed during the daytime and nighttime periods. The background ambient noise levels in the Project study area are dominated by the transportation-related noise associated with West Coast Highway. The 24-hour existing noise level measurements shown on Table 5-1 present the existing ambient noise conditions. 440 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 25 TABLE 5-1: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS Location1 Description Energy Average Noise Level (dBA Leq)2 CNEL Daytime Nighttime L1 Located south of 204 Tustin Avenue near the side yard of the single-family home. 59.9 56.0 63.5 L2 Located near the parking meters in the parking lot adjacent to 124 Tustin Avenue. 57.3 50.6 59.2 L3 Located in the parking lot South of Newport Theatre Arts Center. 53.6 46.8 55.4 L4 Located in parking lot north of 2400 West Coast Highway and west of Avon Lot 2 59.3 54.6 62.4 L5 Located in courtyard of 124 Tustin Avenue. 52.0 46.6 54.6 1 See Exhibit 5-A for the noise level measurement locations. 2 The long-term 24-hour measurement printouts are included in Appendix 5.2. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 441 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 26 EXHIBIT 5-A: NOISE MEASUREMENT LOCATIONS 442 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 27 6 METHODS AND PROCEDURES The following section outlines the methods and procedures used to model and analyze the future traffic noise environment. 6.1 FHWA TRAFFIC NOISE PREDICTION MODEL The expected roadway noise level increases from vehicular traffic were calculated by Urban Crossroads, Inc. using a computer program that replicates the Federal Highway Administration (FHWA) Traffic Noise Prediction Model- FHWA-RD-77-108. (15) This is consistent with the approach used for the City of Newport Beach General Plan Update EIR. (3) The FHWA Model arrives at a predicted noise level through a series of adjustments to the Reference Energy Mean Emission Level (REMEL). In California the national REMELs are substituted with the California Vehicle Noise (Calveno) Emission Levels. (16) Adjustments are then made to the REMEL to account for: the roadway classification (e.g., collector, secondary, major or arterial), the roadway active width (i.e., the distance between the center of the outermost travel lanes on each side of the roadway), the total average daily traffic (ADT), the travel speed, the percentages of automobiles, medium trucks, and heavy trucks in the traffic volume, the roadway grade, the angle of view (e.g., whether the roadway view is blocked), the site conditions ("hard" or "soft" relates to the absorption of the ground, pavement, or landscaping), and the percentage of total ADT which flows each hour throughout a 24-hour period. Research conducted by Caltrans has shown that the use of soft site conditions is appropriate for the application of the FHWA traffic noise prediction model used in this analysis. (17) 6.2 ON-SITE TRAFFIC NOISE PREDICTION MODEL INPUTS The on-site roadway parameters including the average daily traffic (ADT) volumes used for this study are presented on Table 6-1. Based on the City of Newport Beach General Plan Circulation Element, West Coast Highway is classified as a Major Road. (18) To predict the future on-site noise environment at the Project site, parameters including the number of lanes and the future buildout average daily traffic volumes were obtained from the City of Newport Beach General Plan Update Environmental Impact Report, Figure 4.13-8. For the purposes of this analysis, soft site conditions were used to analyze the on-site traffic noise impacts for the Project study area. Soft site conditions account for the sound propagation loss over natural surfaces such as normal earth and ground vegetation. Research by Caltrans has shown that the use of soft site conditions is appropriate for the application of the FHWA traffic noise prediction model used in this analysis. (17) 443 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 28 TABLE 6-1: ON-SITE ROADWAY PARAMETERS Roadway Lanes Classification1 Average Daily Traffic Volume2 Speed (mph)3 Site Conditions W. Coast Hwy. 5 Major 51,000 40 Soft Tustin Ave. 2 Collector 3,000 25 Soft 1 City of Newport Beach General Plan Figure CE1 Master Plan of Streets and Highways 2 City of Newport Beach General Plan Update EIR Figure 4.13-8 General Plan Buildout with Project ADT. 3 Posted speed limit. The site plan is used to identify the relationship between the roadway centerline elevation, the pad elevation and the centerline distance to any intervening noise barriers, and the building façade. The exterior noise level receiver locations were placed five feet above the finished floor elevation for each floor. Table 6-2 presents the time of day vehicle splits and Table 6-3 presents the traffic flow distributions (vehicle mix) used for this analysis. The vehicle mix provides the hourly distribution percentages of automobile, medium trucks, and heavy trucks for input into the FHWA noise prediction model. TABLE 6-2: TIME OF DAY VEHICLE SPLITS Vehicle Type Time of Day Splits1 Total of Time of Day Splits Daytime Evening Nighttime Autos 77.50% 12.90% 9.60% 100.00% Medium Trucks 84.80% 4.90% 10.30% 100.00% Heavy Trucks 86.50% 2.70% 10.80% 100.00% 1 Source: Typical Southern California vehicle mix. "Daytime" = 7:00 a.m. to 7:00 p.m.; "Evening" = 7:00 p.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. TABLE 6-3: DISTRIBUTION OF TRAFFIC FLOW BY VEHICLE TYPE (VEHICLE MIX) Classification Total % Traffic Flow Total Autos Medium Trucks Heavy Trucks All Roadways1 97.42% 1.84% 0.74% 100.00% 1 Source: Typical Southern California vehicle mix. 444 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 29 7 ON-SITE NOISE IMPACTS FROM TRAFFIC An on-site exterior noise impact analysis has been completed to determine the traffic noise exposure and to identify potential necessary noise abatement measures for the proposed 2510 PCH Mixed-Use Development Project. The primary source of traffic noise affecting the Project site is anticipated to be from West Coast Highway and Tustin Avenue. The Project will also experience some background traffic noise impacts from nearby drive aisles and parking lots, however, due to the low traffic volumes, distance and intervening structures these are not anticipated to make a significant contribution to the exterior noise levels at the Project site. 7.1 EXTERIOR NOISE ANALYSIS The analysis shows that the future on-site exterior traffic noise levels are expected to approach 71.8 dBA CNEL at the first-floor auto showroom. This is below the City of Newport Beach’s 75 dBA CNEL normally compatible exterior land use compatibility criteria non-residential uses. The that the future on-site exterior traffic noise levels are expected to approach 63.5 dBA CNEL with the planned 6-foot high glass screen wall at the rooftop deck façade facing West Coast Highway. This is below the City of Newport Beach’s 65 dBA CNEL normally compatible exterior land use compatibility criteria for mixed use. A review of the Project elevations show that the second residential dwelling units are largely blocked boutique auto showroom. However, the third-floor residential dwelling units will be exposed to the traffic noise from West Coast Highway. As shown on Table 8-1 the residential dwelling units are expected to experience an exterior noise level of 64.0 dBA CNEL at the third- floor building façade. This satisfies the City of Newport Beach’s 65 dBA CNEL clearly compatible exterior land use compatibility criteria for residential use. Therefore, future exterior traffic noise impacts will be less than significant. Appendix 7.1 includes the on-site traffic noise level calculations. TABLE 7-1: EXTERIOR TRAFFIC NOISE LEVELS Land Use1 Roadways Level Noise Level at Facade (dBA CNEL) Combined Exterior Noise Level (dBA CNEL)2 Exterior Noise Level Threshold (dBA CNEL)3 Threshold Exceeded? Auto Showroom W. Coast Hwy. 1st Floor 71.8 71.8 75 No Tustin Ave. 50.9 Rooftop Deck W. Coast Hwy. 2nd Floor 61.3 63.5 65 No Tustin Ave. 59.5 Residential W. Coast Hwy. 3rd Floor 64.0 64.2 65 No Tustin Ave. 50.1 1 As shown on the Project site plan (Exhibit 1-B) 2 Combined future exterior noise levels at the building façade. Calculations are included in Appendix 7-1. 3 City of Newport Beach Land Use Noise Compatibility Thresholds Table N2 (Exhibit 3-A). 445 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 30 7.2 INTERIOR NOISE ANALYSIS To ensure that the interior noise levels comply with the City of Newport Beach 45 dBA CNEL interior noise level standards, future noise levels were calculated at the building façades. While the City maintains interior noise standards for noise sensitive residential land uses, the City does not prescribe specific interior noise requirements for non-residential land uses such as the planned auto showroom and office uses. Table 7-2 shows that the future exterior noise levels at the third-floor residential building façade are estimated at 64.0 dBA CNEL. Table 7-2 shows that the estimated interior noise levels using typical building construction and standard windows will provide an interior noise level reduction of 25 dBA. With the standard windows, units facing West Coast Highway will experience interior levels of 39.0 dBA CNEL. This satisfies the City of Newport Beach 45 dBA CNEL interior noise level standards and is less than significant. TABLE 7-2: INTERIOR NOISE LEVELS (CNEL) Building (Façade) Floor Noise Level at Façade1 Required Interior NR2 Typical Interior NR3 Interior Noise Level Threshold Threshold Exceeded? Residential 3 64.0 19.0 25.0 39.0 45 No 1 Exterior noise level at the facade with a windows closed condition requiring a means of mechanical ventilation (e.g. air conditioning). 2 Noise reduction required to satisfy the 45 dBA CNEL interior noise standard for residential uses. 3 Typical building construction interior noise reduction with the standard windows . "NR" = Noise Reduction 446 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 31 8 SENSITIVE RECEIVER LOCATIONS To assess the potential for long-term operational and short-term construction noise impacts, the following sensitive receiver locations as shown on Exhibit 9-A were identified as representative locations for analysis. Sensitive receivers are generally defined as locations where people reside or where the presence of unwanted sound could otherwise adversely affect the use of the land. Noise-sensitive land uses are generally considered to include schools, hospitals, single-family dwellings, mobile home parks, churches, libraries, and recreation areas. Moderately noise- sensitive land uses typically include multi-family dwellings, hotels, motels, dormitories, out- patient clinics, cemeteries, golf courses, country clubs, athletic/tennis clubs, and equestrian clubs. Land uses that are considered relatively insensitive to noise include business, commercial, and professional developments. Land uses that are typically not affected by noise include: industrial, manufacturing, utilities, agriculture, undeveloped land, parking lots, warehousing, liquid and solid waste facilities, salvage yards, and transit terminals. The closest sensitive receivers to the Project site are described below. Other sensitive land uses in the Project study area that are located at greater distances than those identified in this noise study will experience lower noise levels than those presented in this report due to the additional attenuation from distance and the shielding of intervening structures. R1: Located approximately 83 feet northwest of the Project site, R1 represents an existing single-family residential home located at 204 Tustin Avenue. A 24-hour noise level measurement was taken near this location, L1, to describe the existing ambient noise environment. R2: Location R2 represents the location 60 feet north of the Site roughly 47 feet above the pad elevation of the Project at 124 Tustin Avenue. A 24-hour noise level measurement was taken near this location, L2, to describe the existing ambient noise environment. R3: Located approximately 197 feet north of the Project site, R3 represents the Newport Theatre Arts Center. A 24-hour noise level measurement was taken near this location, L3, to describe the existing ambient noise environment. R4: Location R4 represents the existing outdoor play area for the adjacent Bright Horizons daycare facility 2500 West Coast Highway located approximately 23 feet east of the Project site boundary. Because Bright Horizons daycare facility was inaccessible, a 24- hour noise level measurement was taken near this location, L4 in a location that represents a similar existing ambient noise environment, to describe the existing ambient noise environment at R4. R5: Located approximately 55 feet west of the Project site, R5 represents the existing commercial retail uses that share a common courtyard area at 124 Tustin Avenue. A 24- hour noise level measurement was taken near this location, L5, to describe the existing ambient noise environment. 447 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 32 EXHIBIT 8-A: RECEIVER LOCATIONS 448 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 33 9 OPERATIONAL NOISE IMPACTS TO NEARBY SENSITIVE RECEIVERS This section analyzes the potential stationary-source operational noise impacts at the nearby receiver locations, identified in Section 8, resulting from the operation of the proposed 2510 PCH Mixed-Use Development Project. Exhibit 9-A identifies the representative receiver locations and noise source locations used to assess the operational noise levels. Appendix 9.1 includes the detailed calculations for the Project operational noise levels presented in this section. 9.1 OPERATIONAL NOISE SOURCES This noise analysis describes the noise level impacts associated with the expected typical operational activities related to residential mixed use at the Project site. The on-site Project- related operational noise sources are expected to include: air conditioning units, trash enclosure, roof deck activities and vehicle movements. 9.2 REFERENCE OPERATIONAL NOISE LEVELS To estimate the Project operational noise impacts, reference noise level measurements were collected from similar types of activities to represent the noise levels expected with the development of the proposed Project. This section provides a detailed description of the reference noise level measurements shown on Table 9-1 used to estimate the Project operational noise impacts. It is important to note that the following projected noise levels assume the worst- case noise environment with the air conditioning units, trash enclosure, roof deck activities and vehicle movements. 9.2.1 MEASUREMENT PROCEDURES The reference noise level measurements presented in this section were collected using a combination of Type 1 and Type 2 sound level meters. Each sound level meter was programmed in "slow" mode to record noise levels in "A" weighted form and calibrated prior to each measurement. The sound level meters and microphones were equipped with a windscreen during all measurements. All noise level measurement equipment satisfies the American National Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4- 2014/IEC 61672-1:2013. (14) 449 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 34 EXHIBIT 9-A: OPERATIONAL NOISE SOURCE AND RECEIVER LOCATIONS 450 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 35 TABLE 9-1: REFERENCE NOISE LEVEL MEASUREMENTS Noise Source Ref. Distance (Feet) Noise Source Height (Feet) Min./Hour5 Reference Noise Level (dBA Leq) Day Night @ Ref. Dist. @ 50 Feet Air Conditioning Units1 5' 4' 60 60 67.3 47.3 Trash Enclosure Activity2 5' 5' 10 5 77.3 57.3 Roof Deck Activity3 10' 5' 60 0 75.2 61.2 Vehicle Movements4 50' 3' -6 -6 53.0 53.0 1 Reference Daikin submittal data sheet for 6-Ton VRV-IV Heat Recovery Unit REYQ272TTJU. 2 As measured by Urban Crossroads, Inc. at a commercial and office park trash enclosure in the City of Costa Mesa. 3 As measured by Urban Crossroads, Inc. in the outdoor patio area of Louie's by the Bay. 4 Estimated Reference Energy Mean Emission Levels (Autos at 15 mph) from the Caltrans Technical Noise Supplement of the Traffic Noise Analysis Protocol (9/2013 p. 4-18). 5 Anticipated duration (minutes within the hour) of noise activity during typical hourly conditions expected at the Project site. "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 6 Vehicle Movements are calculated based on the number of events by time of day (See Table 9-2). 9.2.2 REFERENCE AIR CONDITIONING UNITS To assess the noise levels created by the air conditioning units at the Project site, reference noise levels were obtained from product data from the Daikin submittal data sheet for 6-Ton VRV-IV Heat Recovery Unit REYQ272TTJU. To reference air conditioning unit describes the expected noise source levels associated with the eight air conditioning units located on the northwest corner of the Project site and the two roof-top units located above the auto showroom. At a uniform reference distance of 50 feet, the reference noise level for each air conditioning unit is 47.3 dBA Leq. It is expected that during typical operating conditions the air conditioning units will operate continuously during the daytime and nighttime hours. It is important to note that the following projected noise levels assume the worst-case noise environment with all air conditioning units operating simultaneously. These air conditioning units will likely cycle on and off throughout the day. 9.2.3 TRASH ENCLOSURE ACTIVITY To describe the noise levels associated with a trash enclosure, Urban Crossroads collected a reference noise level measurement on May 3rd, 2018 at an existing commercial and office park trash enclosure within a parking lot on the northeast corner of Baker Street and Red Hill Avenue. The measured reference noise level at the uniform 50-foot reference distance is 57.3 dBA Leq for the trash enclosure activity. The trash enclosure activity noise levels include two metal gates opening and closing, metal scraping against concrete floor sounds, dumpster movement on metal wheels, trash dropping into the metal dumpster, and background parking lot vehicle movements. Noise associated with trash enclosure activities is expected to occur for 10 minutes per hour during the daytime hours and 5 minutes per hour during the nighttime hours. 451 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 36 9.2.4 ROOF DECK ACTIVITY To determine the noise levels associated with the roof deck activities, Urban Crossroads collected reference noise level measurements in the outdoor patio area at Louie’s by the Bay. This restaurant located at 2801 West Coast Highway provides a large outdoor patio and dining area. While the restaurant provided background recorded music over the loudspeaker system, the primary source of noise was from the guest conversations and dining activity. At approximately 10 feet from the noise source, the reference dining activity noise levels were measured at 75.2 dBA Leq. Roof deck activities are limited to the daytime hours from 7:00 a.m. to 10:00 p.m. with no planned nighttime activity. 9.2.5 VEHICLE MOVEMENTS Based on the reference energy mean emission levels published in the Caltrans Technical Noise Supplement of the Traffic Noise Analysis Protocol (4 pp. 4-18), autos travelling at speeds of 15 miles per hour produce a reference noise level of 53.0 dBA Leq at 50 feet. According to the 2510 W. Coast Hwy Mixed Use Development preliminary trip generation estimates, the Project is expected to generate a total of approximately 294 trip-ends per day. Using the time of day vehicle splits for autos from Table 6-2, it is possible to calculate the vehicle movement noise source activity based on the number of events by time of day as shown on Table 9-2. TABLE 9-2: VEHICLE MOVEMENTS BY TIME OF DAY Location1 Vehicle Trips2 Time of Day Vehicle Splits3 Vehicle Movements4 Day Evening Night Day Evening Night All Driveways 294 77.50% 12.90% 9.60% 228 38 28 1 Driveway locations as shown on Exhibit 9-A. 2 Total Project vehicle trips based on 2510 W. Coast Hwy Mixed Use Development preliminary trip generation estimates. 3 Time of day vehicle splits for autos as shown on Table 6-2. 4 Calculated time of day entry vehicle movements. 9.3 CADNAA NOISE PREDICTION MODEL To fully describe the exterior operational noise levels from the Project, Urban Crossroads, Inc. developed a noise prediction model using the CadnaA (Computer Aided Noise Abatement) computer program. CadnaA can analyze multiple types of noise sources using the spatially accurate Project site plan, georeferenced Nearmap aerial imagery, topography, buildings, and barriers in its calculations to predict outdoor noise levels. Using the ISO 9613 protocol, CadnaA will calculate the distance from each noise source to the noise receiver locations, using the ground absorption, distance, and barrier/building attenuation inputs to provide a summary of noise level at each receiver and the partial noise level contributions by noise source. Consistent with the ISO 9613 protocol, the CadnaA noise prediction model relies on the reference sound power level (PWL) to describe individual noise sources. While sound pressure levels (e.g. Leq) quantify in decibels the intensity of given sound 452 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 37 sources at a reference distance, sound power levels (PWL) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source and diminish because of intervening obstacles and barriers, air absorption, wind, and other factors. Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment. The operational noise level calculations provided in this noise study account for the distance attenuation provided due to geometric spreading, when sound from a localized stationary source (i.e., a point source) propagates uniformly outward in a spherical pattern. Hard site conditions are used in the operational noise analysis which result in noise levels that attenuate (or decrease) at a rate of 6 dBA for each doubling of distance from a point source. A default ground attenuation factor of 0.0 was used in the CadnaA noise analysis to account for hard site conditions. Appendix 9.1 includes the detailed noise model used to estimate the Project operational noise levels presented in this section. 9.4 PROJECT OPERATIONAL NOISE LEVELS Using the reference noise levels to represent the proposed Project operations that include air conditioning units, trash enclosure, roof deck activities and vehicle movements, Urban Crossroads, Inc. calculated the operational source noise levels that are expected to be generated at the Project site and the Project-related noise level increases that would be experienced at each of the sensitive receiver locations. Tables 9-3 shows the Project operational noise levels during the daytime hours of 7:00 a.m. to 10:00 p.m. The daytime hourly noise levels at the off-site receiver locations are expected to range from 38.7 to 50.2 dBA Leq. TABLE 9-3: DAYTIME PROJECT OPERATIONAL NOISE LEVELS Noise Source1 Operational Noise Levels by Receiver Location (dBA Leq) R1 R2 R3 R4 R5 Air Conditioning Units 48.7 35.6 29.5 25.8 31.0 Trash Enclosure Activity 21.4 40.9 35.2 34.8 15.4 Roof Deck Activity 44.4 44.4 44.2 35.9 41.8 Vehicle Movements 35.0 30.2 16.6 17.8 7.3 Total (All Noise Sources) 50.2 46.5 44.9 38.7 42.2 1 See Exhibit 9-A for the noise source locations. CadnaA noise model calculations are included in Appendix 9.1. Table 9-4 shows the Project operational noise levels during the nighttime hours of 10:00 p.m. to 7:00 a.m. The nighttime hourly noise levels at the off-site receiver locations are expected to range from 28.3 to 46.0 dBA Leq. The differences between the daytime and nighttime noise levels is largely related to the duration of noise activity (Table 9-1). 453 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 38 TABLE 9-4: NIGHTTIME PROJECT OPERATIONAL NOISE LEVELS Noise Source1 Operational Noise Levels by Receiver Location (dBA Leq) R1 R2 R3 R4 R5 Air Conditioning Units 46.0 32.8 26.8 23.1 28.2 Trash Enclosure Activity 17.4 36.9 31.2 30.8 11.5 Roof Deck Activity 0.0 0.0 0.0 0.0 0.0 Vehicle Movements 25.9 21.1 7.5 8.7 0.0 Total (All Noise Sources) 46.0 38.3 32.5 31.5 28.3 1 See Exhibit 9-A for the noise source locations. CadnaA noise model calculations are included in Appendix 9.1. 9.5 PROJECT OPERATIONAL NOISE LEVEL COMPLIANCE To demonstrate compliance with local noise regulations, the Project-only operational noise levels are evaluated against the City of Newport Beach exterior noise level standards at nearby noise- sensitive receiver locations. For the noise-sensitive residential land use, the City of Newport Beach has established exterior noise level standards of 55 dBA Leq during the daytime hours (7:00 a.m. to 10:00 p.m.) and 50 dBA Leq during the nighttime hours (10:00 p.m. to 7:00 a.m.). (12) In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect he maximum ambient noise level (Section 10.26.025(C)). While the Section 10.26.025(C) of City of Newport Beach Municipal Code permits the use of the existing ambient noise level to describe the base exterior noise level standards, this analysis relies on the more conservative and restrictive standards outlined in Section 10.26.025(A). Table 9-5 shows that the operational noise levels associated with 2510 PCH Mixed- Use Development Project will satisfy the City of Newport Beach exterior noise level standards at all nearby receiver locations. Therefore, the operational noise impacts are considered less than significant at the nearby noise-sensitive receiver locations. TABLE 9-5: OPERATIONAL NOISE LEVEL COMPLIANCE Receiver Location1 Project Operational Noise Levels (dBA Leq)2 Noise Level Standards (dBA Leq)3 Noise Level Standards Exceeded?4 Daytime Nighttime Daytime Nighttime Daytime Nighttime R1 50.2 46.0 55 50 No No R2 46.5 38.3 55 50 No No R3 44.9 32.5 55 50 No No R4 38.7 31.5 55 50 No No R5 42.2 28.3 55 50 No No 1 See Exhibit 9-A for the noise source and receiver locations. 2 Proposed Project operational noise levels as shown on Tables 9-3 and 9-4. 3 Base exterior noise level standards as shown on Table 3-1. If the ambient level exceeds allowable exterior Leq noise level, the ambient shall be the standard per Section 10.26.025 (C) of the City of Newport Beach Municipal Code. 4 Do the estimated Project operational noise source activities exceed the noise level standards? "Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m. 454 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 39 9.6 PROJECT OPERATIONAL NOISE LEVEL INCREASE To describe the Project operational noise level increase, the Project operational noise levels are combined with the existing ambient noise levels measurements for nearby receiver locations potentially impacted by Project operational noise sources. Since the units used to measure noise, decibels (dB), are logarithmic units, the Project-operational and existing ambient noise levels cannot be combined using standard arithmetic equations. (4) Instead, they must be logarithmically added using the following base equation: SPLTotal = 10log10[10SPL1/10 + 10SPL2/10 + … 10SPLn/10] Where “SPL1,” “SPL2,” etc. are equal to the sound pressure levels being combined, or in this case, the Project-operational and existing ambient noise levels. The difference between the combined Project and ambient noise levels describe the Project noise level increase to the existing ambient noise environment. Noise levels that would be experienced at receiver locations when Project- source noise is added to the daytime and nighttime ambient conditions are presented on Tables 9-6 and 9-7, respectively. As indicated on Tables 9-6 and 9-7, the Project will generate a daytime operational noise level increase of up to 0.5 dBA Leq and a nighttime operational noise level increase of up to 0.4 dBA Leq at the nearby receiver locations. Since the Project-related operational noise level contributions will satisfy the operational noise level increase significance criteria presented in Table 4-2, the increases at the sensitive receiver locations will be less than significant. TABLE 9-6: PROJECT DAYTIME NOISE LEVEL INCREASES Receiver Location1 Total Project Operational Noise Level2 Measurement Location3 Reference Ambient Noise Levels4 Combined Project and Ambient5 Project Increase6 Threshold7 Threshold Exceeded?7 R1 50.2 L1 59.9 60.3 0.4 2.0 No R2 46.5 L2 57.3 57.6 0.3 2.0 No R3 44.9 L3 53.6 54.1 0.5 3.0 No R4 38.7 L4 59.3 59.3 0.0 2.0 No R5 42.2 L5 52.0 52.4 0.4 3.0 No 1 See Exhibit 9-A for the sensitive receiver locations. 2 Total Project daytime operational noise levels as shown on Table 9-3. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed daytime ambient noise levels as shown on Table 5-1. 5 Represents the combined ambient conditions plus the Project daytime operational activities. 6 The noise level increase expected with the addition of the proposed Project daytime operational activities. 7 Significance Criteria as defined in Section 4. 455 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 40 TABLE 9-7: PROJECT NIGHTTIME NOISE LEVEL INCREASES Receiver Location1 Total Project Operational Noise Level2 Measurement Location3 Reference Ambient Noise Levels4 Combined Project and Ambient5 Project Increase6 Threshold7 Threshold Exceeded?7 R1 46.0 L1 56.0 56.4 0.4 2.0 No R2 38.3 L2 50.6 50.9 0.3 3.0 No R3 32.5 L3 46.8 47.0 0.2 3.0 No R4 31.5 L4 54.6 54.6 0.0 3.0 No R5 28.3 L5 46.6 46.7 0.1 3.0 No 1 See Exhibit 9-A for the sensitive receiver locations. 2 Total Project nighttime operational noise levels as shown on Table 9-4. 3 Reference noise level measurement locations as shown on Exhibit 5-A. 4 Observed nighttime ambient noise levels as shown on Table 5-1. 5 Represents the combined ambient conditions plus the Project nighttime operational activities. 6 The noise level increase expected with the addition of the proposed Project nighttime operational activities. 7 Significance Criteria as defined in Section 4. 456 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 41 10 CONSTRUCTION NOISE IMPACTS Construction noise represents the combination of several types of equipment, the location of the equipment, and the duration of the noise-generating activities through different stages of construction. Each stage of construction involves the use of different types of construction equipment with unique noise characteristics operating at the varying distances within the construction activity area. This section analyzes potential impacts resulting from the short-term construction activities associated with the development of the Project. Exhibit 10-A shows the construction activity boundaries in relation to the nearby sensitive receiver locations. To minimize the short-term construction activities, the Project will provide a temporary 8 to 16-foot high noise barrier during the demolition, site preparation, and grading stage of construction as shown on Exhibit 10-A. 10.1 CONSTRUCTION NOISE SOURCES Noise generated by the Project construction source equipment will include a combination of trucks, power tools, concrete mixers, and portable generators that when combined can reach high levels. The number and mix of construction equipment is expected to occur in the following stages: • Demolition • Site Preparation • Grading • Building Construction • Paving • Architectural Coating This construction noise analysis was prepared using reference noise level measurements taken by Urban Crossroads, Inc. to describe the typical construction activity noise levels for each stage of Project construction. The construction reference noise level measurements represent a list of typical construction activity noise levels. Noise levels generated by heavy construction equipment can range from approximately 68 dBA to more than 80 dBA when measured at 50 feet. However, these noise levels diminish with distance from the construction site at a rate of 6 dBA per doubling of distance. For example, a noise level of 80 dBA measured at 50 feet from the noise source to the receiver would be reduced to 74 dBA at 100 feet from the source to the receiver, and would be further reduced to 68 dBA at 200 feet from the source to the receiver. At distances of less than 50 feet the noise levels will increase at a rate of 6 dBA per halving of distance. 457 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 42 10.2 CONSTRUCTION REFERENCE NOISE LEVELS To describe the Project construction noise levels, measurements were collected for similar activities at several construction sites. Table 10-1 provides a summary of the construction reference noise level measurements for each stage of construction. Since the reference noise levels were collected at varying distances, all construction noise level measurements presented on Table 10-1 have been adjusted to describe a uniform reference distance of 50 feet. TABLE 10-1: CONSTRUCTION REFERENCE NOISE LEVELS Construction Stage Reference Construction Activity1 Reference Noise Level @ 50 Feet (dBA Leq) Highest Reference Noise Level (dBA Leq) Demolition Demolition Activity 67.9 71.9 Backhoe 64.2 Water Truck Pass-By & Backup Alarm 71.9 Site Preparation Scraper, Water Truck, & Dozer Activity 75.3 75.3 Backhoe 64.2 Water Truck Pass-By & Backup Alarm 71.9 Grading Rough Grading Activities 73.5 73.5 Water Truck Pass-By & Backup Alarm 71.9 Construction Vehicle Maintenance Activities 67.5 Building Construction Foundation Trenching 68.2 71.6 Framing 62.3 Concrete Mixer Backup Alarms & Air Brakes 71.6 Paving Concrete Mixer Truck Movements 71.2 71.2 Concrete Paver Activities 65.6 Concrete Mixer Pour & Paving Activities 65.9 Architectural Coating Air Compressors 65.2 65.2 Generator 64.9 Crane 62.3 1 Reference construction noise level measurements taken by Urban Crossroads, Inc. 458 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 43 EXHIBIT 10-A: CONSTRUCTION ACTIVITY AND RECEIVER LOCATIONS 459 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 44 10.3 CONSTRUCTION NOISE ANALYSIS Using the reference construction equipment noise levels, calculations of the Project construction noise level impacts at the nearby sensitive receiver locations were completed. To assess the worst-case construction noise levels, the Project construction noise analysis relies on the highest noise level impacts when the equipment with the highest reference noise level is operating at the closest point from the edge of primary construction activity (Project site boundary) to each receiver location. Table 10-2 presents the highest reference short-term construction noise levels with the planned temporary 8 to 16-foot high screen wall for the demolition, site preparation, and grading stage of construction. The reference construction noise levels used in the analysis include multiple pieces of equipment (scraper, water truck and dozer) operating at once. The highest reference noise level during the Site Preparation stage of construction is used in the construction noise analysis is represented by a Site Preparation activity of 75.3 dBA Leq at 50 feet. The highest reference noise source used in the Project construction noise analysis represents multiple pieces of construction equipment operating simultaneously to conservatively estimate Project construction noise levels. At distances of less than 50 feet the noise levels will increase at a rate of 6 dBA per halving of distance. The temporary noise barrier will be erected between the construction zone and adjacent sensitive receivers as shown on Exhibit 10-A. It will have a minimum height of 8 to 16 feet and be free of gaps and holes and will achieve a Sound Transmission Class (STC) of 35 or greater. The barrier will either be (a) a ¾-inch-thick plywood wall OR (b) a hanging blanket/curtain with a surface density of at least 2 pounds per square foot. For either configuration, the construction side of the barrier will have an exterior lining of sound absorption material with a Noise Reduction Coefficient (NRC) rating of at least 0.7. Using the highest reference noise level of 75.3 dBA Leq, Table 10-2 provides a summary of the construction noise levels at the nearby noise-sensitive receiver locations. The construction noise levels associated with the proposed Project are expected to create temporarily high noise levels at the nearby receiver locations. To assess the worst-case construction noise levels, this analysis shows the highest noise impacts when the equipment with the highest reference noise level is operating at the closest point from the edge of primary construction activity to each receiver location. Appendix 10.1 includes the detailed calculations for the Project construction noise levels presented in this section. 460 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 45 TABLE 10-2: CONSTRUCTION ACTIVITY NOISE LEVEL SUMMARY Receiver Location1 Construction Noise Levels (dBA Leq)2 Demolition Site Preparation Grading Building Construction Paving Architectural Coating Highest Levels3 R1 57.4 60.8 59.0 57.1 56.7 50.7 60.8 R2 63.4 66.8 65.0 63.1 62.7 56.7 66.8 R3 58.0 61.4 59.6 57.7 57.3 51.3 61.4 R4 70.3 73.7 71.9 70.0 69.6 63.6 73.7 R5 48.6 52.0 50.2 48.3 47.9 41.9 52.0 1 Noise receiver locations are shown on Exhibit 10-A. 2 To minimize the short-term construction activities, the Project will provide a temporary 8 to 16-foot high noise barrier during the demolition, site preparation, and grading stage of construction. 3 Construction noise level calculations based on distance from the project site boundaries (construction activity area) to nearby receiver locations. CadnaA construction noise model inputs are included in Appendix 10.1. 10.4 CONSTRUCTION NOISE LEVEL COMPLIANCE The City of Newport Beach has set restrictions to control noise impacts associated with the construction of the proposed Project. According to the City of Newport Beach Municipal Code Section 10.28.040 (included in Appendix 3.2), construction activities are considered exempt from the noise standards of the noise ordinance if limited to the hours of 7:00 a.m. to 6:30 p.m. on Mondays to Fridays, and 8:00 a.m. to 6:00 p.m. on Saturdays, with no activity allowed on Sundays or national holidays. (2) To evaluate whether the Project will generate potentially significant short-term noise levels at off-site sensitive receiver locations a construction-related the NIOSH noise level threshold of 85 dBA Leq is used to determine whether construction noise will impact nearby sensitive receiver locations. Table 10-3 shows the highest construction noise levels at the potentially impacted receiver locations are estimated to range from 52.0 to 73.7 dBA Leq and will satisfy the NIOSH 85 dBA Leq significance threshold during temporary Project construction activities. The noise impact due to Project construction noise levels is considered a less than significant impact at all nearby sensitive receiver locations. TABLE 10-3: CONSTRUCTION EQUIPMENT NOISE LEVEL COMPLIANCE Receiver Location1 Land Use2 Construction Noise Levels (dBA Leq) Highest Levels3 Threshold4 Threshold Exceeded?5 R1 - (204 Tustin Ave.) Residential 60.8 85 No R2 - (124 Tustin Ave.) Residential 66.8 85 No R3 - (Newport Theatre Arts) Park 61.4 85 No R4 - (2400 W. Coast Hwy.) Mixed-Use 73.7 85 No R5 - (Courtyard) Mixed-Use 52.0 85 No 1 Noise receiver locations are shown on Exhibit 10-A. 2 City of Newport Beach Interactive Map (Zoning) 3 Estimated construction noise levels during peak operating conditions, as shown on Table 10-2. 4 Construction noise level threshold as shown on Table 4-2. 5 Do the estimated Project construction noise levels exceed the construction noise level threshold? 461 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 46 These less than significant findings are consistent with the 2006 General Plan Environmental Impact Report (EIR) (3): Construction activities would be an ongoing occurrence in the City and, in particular cases, could occur in close proximity to noise-sensitive uses. Although the proposed General Plan Update limits construction activities to specific days of the week and hours of the day, construction equipment generates high noise levels, as shown in Table 4.9-9 and may not always be reducible to the levels specified in the City Noise Ordinance. Section 10.26.035 of the Municipal Code (Exemptions), exempts “noise sources associated with construction, repair, remodeling, demolition, or grading of any real property.” Section 10.26.035 also states that construction noise should fall under the provisions of Section 10.28 of the Code (Loud and Unreasonable Noise). Thus, construction noise is not subject to the noise standards in the Municipal Code, but only during limited hours of the day and days of the week. In sum, existing and future construction noise levels at individual construction sites may not substantially differ, but previously unexposed areas could experience new sources of construction noise. Both existing and future noise would be exempt from the City code and when construction noise occurs, impacts would be considered less than significant. 10.5 CONSTRUCTION NOISE ABATEMENT MEASURES Recognizing the potential for Project related short-term construction noise level increases at nearby noise sensitive uses, the following measures are incorporated as design features of the Project. These measures would reduce construction noise in excess of the construction noise estimates shown in Table 10-3. • At least 30 days prior to commencement of demolition or any other construction activities, notification will be given to all residents or businesses within 500 feet of the project site regarding the planned construction activities. The notification will include a brief description of the project, the activities that would occur, and the duration and hours when construction would occur. The notification will also include the telephone number of the construction contractor’s authorized representative to respond in the event of a vibration or noise complaint. • Prior to the beginning of construction activities, a sign will be posted at the entrance to the job site, clearly visible to the public, that contains a contact name and telephone number of the construction contractor’s authorized representative to respond in the event of a vibration or noise complaint. If the authorized representative receives a complaint, he/she will investigate, take appropriate corrective action, and report the action to the City of Newport Beach’s Community Development Director. • All construction-related trips (including worker commuting, material deliveries, and debris/soil hauling) will be routed to minimize pass-bys or residential areas around the project site. • All heavy construction equipment used on the proposed project will be maintained in good operating condition, with all internal combustion, engine-driven equipment fitted with intake and exhaust muffles, air intake silencers, and engine shrouds no less effective than as originally equipped by the manufacturer. • Electrically powered equipment instead of pneumatic or internal combustion powered equipment will be used to the extent possible. 462 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 47 • All stationary noise-generating equipment will be located as far away as possible from neighboring property lines, with attention paid to the residential complex (currently under construction) to the north of the project site. • All internal combustion engine idling both on the site and at nearby queuing areas will be limited to no more than five minutes for any given vehicle or machine. Signs will be posted at the job site and along queueing lanes to reinforce the prohibition of unnecessary engine idling. • The use of noise producing signals, including horns, whistles, alarms, and bells will be for safety warning purposes only. Smart back-up alarms, which automatically adjust the alarm level based on the background noise level or switch off back-up alarms and replace with human spotters, will be used. 10.6 CONSTRUCTION VIBRATION IMPACTS Construction has the potential to result in varying degrees of temporary ground vibration, depending on the specific construction activities and equipment used. Ground vibration levels associated with various types of construction equipment are summarized on Table 10-4. Based on the representative vibration levels presented for various construction equipment types, it is possible to estimate the human response (annoyance) using the following vibration assessment methods defined by the FTA. To describe the human response (annoyance) associated with vibration impacts the FTA provides the following equation: LVdB(D) = LVdB(25 ft) – 30log(D/25). TABLE 10-4: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT Equipment Vibration Decibels (VdB) at 25 feet1 Small bulldozer 58 Jackhammer 79 Loaded Trucks 86 Large bulldozer 87 Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment It is expected that ground-borne vibration from Project construction activities would cause only intermittent, localized intrusion. The proposed Project’s construction activities most likely to cause vibration impacts are: • Heavy Construction Equipment: Although all heavy mobile construction equipment has the potential of causing at least some perceptible vibration while operating close to buildings, the vibration is usually short-term and is not of sufficient magnitude to cause building damage. • Trucks: Trucks hauling building materials to construction sites can be sources of vibration intrusion if the haul routes pass through residential neighborhoods on streets with bumps or potholes. Repairing the bumps and potholes generally eliminates the problem. Ground-borne vibration levels resulting from construction activities occurring within the Project site were estimated by data published by the Federal Transit Administration (FTA). Using the vibration source level of construction equipment provided on Table 10-4 and the construction vibration assessment methodology published by the FTA, it is possible to estimate the Project 463 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 48 vibration impacts. Table 10-5 shows the highest construction vibration levels are estimated to range from 71.4 to 75.6 VdB at residential uses and buildings where people normally sleep will satisfy the 78 VdB Residential-Daytime vibration thresholds. Therefore, temporary construction related vibration impacts will be less than significant. Moreover, the impacts at the site of the closest sensitive receivers are unlikely to be sustained during the entire construction period but will occur rather only during the times that heavy construction equipment is operating adjacent to the Project site perimeter. 464 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 49 TABLE 10-5: CONSTRUCTION EQUIPMENT VIBRATION LEVELS Receiver Location1 Land Use Distance to Construction Activity (Feet) Receiver Vibration Levels (VdB)2 Threshold (VdB)3 Threshold Exceeded?4 Small Bulldozer Jack- hammer Loaded Trucks Large Bulldozer Highest Vibration Levels R1 Residential 83' 42.4 63.4 70.4 71.4 71.4 78 No R2 Residential 60' 46.6 67.6 74.6 75.6 75.6 78 No 1 Noise receiver locations are shown on Exhibit 10-A. 2 Based on the Vibration Source Levels of Construction Equipment included on Table 10-4. 3 Federal Transit Administration, Transit Noise and Vibration Impact Assessment. 4 Does the vibration level exceed the FTA acceptable vibration level for the given land use? 465 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 50 This page intentionally left blank 466 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 51 11 REFERENCES 1. State of California. California Environmental Quality Act, Appendix G & Amendments and Additions to the State CEQA Guidelines. 2019. 2. City of Newport Beach. Municipal Code, Chapter 10.28 Loud and Unreasonable Noise. 3. —. Draft Environmental Impact Report General Plan 2006 Update. April 2006. 4. California Department of Transportation Environmental Program. Technical Noise Supplement - A Technical Supplement to the Traffic Noise Analysis Protocol. Sacramento, CA : s.n., September 2013. 5. Environmental Protection Agency Office of Noise Abatement and Control. Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety. March 1974. EPA/ONAC 550/9/74-004. 6. U.S. Department of Transportation, Federal Highway Administration, Office of Environment and Planning, Noise and Air Quality Branch. Highway Traffic Noise Analysis and Abatement Policy and Guidance. June, 1995. 7. U.S. Department of Transportation, Federal Highway Administration. Highway Traffic Noise in the United States, Problem and Response. April 2000. p. 3. 8. U.S. Environmental Protection Agency Office of Noise Abatement and Control. Noise Effects Handbook-A Desk Reference to Health and Welfare Effects of Noise. October 1979 (revised July 1981). EPA 550/9/82/106. 9. U.S. Department of Transportation, Federal Transit Administration. Transit Noise and Vibration Impact Assessment. September 2018. 10. Office of Planning and Research. State of California General Plan Guidelines. 2018. 11. City of Newport Beach. General Plan Noise Element. November, 2006. 12. —. Municipal Code, Chapter 10.26 Community Noise Control. 13. National Institute for Occupational Safety and Health. Criteria for Recommended Standard: Occupational Noise Exposure. June 1998. 14. American National Standards Institute (ANSI). Specification for Sound Level Meters ANSI S1.4- 2014/IEC 61672-1:2013. 15. U.S. Department of Transportation, Federal Highway Administration. FHWA Highway Traffic Noise Prediction Model. December 1978. FHWA-RD-77-108. 16. California Department of Transportation Environmental Program, Office of Environmental Engineering. Use of California Vehicle Noise Reference Energy Mean Emission Levels (Calveno REMELs) in FHWA Highway Traffic Noise Prediction. September 1995. TAN 95-03. 17. California Department of Transportation. Traffic Noise Attenuation as a Function of Ground and Vegetation Final Report. June 1995. FHWA/CA/TL-95/23. 18. City of Newport Beach. General Plan Circulation Element Figure CE1 Master Plan of Streets and Highways. September 2006. 467 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 52 This page intentionally left blank 468 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 53 12 CERTIFICATION The contents of this noise study report represent an accurate depiction of the noise environment and impacts associated with the proposed 2510 PCH Mixed-Use Development Project. The information contained in this noise study report is based on the best available data at the time of preparation. If you have any questions, please contact me directly at (949) 336-5979. Bill Lawson, P.E., INCE Principal URBAN CROSSROADS, INC. 260 E. Baker Street, Suite 200 Costa Mesa, CA 92626 (949) 336-5979 blawson@urbanxroads.com EDUCATION Master of Science in Civil and Environmental Engineering California Polytechnic State University, San Luis Obispo • December, 1993 Bachelor of Science in City and Regional Planning California Polytechnic State University, San Luis Obispo • June, 1992 PROFESSIONAL REGISTRATIONS PE – Registered Professional Traffic Engineer – TR 2537 • January, 2009 AICP – American Institute of Certified Planners – 013011 • June, 1997–January 1, 2012 PTP – Professional Transportation Planner • May, 2007 – May, 2013 INCE – Institute of Noise Control Engineering • March, 2004 PROFESSIONAL AFFILIATIONS ASA – Acoustical Society of America ITE – Institute of Transportation Engineers PROFESSIONAL CERTIFICATIONS Certified Acoustical Consultant – City of Orange • February, 2011 FHWA-NHI-142051 Highway Traffic Noise Certificate of Training • February, 2013 469 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study 54 This page intentionally left blank 470 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study APPENDIX 3.1: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.26 55 471 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study This page intentionally left blank 56 472 Chapter 10.26 COMMUNITY NOISE CONTROL Sections: 10.26.005 Declaration of Policy. 10.26.010 Definitions. 10.26.015 Decibel Measurement Criteria. 10.26.020 Designated Noise Zones. 10.26.025 Exterior Noise Standards. 10.26.030 Interior Noise Standards. 10.26.035 Exemptions. 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions—Special Provisions. 10.26.045 Heating, Venting and Air Conditioning—Special Provisions. 10.26.050 Sound-Amplifying Equipment. 10.26.055 Noise Level Measurement. 10.26.065 Proposed Developments. 10.26.070 Prima Facie Violation. 10.26.075 Violations. 10.26.080 Violations—Additional Remedies—Injunctions. 10.26.085 City Manager Waiver. 10.26.090 Noise Abatement Programs. 10.26.095 Manner of Enforcement. 10.26.100 Severability. 10.26.005 Declaration of Policy. A. In order to control unnecessary, excessive and annoying noise in the City of Newport Beach, it is declared to be the policy of the City to prohibit such noise generated from or by all sources as specified in this chapter. B. It is determined that certain noise levels are detrimental to the public health, welfare and safety and contrary to public interest, therefore, the City Council of the City of Newport Beach does ordain and declare that creating, maintaining, causing or allowing to be created, caused or maintained, any noise in a manner prohibited by, or not in conformity with, the provisions of this chapter, is a public nuisance and may be punished as a public nuisance. The ordinance codified in this chapter is effective thirty (30) days from adoption, however, all fixed noise sources existing at the date of adoption shall have ninety (90) days from the date of adoption to achieve compliance with this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.010 Definitions. The following words, phrases and terms as used in this chapter shall have the meanings as indicated here: “Agricultural property” means a parcel of real property which is undeveloped for any use other than agricultural purposes. “Ambient noise level” means the all-encompassing noise level associated with a given environment, being a composite of sounds from all sources, excluding the alleged offensive noise, at the location and approximate time at which a comparison with the alleged offensive noise is to be made. “A-weighted sound level” means the total sound level meter with a reference pressure of twenty (20) micropascals using the A-weighted network (scale) at slow response. The unit of measurement shall be defined as DBA. 57 473 “Code Enforcement Officer” means the Code Enforcement Officer of the City or his duly authorized deputy. “Commercial property” means a parcel of real property which is used as either in part or in whole for commercial purposes. “Cumulative period” means an additive period of time composed of individual time segments which may be continuous or interrupted. “Decibel (Db)” means a unit which denotes the ratio between two quantities which are proportional to power: the number of decibels corresponding to the ratio of two amounts of power is ten times the logarithm to the base ten of this ratio. “Dwelling unit” means any area within a structure on any parcel which: 1. Contains separate or independent living facilities for one or more persons, with an area or equipment for sleeping, sanitation and food preparation, and which has independent exterior access to ground level; or 2. Is being utilized for residential purposes by one or more persons separately or independently from occupants of other areas within the structure. “Emergency machinery, vehicle, work or alarm” means any machinery, vehicle, work or alarm used, employed, performed or operated in an effort to protect, provide or restore safety conditions in the community or for the citizenry, or work by private or public utilities when restoring utility service. “Equivalent, noise, level, leq.” means the sound level corresponding to a steady state noise level over a given measurement period with the same amount of acoustic energy as the actual time varying noise level. Also known as the energy average noise level during the measurement period. The measurement period shall be fifteen (15) minutes under the terms of this chapter. “Fixed noise source” means a stationary device which creates sounds while fixed or motionless including but not limited to residential, agricultural, industrial and commercial machinery and equipment, pumps, fans, compressors, air conditioners and refrigeration equipment. “Grading” means any excavating of filling of earth material or any combination thereof conducted at a site to prepare said site for construction or other improvements thereon. “Health care institution” means any hospital, convalescent home or other similar facility excluding residential. “Hertz (HZ)” means the unit which describes the frequency of a function periodic in time which is the reciprocal of the period. “Impulsive noise” means a noise of short duration usually less than one second and of high intensity, with an abrupt onset and rapid decay. “Industrial property” means a parcel of real property which is used either in part or in whole for manufacturing purposes. “Intruding noise level” means the total sound level, in decibels, created, caused, maintained or originating from an alleged offensive source at a specified location while the alleged offensive source is in operation. “Licensed” means the issuance of a formal license or permit by the appropriate jurisdictional authority, or where no permits or licenses are issued, the sanctioning of the activity by the jurisdiction as noted in public record. “Major roadway” means any street, avenue, boulevard or highway used for motor vehicle traffic which is owned or controlled by a public government entity.58 474 “Mobile noise source” means any noise source other than a fixed noise source. “Person” means any individual, firm, partnership, association, corporation, company or organization of any kind, including public agencies. “Residential property” means a parcel of real property which is used either in part or in whole for residential purposes, other than transient uses such as hotels and motels, and residential care facilities. Residential property includes the residential portion of mixed use properties. “Simple tone noise” means a noise characterized by a predominant frequency or frequencies so that other frequencies cannot be readily distinguished. If measured, simple tone noise shall exist if the one-third octave band sound pressure levels in the band with the tone exceeds the arithmetic average of the sound pressure levels of the two continuous one-third octave bands as follows: five Db for frequencies of five hundred (500) Hertz (Hz) and above or, by fifteen (15) Db for frequencies less than or equal to one hundred twenty-three (123) Hz. “Sound level meter” means an instrument meeting American National Standard Institute’s Standard S1.4-1971 or most recent revision thereof for Type 2 sound level meters or an instrument and the associated recording and analyzing equipment which will provide equivalent data. “Sound pressure level” of a sound, in decibels, means twenty (20) times the logarithm to the base ten of the ratio of the pressure of the sound to a reference pressure which shall be explicitly stated. “Vibration” means any movement of the earth, ground or other similar surface created by a temporal and spatial oscillation device or equipment located upon, affixed in conjunction with that surface. (Ord. 95-38 § 11 (part), 1995) 10.26.015 Decibel Measurement Criteria. Any decibel measurement made pursuant to the provisions of this chapter shall be based on a reference sound pressure of twenty (20) micropascals as measured with a sound level meter using the A-weighted network (scale) at slow response. (Ord. 95-38 § 11 (part), 1995) 10.26.020 Designated Noise Zones. The properties hereinafter described assigned to the following noise zones: Noise Zone I — All single-, two- and multiple-family residential properties; Noise Zone II — All commercial properties; Noise Zone III — The residential portion of mixed-use properties; Noise Zone IV — All manufacturing or industrial properties. The actual use of the property shall be the determining factor in establishing whether a property is in Noise Zone I, II, III or IV provided that the actual use is a legal use in the City of Newport Beach. (Ord. 95-38 § 11 (part), 1995) 10.26.025 Exterior Noise Standards. A. The following noise standards, unless otherwise specifically indicated, shall apply to all property with a designated noise zone: 59 475 NOISE ZONE TYPE OF LAND USE ALLOWABLE EXTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7 a.m. to 10 p.m.10 p.m. to 7 a.m. I Single-, two-or multiple-family residential 55 DBA 50 DBA II Commercial 65 DBA 60 DBA III Residential portions of mixed-use properties 60 DBA 50 DBA IV Industrial or manufacturing 70 DBA 70 DBA If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen-minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A-weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.030 Interior Noise Standards. A. The following noise standard, unless otherwise specifically indicated, shall apply to all residential property within all noise zones: NOISE ZONE TYPE OF LAND USE ALLOWABLE INTERIOR NOISE LEVEL (Equivalent Noise Level, Leq) 7 a.m. to 10 p.m.10 p.m. to 7 a.m. I Residential 45 DBA 40 DBA III Residential portions of mixed-use properties 45 DBA 40 DBA 60 476 If the ambient noise level exceeds the resulting standard, the ambient shall be the standard. B. It shall be unlawful for any person at any location within the incorporated area of the City to create any noise or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such a person which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen-minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time (measured using A-weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the noise standard applicable to said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100) feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on a boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 2, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.035 Exemptions. The following activities shall be exempted from the provisions of this chapter: A. Any activity conducted on public property, or on private properly with the consent of the owner, by any public entity, or its officers, employees, representatives, agents, subcontractors, permittees, licensees, or lessees, which are consistent with, and in furtherance of, the governmental functions or services the public entity has authorized, or responsible, to perform, activities which are exempt from the provisions of this chapter include, without limitation, sporting and recreational activities which are sponsored or co-sponsored by the City of Newport Beach or the Newport Mesa Unified School District; B. Occasional outdoor gatherings, public dances, show, sporting and entertainment events, provided said events are conducted pursuant to a permit or license issued by the appropriate jurisdiction relative to the staging of said events; C. Any mechanical device, apparatus or equipment used, related to or connected with emergency machinery, vehicle, work or warning alarm or bell, provided the sounding of any bell or alarm on any building or motor vehicle shall terminate its operation within forty-five (45) minutes in any hour of its being activated; D. Noise sources associated with construction, repair, remodeling, demolition or grading of any real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; E. Noise sources associated with construction, repair, remodeling, demolition or grading of public rights-of-way or during authorized seismic surveys; F. All mechanical devices, apparatus or equipment associated with agriculture operations provided that: 1. Operations do not take place between eight p.m. and seven a.m. on weekdays, including Saturday, or at any time Sunday or a federal holiday, or 2. Such operations and equipment are utilized for the protection or salvage of agricultural crops during periods of potential or actual frost damage or other adverse weather conditions, or 3. Such operations and equipment are associated with agricultural pest control through pesticide application, provided the application is made in accordance with permits issued by or regulations enforced61477 by the California Department of Agriculture; G. Noise sources associated with the maintenance of real property. Such activities shall instead be subject to the provisions of Chapter 10.28 of this title; H. Any activity to the extent regulation thereof has been preempted by state or federal law. NOTE: Preemption may include motor vehicle, aircraft in flight, and railroad noise regulations; I. Any noise sources associated with people and/or music associated with a party at a residential property. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapters 10.28 and 10.58 of this title; J. Any noise sources associated with barking dogs or other intermittent noises made by animals on any properly within the City of Newport Beach. Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions of Chapter 7.20 of this Code; K. Any noise sources associated with the operation of a permanently installed heating, venting and air conditioning (HVAC) equipment on a residential property permitted under the provisions of Section 10.26.045(B) and (C); L. Any noise sources specifically identified and mitigated under the provisions of a use permit, modification permit, development agreement or planned community district development plan adopted prior to the date of adoption of this chapter. (Ord. 95-53 § 3, 1995; Ord. 95-38 § 11 (part), 1995) 10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions —Special Provisions. It is unlawful for any person to create any noise which causes the noise level at any school, day care center, hospital or similar health care institution, church, library or museum while the same is in use, to exceed the noise standards specified in Section 10.26.025 prescribed for the assigned Noise Zone I (residential uses). (Ord. 95-38 § 11 (part), 1995) 10.26.045 Heating, Venting and Air Conditioning—Special Provisions. A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or adjacent to residential areas shall be issued only where installations can be shown by computation, based on the sound rating of the proposed equipment, not to exceed an A-weighted sound pressure level of fifty (50) DBA or not to exceed an A-weighted sound pressure level of fifty-five (55) dBA and be installed with a timing device that will deactivate the equipment during the hours of ten p.m. to seven a.m. The method of computation used shall be that specified in “Standard Application of Sound Rated Outdoor Unitary Equipment,” Standard 275, Air conditioning and Refrigeration Institute, 1984 or latest revision thereof. B. Existing HVAC Equipment. 1. HVAC equipment legally installed prior to April 22, 1981, shall be permitted to operate with an exterior noise limit of sixty-five (65) dBA until January 1, 1998. 2. HVAC equipment legally installed prior to April 22, 1981, shall be exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter until January 1, 1998. 3. HVAC equipment legally installed after April 22, 1981, and prior to the date of adoption of this chapter shall not exceed a maximum exterior noise limit of fifty-five (55) dBA during the ninety-day compliance period set forth in Section 10.26.005. 62 478 C. In the event that HVAC equipment cannot meet the requirements set forth in this chapter, then the exterior noise limit for such equipment may be raised to sixty-five (65) dBA and exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter, provided that the applicant obtains the written consent of all the owners of the affected properties. (Ord. 95-38 § 11 (part), 1995) 10.26.050 Sound-Amplifying Equipment. Loudspeakers, sound amplifiers, public address systems or similar devices used to amplify sounds shall be subject to the provisions of Chapter 10.32 of this title. Such sound-amplifying equipment shall not be construed to include electronic devices, including but not limited to, radios, tape players, tape recorders, compact disc players, electric keyboards, music synthesizers, record players or televisions, which are designed and operated for personal use, or used entirely within a building and are not designed or used to convey the human voice, music or any other sound to an audience outside such building, or which are used in vehicles and heard only by occupants of the vehicle in which installed, which shall be subject to the provisions of Chapter 10.28 of this title. (Ord. 95-38 § 11 (part), 1995) 10.26.055 Noise Level Measurement. A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard. This location may be the closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman activity areas such as trash container storage areas, planter beds, above or contacting a property line fence, or other areas not normally used as part of the yard, patio, deck or balcony. The location selected for measuring exterior noise levels in a nonresidential area shall be at the closest point to the noise source. The measurement microphone height shall be five feet above finish elevation or, in the case of a deck or balcony, the measurement microphone height shall be five feet above the finished floor level. B. The location selected for measuring interior noise levels shall be made within the affected residential unit. The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position. (Ord. 95-38 § 11 (part), 1995) 10.26.065 Proposed Developments. Each department whose duty it is to review and approve new projects or changes to existing projects that result or may result in the creation of noise shall consult with the Code Enforcement Officer prior to any such approval. If at any time the Code Enforcement Officer has reason to believe that a standard, regulation, action, proposed standard, regulation or action of any department respecting noise does not conform to the provisions as specified in this chapter, the Code Enforcement Officer may request such department to consult with him on the advisability of revising such standard or regulation to obtain uniformity. (Ord. 95-38 § 11 (part), 1995) 10.26.070 Prima Facie Violation. Any noise exceeding the noise level standard as specified in Section 10.26.025 and 10.26.030 of this chapter, shall be deemed to be prima facie evidence of a violation of the provisions of this chapter. (Ord. 95-38 § 11 (part), 1995) 10.26.075 Violations. Any persons violating any of the provisions of this chapter shall be deemed guilty of an infraction. (Ord. 95-38 § 11 (part), 1995) 63 479 10.26.080 Violations—Additional Remedies—Injunctions. A. As an additional remedy, the operation or maintenance of any device, instrument, vehicle or machinery in violation of any provisions of this chapter which operation or maintenance causes or creates sound levels exceeding the allowable standards as specified in this chapter shall be deemed and is declared to be a public nuisance and may be subject to abatement summarily by a restraining order or injunction issued by a court of competent jurisdiction. B. Any violation of this chapter is declared to be a public nuisance and may be abated in accordance with law. The expense of this chapter is declared to be public nuisance and may be by resolution of the City Council declared to be a lien against the property on which such nuisance is maintained, and such lien shall be made a personal obligation of the property owner. (Ord. 95-38 § 11 (part), 1995) 10.26.085 City Manager Waiver. The City Manager is authorized to grant a temporary waiver to the provisions of this chapter for a period of time not to exceed thirty (30) days if such temporary waiver would be in the public interest and there is no feasible and prudent alternative to the activity, or the method of conducting the activity, for which the temporary waiver is sought. (Ord. 95-38 § 11 (part), 1995) 10.26.090 Noise Abatement Programs. A. In circumstances which adopted community-wide noise standards and policies prove impractical in controlling noise generated from a specific source, the City Council may establish a noise abatement program which recognizes the characteristics of the noise source and affected property and which incorporates specialized mitigation measures. B. Noise abatement programs shall set forth in detail the approved terms, conditions and requirements for achieving maximum compliance with noise standards and policies. Said terms, conditions and requirements may include, but shall not be limited to, limitations, restrictions, or prohibitions on operating hours, location of operations, and the types of equipment. (Ord. 95-38 § 11 (part), 1995) 10.26.095 Manner of Enforcement. A. The City Code Enforcement Officer is directed to enforce the provisions of this chapter and may issue citations for any violation of the provisions of this chapter or violations of this chapter may be prosecuted or enforced in the same manner as other infractions pursuant to this Code; provided, however, that in the event of an initial violation of the provisions of this chapter, a written notice may be given to the alleged violator which specifies the time by which the condition shall be corrected. B. No person shall interfere with, oppose or resist any authorized person charged with the enforcement of this chapter while such person is engaged in the performance of his/her duty. C. In the event the alleged violator cannot be located in order to serve any notice, the notice shall be deemed to be given upon mailing such notice by registered or certified mail to the alleged violator at his last known address or at the place where the violation occurred in which event the specified time period for abating the violation or applying for a variance shall commence at the date of the day following the mailing of such notice. (Ord. 95-38 § 11 (part), 1995) 10.26.100 Severability. If any provision, clause, sentence, or paragraph of this chapter, or the application thereof to any person or circumstance shall be held invalid, such invalidity shall not affect the other provisions of this chapter which can be 64 480 given effect without the invalid provisions or application and, to this end, the provisions of this chapter are hereby declared to be severable. (Ord. 95-38 § 11 (part), 1995) The Newport Beach Municipal Code is current through Ordinance 2019-14, passed September 10, 2019. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. 65 481 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-07 Noise Study This page intentionally left blank 66 482 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study APPENDIX 3.2: CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.28 67 483 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study This page intentionally left blank 68 484 Chapter 10.28 LOUD AND UNREASONABLE NOISE* Sections: 10.28.005 Policy. 10.28.007 Loud and Unreasonable Noise is Prohibited. 10.28.010 Loud and Unreasonable Noise. 10.28.020 Loud and Raucous Noise from Sound-Making or Amplifying Devices Prohibited. 10.28.040 Construction Activity—Noise Regulations. 10.28.045 Real Property Maintenance—Noise Regulations. 10.28.050 Exceptions. * Sound-amplifying equipment—See Chapter 10.32. Prior history: 1949 Code § 4208; Ords. 1191, 1802, 87-11, 87-17 and 93-7. 10.28.005 Policy. It is found and declared as follows: A. The making, allowing, creation or maintenance of loud and unreasonable, unnecessary, or unusual noises which are prolonged, unusual, annoying, disturbing and/or unreasonable in their time, place and use are a detriment to public health, comfort, convenience, safety, general welfare and the peace and quiet of the City and its inhabitants. B. The necessity in the public interest for the provisions and prohibitions contained and enacted is to declare as a matter of legislative determination and public policy, and it is further declared that the provisions and prohibitions contained and enacted are in pursuance of and for the purpose of securing and promoting the public health, comfort, convenience, safety, general welfare and property and the peace and quiet of the City and its inhabitants. (Ord. 2001-4 § 1, 2001) 10.28.007 Loud and Unreasonable Noise is Prohibited. It is unlawful for any person or property owner to make, continue, cause or allow to be made any loud, unreasonable, unusual, penetrating or boisterous noise, disturbance or commotion which annoys, disturbs, injures or endangers the comfort, repose, health, peace and quiet within the limits of the City, and the acts and things listed in this chapter, among others, are declared to be loud, disturbing, injurious and unreasonable noises in violation of this Chapter, but shall not be deemed to be exclusive. (Ord. 2001-4 § 2, 2001) 10.28.010 Loud and Unreasonable Noise. It is unlawful for any person or property owner to willfully make, allow, continue or cause to be made, allowed, or continued, any loud and unreasonable, unnecessary, or disturbing noise, including, but not limited to, yelling, shouting, hooting, whistling, singing, playing music, or playing a musical instrument, which disturbs the peace, comfort, quiet or repose of any area or which causes discomfort or annoyance to any reasonable person of normal sensitivities in the area, after a peace or code enforcement officer has first requested that the person or property owner cease and desist from making or continuing, or causing to make or continue, such loud, unreasonable, unnecessary, excessive or disturbing noise. The factors, standards, and conditions which should be considered in determining whether a violation of the provisions of this section has been committed, include, but are not limited to, the following: A. The level of the noise; 69 485 B. Whether the nature of the noise is usual or unusual; C. Whether the origin of the noise is natural or unnatural; D. The level and intensity of the background (ambient) noise, if any; E. The proximity of the noise to residential or commercial sleeping areas; F. The nature and zoning of the area within which the noise emanates; G. The density of inhabitation of the area within which the noise emanates; H. The time of day and night the noise occurs; I. The duration of the noise; J. Whether the noise is constant, or recurrent or intermittent; and K. Whether the noise is produced by a commercial or noncommercial activity; L. If the noise is produced by a commercial activity, whether the use is lawful under the provisions of Title 20 of this Code and whether the noise is one that could reasonably be expected from the commercial activity. M. Penalties. Any person who violates any provision of this section is guilty of a misdemeanor, unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010 of this Code. (Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) 10.28.020 Loud and Raucous Noise from Sound-Making or Amplifying Devices Prohibited. A. It is unlawful for any person to cause, allow or permit the emission or transmission of any loud or raucous noise from any sound-making or sound-amplifying device in his possession or under his control: 1. Upon any private property; or 2. Upon any public street, alley, sidewalk or thoroughfare; or 3. In or upon any public park, beach or other public place or property. B. The words “loud and raucous noise,” as used herein, shall mean any sound or any recording thereof when amplified or increased by any electrical, mechanical or other device to such volume, intensity or carrying power as to unreasonably interfere with the peace and quiet of other persons within or upon any one or more of such places or areas, or as to unreasonably annoy, disturb, impair or endanger the comfort, repose, health, or safety of other persons within or upon any one or more such places or areas. C. The word “unreasonably,” as used herein, shall include, but not be limited to, consideration of the hour, place, nature and circumstances of the emission or transmission of any such loud and raucous noise. D. Penalties. Any person who violates any provision of this section is guilty of a misdemeanor unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010 of this Code. (Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) 10.28.040 Construction Activity—Noise Regulations. A. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner which produces loud 70 486 noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, unless authorized to do so in accordance with subsection (B) of this section. B. The provisions of subsection (A) of this section shall not apply to the following: 1. Work performed on any weekday, which is not a federal holiday, between the hours of 7:00 a.m. and 6:30 p.m. 2. Work performed on a Saturday, in any area of the City that is not designated as a high-density area, between the hours of 8:00 a.m. and 6:00 p.m. 3. Emergency work performed pursuant to written authorization of the Community Development Director, or his or her designee. 4. Maintenance, repair or improvement of any public work or facility by public employees, by any person or persons acting pursuant to a public works contract, or by any person or persons performing such work or pursuant to the direction of, or on behalf of, any public agency; provided, however, this exception shall not apply to the City of Newport Beach, or its employees, contractors or agents, unless: a. The City Manager or department director determines that the maintenance, repair or improvement is immediately necessary to maintain public services; b. The maintenance, repair or improvement is of a nature that cannot feasibly be conducted during normal business hours; or c. The City Council has approved project specifications, contract provisions, or an environmental document that specifically authorizes construction during hours of the day which would otherwise be prohibited pursuant to this section. C. No landowner, construction company owner, contractor, subcontractor, or employer shall permit or allow any person or persons working under their direction and control to operate any tool, equipment or machine in violation of the provisions of this section. D. Any person who violates any provision of this section is guilty of a misdemeanor unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010, or any successor section, of this Code. E. Designated High-Density Area. The term “designated high-density area” shall mean any shaded area on the following map. See Exhibit A*. The geographical boundaries of a homeowners’ association, as defined in subsection (F) of this section, shall be excluded from the definition of a “designated high-density area” if the City Council adopts a resolution pursuant to subsection (F) of this section. F. A homeowners’ association located within a designated high-density area may exclude the geographical boundaries of the homeowners’ association from the definition of a designated high-density area if: 1. The board of directors of the homeowners’ association votes to approve a resolution or letter declaring its desire to exempt its geographical boundaries from the definition of a designated high-density area; 2. The board of directors submits the approved resolution or letter to the City Clerk for consideration by the City Council; and 3. The City Council adopts a resolution finding that exempting the geographical boundaries of the homeowners’ association from the definition of a designated high-density area will not negatively affect surrounding property owners. 71 487 For the purpose of this subsection, a “homeowners’ association” means an organization consisting of at least thirty (30) voting members whose properties connect in a contiguous manner and whose operation is governed by a board of directors. (Ord. 2019-11 §§ 1, 2, 2019; Ord. 2019-9 § 1, 2019: Ord. 2013-11 § 35, 2013; Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) *Exhibit A is on file in the City Clerk’s office. 10.28.045 Real Property Maintenance—Noise Regulations. A. Weekdays and Saturdays. No person shall, while engaged in maintenance of real property, operate any tool, equipment or machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, except between the hours of seven a.m. and six-thirty p.m., Monday through Friday, nor on any Saturday, except between the hours of eight a.m. and six p.m. B. Sundays and Holidays. No person shall, while engaged in maintenance of real property, operate any tool, equipment or machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any federal holiday. C. No landowner, gardener, property maintenance service, contractor, subcontractor or employer shall permit or allow any person or persons working under their direction and control to operate any tool, equipment or machine in violation of the provisions of this section. D. After January 1, 1996, mechanical blowers, as defined in Section 6.04.055, shall not be operated at a noise level that exceeds an A-weighted sound pressure level of seventy (70) dBA, as measured at a distance of fifty (50) feet. After January 1, 1999, such equipment shall not be operated at a noise level that exceeds an A- weighted sound pressure level of sixty-five (65) dBA, as measured from a distance of fifty (50) feet. E. Exceptions. The provisions of this section shall not apply to the following: 1. Emergency property maintenance authorized by the Community Development Director, or his or her designee; 2. The maintenance, repair or improvement of any public work or facility by public employees, by any person or persons acting pursuant to a public works contract, or by any person or persons performing such work or pursuant to the direction of, or on behalf of, any public agency; provided, however, this exception shall not apply to the City of Newport Beach, or its employees, contractors or agents, unless: a. The City Manager or department director determines that the maintenance, repair or improvement is immediately necessary to maintain public service, b. The maintenance, repair or improvement is of a nature that cannot feasibly be conducted during normal business hours, c. The City Council has approved project specifications, contract provisions, or an environmental document that specifically authorizes construction during hours of the day which would otherwise be prohibited pursuant to this section; 3. Greens maintenance on golf courses conducted between the hours of six a.m. and eight p.m. and all other types of golf course maintenance between the hours of seven a.m. and eight p.m., provided no maintenance activity commences before six a.m. F. Penalties. Any person who violates any provision of this section is guilty of a misdemeanor unless the violation is deemed an infraction pursuant to the provisions of Section 1.04.010 of this Code. (Ord. 2019-9 § 2, 2019; Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995)72 488 10.28.050 Exceptions. The provisions of Sections 10.28.040 and 10.28.045 shall not be construed to prohibit such work at different hours by or under the direction of any other public agency in cases of necessity or emergency. (Ord. 2001-4 § 3 (part), 2001: Ord. 95-38 § 3 (part), 1995) The Newport Beach Municipal Code is current through Ordinance 2019-14, passed September 10, 2019. Disclaimer: The City Clerk's Office has the official version of the Newport Beach Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. 73 489 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-07 Noise Study This page intentionally left blank 74 490 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study APPENDIX 5.1: STUDY AREA PHOTOS 75 491 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study This page intentionally left blank 76 492 JN: 12954 Study Area Photos L1_E 33, 37' 13.530000", 117, 55' 20.010000" L1_N 33, 37' 14.540000", 117, 55' 22.710000" L1_S 33, 37' 12.860000", 117, 55' 21.280000" L1_W 33, 37' 13.690000", 117, 55' 19.880000" L2_E 33, 37' 13.550000", 117, 55' 18.700000" L2_N 33, 37' 13.550000", 117, 55' 18.640000" 77 493 JN: 12954 Study Area Photos L2_S 33, 37' 13.550000", 117, 55' 18.640000" L2_W 33, 37' 13.520000", 117, 55' 18.700000" L3_E 33, 37' 14.540000", 117, 55' 15.670000" L3_N 34, 0' 45.150000", 117, 23' 11.060000" L3_S 33, 37' 13.780000", 117, 55' 16.960000" L3_W 33, 37' 14.770000", 117, 55' 15.700000" 78 494 JN: 12954 Study Area Photos L4_E 33, 37' 12.920000", 117, 55' 16.660000" L4_N 33, 37' 12.900000", 117, 55' 16.660000" L4_S 33, 37' 12.920000", 117, 55' 16.660000" L4_W 33, 37' 12.930000", 117, 55' 16.660000" L5_E 33, 37' 13.110000", 117, 55' 20.010000" L5_N 33, 37' 13.530000", 117, 55' 19.600000" 79 495 JN: 12954 Study Area Photos L5_S 33, 37' 13.110000", 117, 55' 20.010000" L5_W 33, 37' 13.340000", 117, 55' 19.770000" 80 496 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study APPENDIX 5.2: NOISE LEVEL MEASUREMENT WORKSHEETS 81 497 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study This page intentionally left blank 82 498 Date:Location:Meter:Piccolo IIJN:12954Project:2510 PCH Mixed-Use DevelopmentAnalyst:P. MaraTimeframe HourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%LeqAdj.Adj. Leq0 48.2 54.5 45.6 53.9 51.3 50.0 47.3 45.9 45.7 0.0 0.0 0.0 48.2 10.0 58.21 44.7 51.9 42.0 51.5 49.1 46.5 43.5 42.3 42.0 0.0 0.0 0.0 44.7 10.0 54.72 49.3 55.6 45.9 55.1 52.6 51.5 48.4 46.1 45.9 0.0 0.0 0.0 49.3 10.0 59.33 45.8 48.3 43.9 48.1 47.4 47.0 45.6 44.3 44.0 0.0 0.0 0.0 45.8 10.0 55.84 54.7 66.5 48.5 65.9 61.6 56.4 50.4 48.7 48.6 0.0 0.0 0.0 54.7 10.0 64.75 51.0 56.6 48.3 56.4 54.7 52.9 50.2 48.6 48.4 0.0 0.0 0.0 51.0 10.0 61.06 64.4 76.0 52.0 75.6 72.4 68.4 55.3 52.8 52.3 0.0 0.0 0.0 64.4 10.0 74.47 64.4 76.4 52.1 76.0 72.3 68.0 55.9 52.7 52.2 0.0 0.0 0.0 64.4 0.0 64.48 59.1 70.6 50.0 69.7 65.6 61.9 55.0 50.5 50.1 0.0 0.0 0.0 59.1 0.0 59.19 63.7 72.0 56.4 71.5 68.8 66.7 61.8 57.4 56.6 0.0 0.0 0.0 63.7 0.0 63.710 60.4 68.7 54.8 68.2 65.4 63.4 58.2 55.5 55.0 0.0 0.0 0.0 60.4 0.0 60.411 59.4 72.5 51.5 71.0 65.3 61.6 54.9 52.0 51.6 0.0 0.0 0.0 59.4 0.0 59.412 57.4 66.9 51.9 66.4 63.1 60.3 54.8 52.3 52.0 0.0 0.0 0.0 57.4 0.0 57.413 58.1 67.5 51.7 67.0 63.9 61.6 55.1 52.2 51.9 0.0 0.0 0.0 58.1 0.0 58.114 58.5 66.5 52.1 66.0 63.7 62.4 55.5 52.5 52.2 0.0 0.0 0.0 58.5 0.0 58.515 58.0 65.3 54.3 64.9 62.5 60.4 56.5 54.7 54.4 0.0 0.0 0.0 58.0 0.0 58.016 60.3 69.5 54.4 69.0 66.1 63.7 57.5 54.8 54.5 0.0 0.0 0.0 60.3 0.0 60.317 59.8 70.2 53.3 69.6 66.2 62.8 56.5 53.7 53.4 0.0 0.0 0.0 59.8 0.0 59.818 59.1 68.8 53.2 68.4 65.1 61.9 56.4 53.6 53.3 0.0 0.0 0.0 59.1 0.0 59.119 58.3 67.8 51.5 67.6 64.9 62.4 54.5 52.1 51.6 0.0 0.0 0.0 58.3 5.0 63.320 54.2 62.3 49.7 61.9 59.1 56.7 52.3 50.1 49.8 0.0 0.0 0.0 54.2 5.0 59.221 54.8 62.3 50.5 61.9 59.9 57.9 53.0 50.9 50.6 0.0 0.0 0.0 54.8 5.0 59.822 51.2 59.4 47.2 58.8 56.0 54.0 49.4 47.5 47.3 0.0 0.0 0.0 51.2 10.0 61.223 46.4 55.0 41.8 54.7 52.3 49.9 44.0 42.1 41.9 0.0 0.0 0.0 46.4 10.0 56.4TimeframeHourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%Min 57.4 65.3 50.0 64.9 62.5 60.3 54.8 50.5 50.1 0.0 0.0 0.0Max 64.4 76.4 56.4 76.0 72.3 68.0 61.8 57.4 56.6 0.0 0.0 0.060.469.0 65.7 62.9 56.5 53.5 53.1 0.0 0.0 0.0Min 54.2 62.3 49.7 61.9 59.1 56.7 52.3 50.1 49.8 0.0 0.0 0.0Max 58.3 67.8 51.5 67.6 64.9 62.4 54.5 52.1 51.6 0.0 0.0 0.056.263.8 61.3 59.0 53.3 51.0 50.7 0.0 0.0 0.0Min 44.7 48.3 41.8 48.1 47.4 46.5 43.5 42.1 41.9 0.0 0.0 0.0Max 64.4 76.0 52.0 75.6 72.4 68.4 55.3 52.8 52.3 0.0 0.0 0.056.057.8 55.3 53.0 48.2 46.5 46.2 0.0 0.0 0.056.0 24-Hour Noise Level Measurement SummaryHourly Leq dBA Readings (unadjusted)Leq (dBA)NightWednesday, October 2, 201924-HourDaytimeNighttimeL1 - Located south of 204 Tustin Ave near the side yard of the single-family home.24-Hour CNEL (dBA)63.5EveningDayEveningEnergy AverageNightDayNightEnergy AverageEnergy AverageAverage:Average:Average:58.859.948.244.749.345.854.751.064.464.459.163.760.459.457.458.158.558.060.359.859.158.354.254.851.246.435.040.045.050.055.060.065.070.075.080.085.00 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23Hourly Leq(dBA)Hour BeginningU:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L1_N83499 Date:Location:Meter:Piccolo IIJN:12954Project:2510 PCH Mixed-Use DevelopmentAnalyst:P. MaraTimeframe HourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%LeqAdj.Adj. Leq0 49.0 56.7 40.5 56.5 56.0 55.6 42.4 40.7 40.6 0.0 0.0 0.0 49.0 10.0 59.01 42.6 49.5 39.7 49.2 47.1 45.2 41.0 39.9 39.8 0.0 0.0 0.0 42.6 10.0 52.62 53.0 60.6 40.7 60.6 60.4 60.3 44.1 41.2 40.8 0.0 0.0 0.0 53.0 10.0 63.03 43.4 48.9 41.5 48.6 46.4 44.9 42.7 41.8 41.6 0.0 0.0 0.0 43.4 10.0 53.44 47.1 54.6 43.8 54.2 52.0 49.1 45.5 44.1 43.9 0.0 0.0 0.0 47.1 10.0 57.15 49.2 56.1 45.6 55.7 53.3 51.5 48.1 45.9 45.7 0.0 0.0 0.0 49.2 10.0 59.26 56.3 65.1 49.3 64.6 62.3 60.5 53.1 49.9 49.5 0.0 0.0 0.0 56.3 10.0 66.37 59.8 68.6 51.3 68.3 66.8 64.5 55.1 52.0 51.5 0.0 0.0 0.0 59.8 0.0 59.88 57.5 71.0 48.7 68.9 62.1 60.1 54.0 49.5 48.9 0.0 0.0 0.0 57.5 0.0 57.59 56.1 62.0 51.2 61.5 59.8 58.8 55.2 51.9 51.4 0.0 0.0 0.0 56.1 0.0 56.110 64.7 71.7 61.2 71.3 68.9 67.4 63.1 61.6 61.3 0.0 0.0 0.0 64.7 0.0 64.711 54.4 59.9 49.2 59.5 58.0 57.1 53.3 49.9 49.4 0.0 0.0 0.0 54.4 0.0 54.412 54.6 60.3 50.2 59.8 58.1 56.9 53.8 50.8 50.3 0.0 0.0 0.0 54.6 0.0 54.613 55.9 63.6 48.8 63.0 60.9 59.6 53.4 49.6 49.0 0.0 0.0 0.0 55.9 0.0 55.914 54.2 60.1 48.0 59.7 58.3 57.4 52.7 48.5 48.1 0.0 0.0 0.0 54.2 0.0 54.215 53.5 59.3 49.4 58.6 57.0 56.0 52.6 49.8 49.5 0.0 0.0 0.0 53.5 0.0 53.516 56.1 64.6 50.3 64.0 61.8 59.8 53.6 50.9 50.5 0.0 0.0 0.0 56.1 0.0 56.117 56.2 63.2 49.6 62.7 61.0 59.8 53.4 50.2 49.7 0.0 0.0 0.0 56.2 0.0 56.218 54.5 61.6 49.3 61.2 59.0 57.4 53.0 49.9 49.4 0.0 0.0 0.0 54.5 0.0 54.519 53.4 60.8 48.1 60.5 58.6 56.4 51.7 48.6 48.2 0.0 0.0 0.0 53.4 5.0 58.420 50.8 57.9 45.5 57.4 55.2 53.5 49.5 46.0 45.6 0.0 0.0 0.0 50.8 5.0 55.821 54.8 59.5 52.5 59.1 57.3 56.3 54.2 52.9 52.6 0.0 0.0 0.0 54.8 5.0 59.822 51.1 56.1 48.0 55.8 54.2 53.0 50.4 48.3 48.1 0.0 0.0 0.0 51.1 10.0 61.123 44.3 51.5 39.7 51.1 49.1 47.4 42.4 40.0 39.8 0.0 0.0 0.0 44.3 10.0 54.3TimeframeHourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%Min 53.5 59.3 48.0 58.6 57.0 56.0 52.6 48.5 48.1 0.0 0.0 0.0Max 64.7 71.7 61.2 71.3 68.9 67.4 63.1 61.6 61.3 0.0 0.0 0.057.963.2 61.0 59.6 54.4 51.2 50.7 0.0 0.0 0.0Min 50.8 57.9 45.5 57.4 55.2 53.5 49.5 46.0 45.6 0.0 0.0 0.0Max 54.8 60.8 52.5 60.5 58.6 56.4 54.2 52.9 52.6 0.0 0.0 0.053.359.0 57.0 55.4 51.8 49.2 48.8 0.0 0.0 0.0Min 42.6 48.9 39.7 48.6 46.4 44.9 41.0 39.9 39.8 0.0 0.0 0.0Max 56.3 65.1 49.3 64.6 62.3 60.5 53.1 49.9 49.5 0.0 0.0 0.050.655.1 53.4 52.0 45.5 43.5 43.3 0.0 0.0 0.050.6 24-Hour Noise Level Measurement SummaryHourly Leq dBA Readings (unadjusted)Leq (dBA)NightWednesday, October 2, 201924-HourDaytimeNighttimeL2 - Located near the parking meters in the parking lot adjacent to 124 Tustin Ave.24-Hour CNEL (dBA)59.2EveningDayEveningEnergy AverageNightDayNightEnergy AverageEnergy AverageAverage:Average:Average:55.857.349.042.653.043.447.149.256.359.857.556.164.754.454.655.954.253.556.156.254.553.450.854.851.144.335.040.045.050.055.060.065.070.075.080.085.00 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23Hourly Leq(dBA)Hour BeginningU:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L2_M84500 Date:Location:Meter:Piccolo IIJN:12954Project:2510 PCH Mixed-Use DevelopmentAnalyst:P. MaraTimeframe HourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%LeqAdj.Adj. Leq0 42.7 46.6 40.0 46.5 45.8 45.2 41.9 40.2 40.0 0.0 0.0 0.0 42.7 10.0 52.71 40.5 43.2 38.6 43.2 42.8 42.3 40.0 38.7 38.7 0.0 0.0 0.0 40.5 10.0 50.52 46.5 49.3 43.9 49.3 49.0 48.5 46.1 44.2 44.0 0.0 0.0 0.0 46.5 10.0 56.53 49.5 55.6 46.3 55.4 54.2 52.7 47.7 46.4 46.3 0.0 0.0 0.0 49.5 10.0 59.54 46.1 47.6 44.9 47.6 47.4 47.2 45.9 45.0 44.9 0.0 0.0 0.0 46.1 10.0 56.15 47.3 49.8 45.4 49.8 49.5 49.0 46.9 45.6 45.4 0.0 0.0 0.0 47.3 10.0 57.36 48.7 50.5 47.3 50.5 50.2 50.0 48.5 47.4 47.3 0.0 0.0 0.0 48.7 10.0 58.77 49.0 50.3 47.8 50.2 50.0 49.9 48.9 47.9 47.8 0.0 0.0 0.0 49.0 0.0 49.08 49.3 51.0 47.8 51.0 50.7 50.5 49.1 48.0 47.9 0.0 0.0 0.0 49.3 0.0 49.39 56.3 57.5 54.9 57.5 57.4 57.3 56.3 55.0 54.9 0.0 0.0 0.0 56.3 0.0 56.310 56.4 60.3 51.7 60.3 59.9 59.4 54.8 52.0 51.8 0.0 0.0 0.0 56.4 0.0 56.411 54.1 56.4 52.0 56.3 56.0 55.6 53.9 52.2 52.1 0.0 0.0 0.0 54.1 0.0 54.112 52.1 53.9 50.7 53.9 53.6 53.4 51.8 50.8 50.7 0.0 0.0 0.0 52.1 0.0 52.113 53.3 56.1 50.7 56.0 55.7 55.3 52.9 50.9 50.7 0.0 0.0 0.0 53.3 0.0 53.314 56.0 59.1 53.3 59.0 58.6 58.0 55.5 53.5 53.3 0.0 0.0 0.0 56.0 0.0 56.015 53.8 58.1 51.6 58.0 57.2 56.2 52.9 51.8 51.7 0.0 0.0 0.0 53.8 0.0 53.816 55.3 58.4 52.8 58.3 58.0 57.5 54.8 53.0 52.9 0.0 0.0 0.0 55.3 0.0 55.317 53.7 57.1 51.4 57.0 56.6 56.0 53.0 51.5 51.4 0.0 0.0 0.0 53.7 0.0 53.718 54.0 56.9 51.7 56.8 56.4 55.9 53.5 51.9 51.8 0.0 0.0 0.0 54.0 0.0 54.019 50.5 52.2 49.3 52.1 51.9 51.6 50.3 49.4 49.3 0.0 0.0 0.0 50.5 5.0 55.520 49.2 51.3 47.5 51.2 50.9 50.6 49.0 47.7 47.6 0.0 0.0 0.0 49.2 5.0 54.221 49.1 51.0 47.6 50.9 50.6 50.3 48.9 47.7 47.6 0.0 0.0 0.0 49.1 5.0 54.122 48.1 50.4 46.1 50.3 50.0 49.7 47.7 46.3 46.1 0.0 0.0 0.0 48.1 10.0 58.123 45.2 47.8 43.0 47.7 47.4 46.9 44.8 43.2 43.1 0.0 0.0 0.0 45.2 10.0 55.2TimeframeHourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%Min 49.0 50.3 47.8 50.2 50.0 49.9 48.9 47.9 47.8 0.0 0.0 0.0Max 56.4 60.3 54.9 60.3 59.9 59.4 56.3 55.0 54.9 0.0 0.0 0.054.256.2 55.8 55.4 53.1 51.6 51.4 0.0 0.0 0.0Min 49.1 51.0 47.5 50.9 50.6 50.3 48.9 47.7 47.6 0.0 0.0 0.0Max 50.5 52.2 49.3 52.1 51.9 51.6 50.3 49.4 49.3 0.0 0.0 0.049.751.4 51.2 50.9 49.4 48.3 48.2 0.0 0.0 0.0Min 40.5 43.2 38.6 43.2 42.8 42.3 40.0 38.7 38.7 0.0 0.0 0.0Max 49.5 55.6 47.3 55.4 54.2 52.7 48.5 47.4 47.3 0.0 0.0 0.046.848.9 48.5 47.9 45.5 44.1 44.0 0.0 0.0 0.024-Hour CNEL (dBA)55.4EveningDayEveningEnergy AverageNightDayNightEnergy AverageEnergy AverageAverage:Average:Average:52.053.646.8 24-Hour Noise Level Measurement SummaryHourly Leq dBA Readings (unadjusted)Leq (dBA)NightWednesday, October 2, 201924-HourDaytimeNighttimeL3 - Located in the parking lot South of Newport Theatre Arts Center.42.740.546.549.546.147.348.749.049.356.356.454.152.153.356.053.855.353.754.050.549.249.148.145.235.040.045.050.055.060.065.070.075.080.085.00 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23Hourly Leq(dBA)Hour BeginningU:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L3_K85501 Date:Location:Meter:Piccolo IIJN:12954Project:2510 PCH Mixed-Use DevelopmentAnalyst:P. MaraTimeframe HourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%LeqAdj.Adj. Leq0 47.2 57.3 44.8 53.1 49.4 48.7 46.5 45.4 45.1 0.0 0.0 0.0 47.2 10.0 57.21 46.1 54.6 43.5 52.8 48.7 48.0 45.2 44.1 43.8 0.0 0.0 0.0 46.1 10.0 56.12 50.4 55.9 45.2 55.2 54.3 53.7 49.1 46.1 45.5 0.0 0.0 0.0 50.4 10.0 60.43 47.8 50.9 45.8 50.2 49.4 48.9 47.6 46.5 46.2 0.0 0.0 0.0 47.8 10.0 57.84 50.7 54.4 48.7 53.5 52.6 52.0 50.3 49.2 48.9 0.0 0.0 0.0 50.7 10.0 60.75 51.4 59.4 48.4 57.5 54.6 52.9 50.5 49.0 48.7 0.0 0.0 0.0 51.4 10.0 61.46 62.2 77.4 51.0 72.3 68.4 65.9 56.8 51.8 51.4 0.0 0.0 0.0 62.2 10.0 72.27 60.3 69.4 54.6 67.6 65.4 63.8 58.0 55.4 54.9 0.0 0.0 0.0 60.3 0.0 60.38 58.5 69.6 50.6 68.1 64.3 61.3 55.6 51.6 51.0 0.0 0.0 0.0 58.5 0.0 58.59 58.5 71.7 51.6 67.9 64.1 60.9 55.7 52.5 52.0 0.0 0.0 0.0 58.5 0.0 58.510 63.5 73.3 57.4 71.8 68.8 66.0 61.3 58.9 58.1 0.0 0.0 0.0 63.5 0.0 63.511 57.9 69.6 51.0 66.3 63.2 61.1 55.1 52.1 51.5 0.0 0.0 0.0 57.9 0.0 57.912 56.9 68.2 51.2 65.7 62.2 59.3 54.6 52.2 51.6 0.0 0.0 0.0 56.9 0.0 56.913 58.5 69.2 50.8 67.8 64.7 62.4 54.7 51.8 51.2 0.0 0.0 0.0 58.5 0.0 58.514 58.1 68.4 51.0 66.0 63.3 61.6 55.4 51.9 51.4 0.0 0.0 0.0 58.1 0.0 58.115 57.4 67.7 52.4 65.7 62.1 59.7 55.4 53.3 52.8 0.0 0.0 0.0 57.4 0.0 57.416 61.0 72.6 53.1 71.1 67.5 64.0 57.2 54.1 53.5 0.0 0.0 0.0 61.0 0.0 61.017 61.8 75.9 52.6 73.9 68.6 62.8 56.1 53.5 53.0 0.0 0.0 0.0 61.8 0.0 61.818 59.2 71.1 52.6 68.2 64.9 62.4 56.3 53.4 53.0 0.0 0.0 0.0 59.2 0.0 59.219 58.7 69.8 51.2 68.9 65.5 62.3 54.6 52.0 51.6 0.0 0.0 0.0 58.7 5.0 63.720 54.1 63.3 49.3 62.2 58.8 56.5 52.4 50.0 49.6 0.0 0.0 0.0 54.1 5.0 59.121 56.6 66.6 53.0 64.4 61.0 58.2 55.2 53.6 53.3 0.0 0.0 0.0 56.6 5.0 61.622 55.4 70.1 49.7 67.2 59.5 56.7 52.2 50.3 50.0 0.0 0.0 0.0 55.4 10.0 65.423 48.5 52.9 46.2 51.9 50.7 50.0 48.0 46.8 46.5 0.0 0.0 0.0 48.5 10.0 58.5TimeframeHourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%Min 56.9 67.7 50.6 65.7 62.1 59.3 54.6 51.6 51.0 0.0 0.0 0.0Max 63.5 75.9 57.4 73.9 68.8 66.0 61.3 58.9 58.1 0.0 0.0 0.059.768.3 64.9 62.1 56.3 53.4 52.8 0.0 0.0 0.0Min 54.1 63.3 49.3 62.2 58.8 56.5 52.4 50.0 49.6 0.0 0.0 0.0Max 58.7 69.8 53.0 68.9 65.5 62.3 55.2 53.6 53.3 0.0 0.0 0.056.965.2 61.8 59.0 54.0 51.9 51.5 0.0 0.0 0.0Min 46.1 50.9 43.5 50.2 48.7 48.0 45.2 44.1 43.8 0.0 0.0 0.0Max 62.2 77.4 51.0 72.3 68.4 65.9 56.8 51.8 51.4 0.0 0.0 0.054.657.1 54.2 53.0 49.6 47.7 47.3 0.0 0.0 0.024-Hour CNEL (dBA)62.4EveningDayEveningEnergy AverageNightDayNightEnergy AverageEnergy AverageAverage:Average:Average:58.159.354.6 24-Hour Noise Level Measurement SummaryHourly Leq dBA Readings (unadjusted)Leq (dBA)NightWednesday, October 2, 201924-HourDaytimeNighttimeL4 - Located in parking lot north of 2400 West Coast Hwy and west of Avon Lot 247.246.150.447.850.751.462.260.358.558.563.557.956.958.558.157.461.061.859.258.754.156.655.448.535.040.045.050.055.060.065.070.075.080.085.00 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23Hourly Leq(dBA)Hour BeginningU:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L4_H86502 Date:Location:Meter:Piccolo IIJN:12954Project:2510 PCH Mixed-Use DevelopmentAnalyst:P. MaraTimeframe HourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%LeqAdj.Adj. Leq0 39.2 45.2 36.3 44.7 42.9 41.7 38.0 36.6 36.4 0.0 0.0 0.0 39.2 10.0 49.21 37.5 42.9 35.6 42.0 40.1 39.2 36.8 35.8 35.7 0.0 0.0 0.0 37.5 10.0 47.52 51.4 53.4 49.7 53.3 52.9 52.7 51.1 49.9 49.7 0.0 0.0 0.0 51.4 10.0 61.43 41.8 44.3 37.4 44.0 43.4 43.0 42.4 37.7 37.5 0.0 0.0 0.0 41.8 10.0 51.84 49.6 56.8 47.5 56.5 54.2 51.7 48.1 47.6 47.5 0.0 0.0 0.0 49.6 10.0 59.65 43.7 50.2 40.8 49.4 47.5 46.0 42.7 41.1 40.9 0.0 0.0 0.0 43.7 10.0 53.76 49.3 57.4 43.9 56.8 54.5 52.2 47.4 44.6 44.1 0.0 0.0 0.0 49.3 10.0 59.37 51.0 57.8 45.6 57.4 55.6 54.0 49.5 46.3 45.8 0.0 0.0 0.0 51.0 0.0 51.08 50.9 57.6 45.4 56.8 54.8 53.7 49.8 46.2 45.6 0.0 0.0 0.0 50.9 0.0 50.99 51.8 60.0 46.8 59.0 56.2 54.7 50.4 47.6 47.0 0.0 0.0 0.0 51.8 0.0 51.810 55.5 62.1 50.7 61.7 59.6 58.2 54.2 51.5 50.9 0.0 0.0 0.0 55.5 0.0 55.511 52.1 59.8 46.8 58.7 56.3 54.9 50.6 47.6 47.0 0.0 0.0 0.0 52.1 0.0 52.112 50.6 57.9 46.5 57.0 54.3 52.9 49.6 47.3 46.7 0.0 0.0 0.0 50.6 0.0 50.613 51.9 58.1 47.6 57.5 56.1 55.0 50.5 48.2 47.8 0.0 0.0 0.0 51.9 0.0 51.914 52.7 58.9 47.4 58.3 57.2 56.3 50.8 48.0 47.6 0.0 0.0 0.0 52.7 0.0 52.715 54.7 64.6 49.2 63.0 60.2 58.0 52.3 49.8 49.4 0.0 0.0 0.0 54.7 0.0 54.716 54.2 60.9 49.8 60.2 58.5 57.2 52.8 50.5 50.0 0.0 0.0 0.0 54.2 0.0 54.217 50.8 56.9 47.4 56.4 54.7 53.3 49.8 47.8 47.5 0.0 0.0 0.0 50.8 0.0 50.818 50.8 57.1 47.0 56.5 54.7 53.6 49.6 47.4 47.1 0.0 0.0 0.0 50.8 0.0 50.819 49.7 57.5 46.0 56.7 53.9 52.0 48.3 46.4 46.1 0.0 0.0 0.0 49.7 5.0 54.720 46.9 53.9 42.3 53.4 51.4 49.9 45.2 42.8 42.4 0.0 0.0 0.0 46.9 5.0 51.921 49.0 54.5 46.4 54.1 52.4 51.0 48.1 46.7 46.5 0.0 0.0 0.0 49.0 5.0 54.022 45.3 51.0 42.2 50.6 49.1 47.7 44.2 42.4 42.3 0.0 0.0 0.0 45.3 10.0 55.323 39.8 46.4 36.6 46.0 44.0 42.3 38.4 36.9 36.7 0.0 0.0 0.0 39.8 10.0 49.8TimeframeHourLeqLmaxLminL1% L2% L5% L8% L25% L50% L90% L95% L99%Min 50.6 56.9 45.4 56.4 54.3 52.9 49.5 46.2 45.6 0.0 0.0 0.0Max 55.5 64.6 50.7 63.0 60.2 58.2 54.2 51.5 50.9 0.0 0.0 0.052.658.6 56.5 55.2 50.8 48.2 47.7 0.0 0.0 0.0Min 46.9 53.9 42.3 53.4 51.4 49.9 45.2 42.8 42.4 0.0 0.0 0.0Max 49.7 57.5 46.4 56.7 53.9 52.0 48.3 46.7 46.5 0.0 0.0 0.048.754.7 52.5 51.0 47.2 45.3 45.0 0.0 0.0 0.0Min 37.5 42.9 35.6 42.0 40.1 39.2 36.8 35.8 35.7 0.0 0.0 0.0Max 51.4 57.4 49.7 56.8 54.5 52.7 51.1 49.9 49.7 0.0 0.0 0.046.649.2 47.6 46.3 43.2 41.4 41.2 0.0 0.0 0.046.6 24-Hour Noise Level Measurement SummaryHourly Leq dBA Readings (unadjusted)Leq (dBA)NightWednesday, October 2, 201924-HourDaytimeNighttimeL5 - Located in courtyard of 124 Tustin Ave.24-Hour CNEL (dBA)54.6EveningDayEveningEnergy AverageNightDayNightEnergy AverageEnergy AverageAverage:Average:Average:50.752.039.237.551.441.849.643.749.351.050.951.855.552.150.651.952.754.754.250.850.849.746.949.045.339.835.040.045.050.055.060.065.070.075.080.085.00 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23Hourly Leq(dBA)Hour BeginningU:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L5_L87503 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-07 Noise Study This page intentionally left blank 88 504 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study APPENDIX 7.1: ON-SITE TRAFFIC NOISE LEVEL CALCULATIONS 89 505 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study This page intentionally left blank 90 506 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Auto Showroom Road Name:W. Coast Hwy. Scenario:First Floor With Wall 51,000 10% 62.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:5,100 vehicles Centerline Dist. to Barrier: 62.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):5.0 feet feet 40 mphVehicle Speed: Near/Far Lane Distance:60 feet REMEL Traffic Flow Distance 5.64 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -0.66 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -11.60 -0.64 -1.20 0.000 0.000 -15.56 -0.65 -1.20 0.000 0.000 -4.70 -4.88 -5.32 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 54.489 54.326 54.342 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 71.1 69.2 67.5 61.4 70.670.0 62.9 63.8 61.4 55.0 53.5 62.161.9 62.3 53.3 54.5 63.062.9 Vehicle Noise:72.4 70.6 67.9 62.8 71.871.3 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 71.1 69.2 67.5 61.4 70.670.0 62.9 63.8 61.4 55.0 53.5 62.161.9 62.3 53.3 54.5 63.062.9 Vehicle Noise:72.4 70.6 67.9 62.8 71.871.3 76.31 81.16 67.36 Road Grade:0.0% feet Tuesday, February 4, 2020 91 507 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Auto Showroom Road Name:Tustin Ave. Scenario:First Floor With Wall 3,000 10% 98.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:300 vehicles Centerline Dist. to Barrier: 98.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):5.0 feet feet 25 mphVehicle Speed: Near/Far Lane Distance:12 feet REMEL Traffic Flow Distance -4.63 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -4.48 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -21.87 -4.48 -1.20 0.000 0.000 -25.82 -4.48 -1.20 0.000 0.000 -4.77 -4.88 -5.17 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 97.944 97.853 97.862 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 49.1 47.2 45.5 39.4 48.648.0 43.5 45.7 42.0 35.7 34.1 42.842.6 44.3 35.3 36.5 45.044.9 Vehicle Noise:51.5 49.8 46.3 42.0 50.950.5 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 49.1 47.2 45.5 39.4 48.648.0 43.5 45.7 42.0 35.7 34.1 42.842.6 44.3 35.3 36.5 45.044.9 Vehicle Noise:51.5 49.8 46.3 42.0 50.950.5 71.09 77.24 59.44 Road Grade:0.0% feet Tuesday, February 4, 2020 92 508 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Residential Road Name:W. Coast Hwy. Scenario:First Floor With Wall 51,000 10% 183.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:5,100 vehicles Centerline Dist. to Barrier: 183.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):5.0 feet feet 40 mphVehicle Speed: Near/Far Lane Distance:60 feet REMEL Traffic Flow Distance 5.64 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -8.47 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -11.60 -8.47 -1.20 0.000 0.000 -15.56 -8.47 -1.20 0.000 0.000 -4.83 -4.89 -5.04 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 180.593 180.544 180.549 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 63.3 61.4 59.7 53.6 62.862.2 55.0 55.9 53.5 47.2 45.6 54.354.1 54.5 45.5 46.7 55.255.1 Vehicle Noise:64.6 62.8 60.1 55.0 64.063.5 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 63.3 61.4 59.7 53.6 62.862.2 55.0 55.9 53.5 47.2 45.6 54.354.1 54.5 45.5 46.7 55.255.1 Vehicle Noise:64.6 62.8 60.1 55.0 64.063.5 76.31 81.16 67.36 Road Grade:0.0% feet Tuesday, February 4, 2020 93 509 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Residential Road Name:Tustin Ave. Scenario:First Floor With Wall 3,000 10% 110.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:300 vehicles Centerline Dist. to Barrier: 110.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):5.0 feet feet 25 mphVehicle Speed: Near/Far Lane Distance:12 feet REMEL Traffic Flow Distance -4.63 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -5.24 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -21.87 -5.23 -1.20 0.000 0.000 -25.82 -5.23 -1.20 0.000 0.000 -4.78 -4.88 -5.14 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 109.950 109.869 109.877 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 48.4 46.5 44.7 38.7 47.947.3 42.8 45.0 41.3 34.9 33.4 42.141.8 43.6 34.5 35.8 44.344.1 Vehicle Noise:50.8 49.1 45.5 41.2 50.249.8 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 48.4 46.5 44.7 38.7 47.947.3 42.8 45.0 41.3 34.9 33.4 42.141.8 43.6 34.5 35.8 44.344.1 Vehicle Noise:50.8 49.1 45.5 41.2 50.249.8 71.09 77.24 59.44 Road Grade:0.0% feet Tuesday, February 4, 2020 94 510 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - v10/31/19 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Rooftop Deck Road Name:W. Coast Hwy. Scenario:Second Floor With Wall 51,000 10% 62.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:5,100 vehicles Centerline Dist. to Barrier: 72.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:22.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:6.0 Observer Height (Above Pad):27.0 feet feet 40 mphVehicle Speed: Near/Far Lane Distance:60 feet REMEL Traffic Flow Distance 5.64 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5% 12.9% 9.6% 97.42% 84.8% 4.9% 10.3% 1.84% 86.5% 2.7% 10.8% 0.74% 1.32 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 10.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 -13.054 -16.054 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -11.60 1.67 -1.20 -12.716 -15.716 -15.56 2.62 -1.20 -11.600 -14.600 2.58 2.32 1.65 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.00 2.30 8.01 40.183 38.061 32.936 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 73.1 71.2 69.5 63.4 72.672.0 65.2 67.0 63.7 57.3 55.8 64.564.2 65.6 56.6 57.8 66.366.2 Vehicle Noise:74.6 72.8 69.9 65.0 74.073.6 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 60.1 58.2 56.4 50.3 59.659.0 52.5 55.4 51.0 44.6 43.1 51.751.5 54.0 45.0 46.2 54.754.6 Vehicle Noise:61.9 60.1 57.0 52.3 61.360.8 76.31 81.16 67.36 Road Grade:0.0% feet Tuesday, July 28, 2020 95 511 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - v10/31/19 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Rooftop Deck Road Name:W. Coast Hwy. Scenario:Second Floor With Wall 51,000 10% 98.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:5,100 vehicles Centerline Dist. to Barrier: 108.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:22.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:6.0 Observer Height (Above Pad):27.0 feet feet 40 mphVehicle Speed: Near/Far Lane Distance:60 feet REMEL Traffic Flow Distance 5.64 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5% 12.9% 9.6% 97.42% 84.8% 4.9% 10.3% 1.84% 86.5% 2.7% 10.8% 0.74% -2.93 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 10.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 -10.360 -13.360 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -11.60 -2.85 -1.20 -10.030 -13.030 -15.56 -2.68 -1.20 -9.120 -12.120 1.03 0.91 0.64 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.00 2.30 8.01 77.192 76.267 74.266 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 68.9 67.0 65.2 59.1 68.467.8 60.7 61.7 59.1 52.8 51.2 59.959.7 60.3 51.3 52.5 61.060.9 Vehicle Noise:70.1 68.4 65.6 60.5 69.669.1 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 58.5 56.6 54.8 48.8 58.057.4 50.6 52.6 49.1 42.8 41.2 49.949.7 51.2 42.1 43.4 51.951.7 Vehicle Noise:60.0 58.3 55.3 50.4 59.559.0 76.31 81.16 67.36 Road Grade:0.0% feet Tuesday, July 28, 2020 96 512 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Auto Showroom Road Name:W. Coast Hwy. Scenario:Second Floor With Wall 51,000 10% 62.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:5,100 vehicles Centerline Dist. to Barrier: 62.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):14.0 feet feet 40 mphVehicle Speed: Near/Far Lane Distance:60 feet REMEL Traffic Flow Distance 5.64 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -0.85 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -11.60 -0.78 -1.20 0.000 0.000 -15.56 -0.68 -1.20 0.000 0.000 -12.17 -12.67 -13.92 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 56.036 55.506 54.589 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 71.0 69.1 67.3 61.2 70.569.9 62.7 63.7 61.2 54.9 53.3 62.061.8 62.3 53.3 54.5 63.062.9 Vehicle Noise:72.2 70.4 67.7 62.6 71.771.2 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 71.0 69.1 67.3 61.2 70.569.9 62.7 63.7 61.2 54.9 53.3 62.061.8 62.3 53.3 54.5 63.062.9 Vehicle Noise:72.2 70.4 67.7 62.6 71.771.2 76.31 81.16 67.36 Road Grade:0.0% feet Tuesday, February 4, 2020 97 513 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Auto Showroom Road Name:Tustin Ave. Scenario:Second Floor With Wall 3,000 10% 98.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:300 vehicles Centerline Dist. to Barrier: 98.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):14.0 feet feet 25 mphVehicle Speed: Near/Far Lane Distance:12 feet REMEL Traffic Flow Distance -4.63 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -4.54 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -21.87 -4.52 -1.20 0.000 0.000 -25.82 -4.49 -1.20 0.000 0.000 -12.72 -13.04 -13.84 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 98.813 98.514 98.000 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 49.1 47.2 45.4 39.4 48.648.0 43.5 45.7 42.0 35.6 34.1 42.842.5 44.3 35.3 36.5 45.044.9 Vehicle Noise:51.5 49.8 46.2 42.0 50.950.5 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 49.1 47.2 45.4 39.4 48.648.0 43.5 45.7 42.0 35.6 34.1 42.842.5 44.3 35.3 36.5 45.044.9 Vehicle Noise:51.5 49.8 46.2 42.0 50.950.5 71.09 77.24 59.44 Road Grade:0.0% feet Tuesday, February 4, 2020 98 514 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Residential Road Name:W. Coast Hwy. Scenario:Second Floor With Wall 51,000 10% 183.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:5,100 vehicles Centerline Dist. to Barrier: 183.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):14.0 feet feet 40 mphVehicle Speed: Near/Far Lane Distance:60 feet REMEL Traffic Flow Distance 5.64 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -8.49 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -11.60 -8.48 -1.20 0.000 0.000 -15.56 -8.47 -1.20 0.000 0.000 -13.17 -13.35 -13.77 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 181.066 180.903 180.624 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 63.3 61.4 59.6 53.6 62.862.2 55.0 55.9 53.5 47.2 45.6 54.354.1 54.5 45.5 46.7 55.255.1 Vehicle Noise:64.6 62.8 60.0 54.9 64.063.5 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 63.3 61.4 59.6 53.6 62.862.2 55.0 55.9 53.5 47.2 45.6 54.354.1 54.5 45.5 46.7 55.255.1 Vehicle Noise:64.6 62.8 60.0 54.9 64.063.5 76.31 81.16 67.36 Road Grade:0.0% feet Tuesday, February 4, 2020 99 515 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Residential Road Name:Tustin Ave. Scenario:Second Floor With Wall 3,000 10% 110.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:300 vehicles Centerline Dist. to Barrier: 110.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):14.0 feet feet 25 mphVehicle Speed: Near/Far Lane Distance:12 feet REMEL Traffic Flow Distance -4.63 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -5.28 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -21.87 -5.27 -1.20 0.000 0.000 -25.82 -5.24 -1.20 0.000 0.000 -12.83 -13.11 -13.82 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 110.725 110.458 110.000 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 48.3 46.4 44.7 38.6 47.847.2 42.8 45.0 41.2 34.9 33.3 42.041.8 43.6 34.5 35.8 44.344.1 Vehicle Noise:50.7 49.0 45.5 41.2 50.149.7 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 48.3 46.4 44.7 38.6 47.847.2 42.8 45.0 41.2 34.9 33.3 42.041.8 43.6 34.5 35.8 44.344.1 Vehicle Noise:50.7 49.0 45.5 41.2 50.149.7 71.09 77.24 59.44 Road Grade:0.0% feet Tuesday, February 4, 2020 100 516 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Residential Road Name:W. Coast Hwy. Scenario:Third Floor With Wall 51,000 10% 183.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:5,100 vehicles Centerline Dist. to Barrier: 183.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):23.0 feet feet 40 mphVehicle Speed: Near/Far Lane Distance:60 feet REMEL Traffic Flow Distance 5.64 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -8.52 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -11.60 -8.51 -1.20 0.000 0.000 -15.56 -8.49 -1.20 0.000 0.000 -21.09 -21.38 -22.07 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 181.984 181.707 181.146 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 63.3 61.4 59.6 53.6 62.862.2 55.0 55.9 53.5 47.1 45.6 54.354.0 54.5 45.5 46.7 55.255.1 Vehicle Noise:64.5 62.7 60.0 54.9 64.063.5 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 63.3 61.4 59.6 53.6 62.862.2 55.0 55.9 53.5 47.1 45.6 54.354.0 54.5 45.5 46.7 55.255.1 Vehicle Noise:64.5 62.7 60.0 54.9 64.063.5 76.31 81.16 67.36 Road Grade:0.0% feet Tuesday, February 4, 2020 101 517 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) - 10/1/2012 SITE SPECIFIC INPUT DATA Project Name:2510 PCH Job Number:12954 Analyst:B. LawsonLot No:Residential Road Name:Tustin Ave. Scenario:Third Floor With Wall 3,000 10% 110.0 NOISE MODEL INPUTS Average Daily Traffic (Adt): Peak Hour Percentage: Peak Hour Volume:300 vehicles Centerline Dist. to Barrier: 110.0Centerline Dist. to Observer: Highway Data feet feet vehicles Road Elevation:0.0 Barrier Elevation:0.0 Pad Elevation:0.0 Site Data Site Conditions (Hard = 10, Soft = 15) Medium Trucks (2 Axles):15 Heavy Trucks (3+ Axles):15 Autos:15 Vehicle Mix feet feet Lane Equivalent Distance (in feet) Barrier Height:0.0 Observer Height (Above Pad):23.0 feet feet 25 mphVehicle Speed: Near/Far Lane Distance:12 feet REMEL Traffic Flow Distance -4.63 VehicleType Day Evening Night Daily Medium Trucks: Heavy Trucks: Autos:77.5%12.9%9.6%97.42% 84.8%4.9%10.3%1.84% 86.5%2.7%10.8%0.74% -5.37 Finite Road -1.20 Barrier Atten FHWA Noise Model Calculations 0.0Barrier Distance to Observer:feet Barrier Type (0-Wall, 1-Berm):0.0 0.000 0.000 Fresnel Berm Atten Medium Trucks: Heavy Trucks: Autos: VehicleType -21.87 -5.34 -1.20 0.000 0.000 -25.82 -5.29 -1.20 0.000 0.000 -20.18 -20.64 -21.79 Medium Trucks: Heavy Trucks: Autos: Noise Source Elevations (in feet) Medium Trucks: Heavy Trucks: Autos:0.000 2.297 8.006 112.219 111.770 110.855 Grade Adjustment:0.0 Unmitigated Noise Levels (without Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 48.2 46.3 44.6 38.5 47.847.1 42.7 44.9 41.2 34.8 33.3 42.041.7 43.5 34.5 35.7 44.244.1 Vehicle Noise:50.7 49.0 45.4 41.1 50.149.7 Mitigated Noise Levels (with Topo and barrier attenuation) Medium Trucks: Heavy Trucks: Autos: VehicleType Leq Peak Hour Leq Day Leq Evening Leq Night CNELLdn 48.2 46.3 44.6 38.5 47.847.1 42.7 44.9 41.2 34.8 33.3 42.041.7 43.5 34.5 35.7 44.244.1 Vehicle Noise:50.7 49.0 45.4 41.1 50.149.7 71.09 77.24 59.44 Road Grade:0.0% feet Tuesday, February 4, 2020 102 518 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study APPENDIX 9.1: OPERATIONAL NOISE LEVEL CALCULATIONS 103 519 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study This page intentionally left blank 104 520 12965 CadnaA Noise Prediction Model: 12954_08.cna Date: 02.06.20 Analyst: B. Lawson Receiver Noise Levels Name M.ID Level Lr Limit. Value Land Use Height Coordinates Day Night CNEL Day Night CNEL Type Auto Noise Type X Y Z (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)(ft)(ft)(ft)(ft) RECEIVERS R1 50.2 46.0 53.1 55.0 50.0 0.0 5.00 r 6052692.57 2173531.02 27.07 RECEIVERS R2 46.5 38.4 46.8 55.0 50.0 0.0 5.00 r 6052823.27 2173513.99 45.60 RECEIVERS R3 44.8 32.6 43.4 55.0 50.0 0.0 5.00 r 6052978.80 2173577.89 76.34 RECEIVERS R4 38.7 31.5 39.5 55.0 50.0 0.0 5.00 r 6052777.51 2173302.85 14.00 RECEIVERS R5 42.1 28.3 40.3 55.0 50.0 0.0 5.00 r 6052646.37 2173456.79 20.54 Point Source(s) Name M.ID Result. PWL Lw / Li Operating Time K0 Height Coordinates Day Evening Night Type Value norm.Day Special Night X Y Z (dBA)(dBA)(dBA)dB(A)(min)(min)(min)(dB)(ft)(ft)(ft)(ft) POINTSOURCE AC01 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052714.72 2173447.12 26.07 POINTSOURCE AC02 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052712.10 2173444.25 26.07 POINTSOURCE AC03 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052709.67 2173441.32 15.32 POINTSOURCE AC04 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052707.29 2173438.69 13.00 POINTSOURCE AC05 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052720.83 2173442.43 26.68 POINTSOURCE AC06 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052718.40 2173439.19 26.07 POINTSOURCE AC07 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052715.98 2173436.37 26.07 POINTSOURCE AC08 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 r 6052714.02 2173433.91 26.07 POINTSOURCE AC09 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 g 6052572.62 2173224.40 39.06 POINTSOURCE AC10 79.0 79.0 79.0 Lw 79 675.00 0.00 270.00 0.0 4.00 g 6052581.99 2173217.27 39.06 POINTSOURCE TRASH01 89.0 89.0 89.0 Lw 89 150.00 0.00 45.00 0.0 5.00 r 6052791.67 2173369.96 14.00 Line Source(s) Name M.ID Result. PWL Result. PWL'Lw / Li Operating Time Moving Pt. Src Height Day Evening Night Day Evening Night Type Value norm.Day Special Night Number Speed (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)dB(A)(min)(min)(min)Day Evening Night (mph)(ft) LINESOURCE VEHICLEMOVEMENTS 67.9 60.1 58.8 48.2 40.4 39.0 PWL-Pt 68.4 228.0 38.0 28.0 15.0 3 Name Height Coordinates Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft) LINESOURCE 3.00 r 6052771.04 2173380.75 12.00 9.00 6052819.76 2173435.31 12.00 9.00 6052821.71 2173438.14 12.00 9.00 6052823.16 2173441.26 12.00 9.00 6052824.07 2173444.58 12.00 9.00 6052824.39 2173448.01 12.00 9.00 6052824.13 2173451.44 12.00 9.00 6052823.30 2173454.77 12.00 9.00 6052821.91 2173457.92 12.00 9.00 6052820.00 2173460.78 12.00 9.00 6052817.64 2173463.29 12.00 9.00 6052814.89 2173465.35 12.00 9.00 6052811.83 2173466.92 12.00 9.00 6052808.55 2173467.95 12.00 9.00 6052741.81 2173478.18 12.00 9.00 6052712.10 2173494.75 15.41 12.41 6052631.23 2173539.08 18.54 15.54 Area Source(s) Name M.ID Result. PWL Result. PWL''Lw / Li Operating Time Day Evening Night Day Evening Night Type Value norm.Day Special Night (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)dB(A)(min)(min)(min) AREASOURCE DECK 95.8 95.8 95.8 72.1 72.1 72.1 Lw 95.8 900.00 0.00 0.00 Name Height Coordinates Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft) AREASOURCE 6052518.27 2173213.00 40.00 11.19 6052591.55 2173297.28 40.00 2.46 6052601.33 2173289.14 40.00 2.46 6052563.26 2173222.77 40.00 9.27 6052547.38 2173195.90 40.00 2.46 Barrier(s) Urban Crossroads, Inc.105 521 Name M.ID Absorption Z-Ext.Cantilever Height Coordinates left right horz.vert.Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft)(ft)(ft)(ft) BARRIERS HVAC BARRIER 6.00 a 6052704.65 2173438.02 6.00 9.00 6052714.57 2173449.63 6.00 22.07 6052725.97 2173443.20 6.00 35.15 6052714.43 2173430.28 6.00 15.13 Building(s) Name M.ID RB Residents Absorption Height Coordinates Begin x y z Ground (ft)(ft)(ft)(ft)(ft) BUILDING BUILDING00001 x 0 35.00 r 6052593.59 2173310.31 37.46 2.46 6052704.34 2173438.57 37.46 9.00 6052744.65 2173404.36 37.46 2.46 6052755.23 2173416.78 37.46 6.72 6052767.04 2173407.01 37.46 4.35 6052755.84 2173394.59 37.46 4.88 6052795.54 2173360.39 37.46 9.00 6052691.11 2173238.65 37.46 9.00 6052614.76 2173305.42 37.46 2.46 6052607.64 2173297.69 37.46 2.46 BUILDING BUILDING00003 x 0 21.00 r 6052557.67 2173423.58 29.60 8.60 6052577.21 2173456.89 29.60 16.60 6052652.02 2173414.65 29.60 15.54 6052676.21 2173441.45 29.60 15.54 6052617.59 2173473.83 29.60 17.57 6052605.31 2173455.96 29.60 9.00 6052582.05 2173467.69 29.60 17.38 6052608.29 2173509.18 29.60 19.09 6052711.19 2173450.38 29.60 10.56 6052644.94 2173373.34 29.60 2.46 BUILDING BUILDING00004 x 0 21.00 r 6052459.41 2173246.19 36.54 15.54 6052501.63 2173321.99 36.54 10.86 6052515.30 2173324.20 36.54 8.78 6052533.80 2173311.74 36.54 9.75 6052535.21 2173306.51 36.54 10.89 6052544.05 2173301.28 36.54 11.29 6052548.68 2173307.72 36.54 9.41 6052568.38 2173296.66 36.54 6.61 6052566.77 2173293.64 36.54 9.00 6052572.81 2173289.62 36.54 6.30 6052502.43 2173208.39 36.54 12.36 6052464.84 2173228.90 36.54 10.88 BUILDING BUILDING00005 x 0 29.00 r 6052624.35 2173140.38 38.00 9.00 6052711.73 2173242.37 38.00 9.00 6052737.80 2173218.59 38.00 22.07 6052652.71 2173118.89 38.00 6.10 6052624.64 2173135.22 38.00 6.97 BUILDING BUILDING00006 x 0 30.00 r 6052654.43 2173119.18 35.73 5.73 6052760.14 2173243.80 35.73 14.82 6052776.76 2173228.90 35.73 2.46 6052703.99 2173143.24 35.73 9.70 6052723.76 2173126.34 35.73 10.26 6052707.43 2173108.29 35.73 10.10 6052688.24 2173123.19 35.73 9.88 6052673.34 2173108.86 35.73 2.46 BUILDING BUILDING00007 x 0 30.00 r 6052766.16 2173251.25 46.74 16.74 6052837.21 2173333.47 46.74 22.07 6052840.36 2173331.18 46.74 22.07 6052850.67 2173342.64 46.74 20.78 6052863.85 2173331.18 46.74 9.00 6052783.64 2173237.21 46.74 2.46 BUILDING BUILDING00002 x 0 22.00 r 6052508.69 2173212.28 35.06 13.06 6052585.99 2173302.79 35.06 2.46 6052612.52 2173279.77 35.06 2.46 6052613.54 2173281.40 35.06 2.46 6052657.11 2173243.33 35.06 2.46 6052588.70 2173166.17 35.06 2.46 Urban Crossroads, Inc.106 522 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study APPENDIX 10.1: CONSTRUCTION NOISE LEVEL CALCULATIONS 107 523 2510 PCH Mixed-Use Development Noise Impact Analysis 12954-09 Noise Study This page intentionally left blank 108 524 12965 CadnaA Noise Prediction Model: 12954_08 Construction.cna Date: 02.06.20 Analyst: B. Lawson Receiver Noise Levels Name M.ID Level Lr Limit. Value Land Use Height Coordinates Day Night CNEL Day Night CNEL Type Auto Noise Type X Y Z (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)(ft)(ft)(ft)(ft) RECEIVERS R1 50.7 50.7 57.3 80.0 0.0 0.0 5.00 r 6052692.57 2173531.02 27.07 RECEIVERS R2 56.7 56.7 63.4 80.0 0.0 0.0 5.00 r 6052823.27 2173513.99 45.60 RECEIVERS R3 51.3 51.3 58.0 80.0 0.0 0.0 5.00 r 6052978.80 2173577.89 76.34 RECEIVERS R4 63.6 63.6 70.2 80.0 0.0 0.0 5.00 r 6052777.51 2173302.85 14.00 RECEIVERS R5 41.8 41.8 48.5 80.0 0.0 0.0 5.00 r 6052646.80 2173457.34 20.54 Area Source(s) Name M.ID Result. PWL Result. PWL''Lw / Li Operating Time Day Evening Night Day Evening Night Type Value norm.Day Special Night (dBA)(dBA)(dBA)(dBA)(dBA)(dBA)dB(A)(min)(min)(min) SITEBOUNDARY SITEBOUNDARY00001 101.5 101.5 101.5 65.2 65.2 65.2 Lw"65.2 Name Height Coordinates Begin End x y z Ground (ft)(ft)(ft)(ft)(ft)(ft) SITEBOUNDARY 8.00 r 6052609.14 2173141.31 10.46 2.46 6052500.82 2173203.63 13.06 5.06 6052712.46 2173450.81 23.54 15.54 6052762.86 2173422.42 15.31 7.31 6052795.85 2173460.93 17.00 9.00 6052848.58 2173430.68 17.00 9.00 6052792.32 2173365.11 17.00 9.00 6052798.20 2173361.73 17.00 9.00 6052726.59 2173278.23 17.00 9.00 Building(s) Name M.ID RB Residents Absorption Height Coordinates Begin x y z Ground (ft)(ft)(ft)(ft)(ft) BUILDING BUILDING00003 x 0 21.00 r 6052557.67 2173423.58 29.60 8.60 6052577.21 2173456.89 29.60 16.60 6052652.02 2173414.65 29.60 15.54 6052676.21 2173441.45 29.60 15.54 6052617.59 2173473.83 29.60 17.57 6052605.31 2173455.96 29.60 9.00 6052582.05 2173467.69 29.60 17.38 6052608.29 2173509.18 29.60 19.09 6052711.19 2173450.38 29.60 10.56 6052644.94 2173373.34 29.60 2.46 BUILDING BUILDING00004 x 0 21.00 r 6052459.41 2173246.19 36.54 15.54 6052501.63 2173321.99 36.54 10.86 6052515.30 2173324.20 36.54 8.78 6052533.80 2173311.74 36.54 9.75 6052535.21 2173306.51 36.54 10.89 6052544.05 2173301.28 36.54 11.29 6052548.68 2173307.72 36.54 9.41 6052568.38 2173296.66 36.54 6.61 6052566.77 2173293.64 36.54 9.00 6052572.81 2173289.62 36.54 6.30 6052502.43 2173208.39 36.54 12.36 6052464.84 2173228.90 36.54 10.88 BUILDING BUILDING00005 x 0 29.00 r 6052624.35 2173140.38 38.00 9.00 6052711.73 2173242.37 38.00 9.00 6052737.80 2173218.59 38.00 22.07 6052652.71 2173118.89 38.00 6.10 6052624.64 2173135.22 38.00 6.97 BUILDING BUILDING00006 x 0 30.00 r 6052654.43 2173119.18 35.73 5.73 6052760.14 2173243.80 35.73 14.82 6052776.76 2173228.90 35.73 2.46 6052703.99 2173143.24 35.73 9.70 6052723.76 2173126.34 35.73 10.26 6052707.43 2173108.29 35.73 10.10 6052688.24 2173123.19 35.73 9.88 6052673.34 2173108.86 35.73 2.46 BUILDING BUILDING00007 x 0 30.00 r 6052766.16 2173251.25 46.74 16.74 6052837.21 2173333.47 46.74 22.07 6052840.36 2173331.18 46.74 22.07 6052850.67 2173342.64 46.74 20.78 Urban Crossroads, Inc.109 525 Name M.ID RB Residents Absorption Height Coordinates Begin x y z Ground (ft)(ft)(ft)(ft)(ft) 6052863.85 2173331.18 46.74 9.00 6052783.64 2173237.21 46.74 2.46 Urban Crossroads, Inc.110 526 Attachment No. PC 6 Affordable Housing Implementation Plan – Springbrook Reality Advisors dated July 9, 2020 527 INTENTIONALLY BLANK PAGE528 2510 W. COAST HIGHWAY/2530 WEST COAST HIGHWAY AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION RESUBMITTED JULY 9, 2020 Prepared by 529 2510 W. COAST HIGHWAY/2530 WEST COAST HIGHWAY AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION RESUBMITTED JULY 9, 2020 Project Description & Affordability Level The developer, 2510 W. Coast Hwy LLC and 2510 W. Coast Hwy Eat LLC (collectively “Developer”) is proposing the 2510 W. Coast Highway/2530 W. Coast Highway mixed-use development (described herein as “2510 W. Coast Highway”) on a .98 net acre site located in the Mariner’s Mile area. The site is located South of the intersection of Tustin Avenue and West Coast Highway. The Newport Beach General Plan designates the project site as Mixed-Use Horizontal and the zoning is Mixed-Use H1-MM. The site is currently developed with retail uses, including boat sales facilities. The development will consist of 35 residential units and 11,266 square feet of commercial space. The Mixed-Use H1-MM Zoning requires a Floor Area Ratio between .25 and .5 for non-residential uses and a minimum lot area of 1,631 square feet per residential unit. This results in the following requirements: Non residential minimum s.f. of 10,750 and maximum of 21,500 s.f. Maximum of 26 residential units (before applying density bonus) Eligibility for Density Bonus The 2510 W. Coast Highway development will provide 3 units affordable to Very Low Income households, 11% of the Base Units as described in Table 1 on the next page. This will comply with the provisions of Government Code Section 65915 applicable to a 35% density bonus. Rents for the Very Low Income units will be computed in accordance with Health and Safety Code Sec. 50053, as required by Government Code Section 65915(c)(1). Density Bonus Computation and Term of Affordability The density bonus computation for the project per Government Code Section 65915 is shown in Table 1 on the next page: 530 2510 West Coast Highway Affordable Housing Plan July 9, 2020 2 Table 1 Density Bonus Computation The Developer intends to operate the apartment project as a rental community. The 3 Very Low Income units will remain rent restricted for a minimum of 55 years, per Government Code Section 65915(c)(1). Reduction in Parking The 2510 W. Coast Highway development meets the criteria of subdivision (b) of Government Code Sec. 65915 and Section 20.32.030 of the City’s Zoning Code by providing more than five percent (5%) of the total units of a housing development (excluding any units permitted by the density bonus awarded pursuant to that section) for Very Low Income households. Government Code Section 65915(p) and Section 20.32.040 of the City’s Zoning Code provides the following: (1) Upon the request of the developer, no city, county, or city and county shall require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivision (b), that exceeds the following ratios: a. Zero to one bedrooms: one onsite parking space. b. Two to three bedrooms: two onsite parking spaces. (2) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subdivision, a development may provide “onsite parking” through tandem parking or uncovered parking, but not through street parking. Table 2 on the next page is a summary of Government Code Sec. 65915 parking requirements vs. spaces to be provided: Project Area 42,821 s.f. Minimum Lot Area Per Unit 1,631 s.f. Allowable Residential Units Before Density Bonus (Base Units)26 Eligible Density Bonus (35%)10 Density Bonus Utilized 9 Total Units 35 531 2510 West Coast Highway Affordable Housing Plan July 9, 2020 3 Table 2 Parking Requirements The Developer requests that parking requirements be calculated in accordance with Government Code Sec. 65915(p). Development Incentive Request Pursuant to Government Code Section 65915(d)(1) and Section 20.32 of the City’s Zoning Code, the Developer is entitled to two concessions or incentives as a result of providing at least eleven percent (11%) of the units as affordable for Very Low Income households. The Developer requests the following development incentive: Section 20.32.070 of the City’s Zoning Code provides that “Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole.” Developer requests that the 3 Very Low Income units be provided utilizing the following unit mixes: Table 3 Unit Mix Unit Type Studio 10 1.0 10 1 BR 16 1.0 16 2 BR 9 2.0 18 Total Parking Stalls Required - Residential Units 35 1.3 44 Parking Provided for Auto Showroom 13 Total Parking Stalls Required 57 Total Parking Stalls Provided 58 Total Stalls Per Gov. Code Number of Units Stalls/Unit Per Gov. Code Unit Type Total Units Total Affordable Units Studio 10 2 1 Bedroom 16 1 2 Bedroom 9 0 Total 35 3 532 2510 West Coast Highway Affordable Housing Plan July 9, 2020 4 As required by Government Code Sec. 65915(d)(1)(A) this incentive will result in identifiable and actual cost reductions to provide for the affordable rents to be set in accordance with Government Code Sec. 65915(c)(1). The Developer reserves the right to request the second incentive or concession in the future. Development Standards Waiver Request Government Code Sec. 65915(e)(1) provides that a city or county may not apply any development standard (including height limits) that will have the effect of physically precluding the construction of a density bonus project at the density permitted under the density bonus statute. The Mixed-Use H1-MM zoning specifies a maximum height of 26 ft. from the established grade (increased to as much as 50 ft. under certain conditions), for a roof with less than a 3/12 roof pitch. The maximum height for the 2510 W. Coast Highway development above the established grade is 35 ft., including required parapet walls. In accordance with Government Code Sec. 65915(e)(1) the Developer requests that a waiver be granted for the 2510 W. Coast Highway development to permit a 35’3” maximum height. Without this waiver, the project will not be able to accommodate the additional units permitted by the Zoning Code and Government Code Sec. 65915. Income Limits and Examples of Eligible Tenants for Affordable Homes Very Low Income Households are defined as households whose gross income does not exceed 80% of area median income, adjusted for household size. Table 4 below shows the maximum income limits for 2020 (effective through Spring 2021) as determined by the U.S. Department of Housing and Urban Development and the California Department of Housing and Community Development (“HCD”) for Very Low Income households with household sizes appropriate for the 2510 W. Coast Highway development: Table 4 Maximum Income Limits Household Size Very Low Income Units Maximum Annual Income - 2020/21 1 Person $44,850 2 Person 51,250 3 Person 57,650 , 533 2510 West Coast Highway Affordable Housing Plan July 9, 2020 5 Higher income limits apply to larger families; those families however are not considered to be a target market for 2510 W. Coast Highway, where the unit mix for the affordable homes is anticipated to consist of studios and one-bedroom apartment homes. The 3 affordable homes that Developer will provide will be rented to eligible Very Low Income Households. As shown in Table 4, Very Low Income Households includes incomes ranging from $44,850 per year for a one-person household to $57,650 per year for a three-person household. As such this could include retail and food service industry employees, certain City employees, school district employees, health care professionals, and other occupations which provide needed services to our community. In order to provide opportunities to workers to live in one of the affordable homes, the City could provide guidelines providing for acceptance of applications on a priority basis from classes of individuals who qualify under the income limits in effect. The guidelines could provide for priority treatment for local residents, City employees, employees of the local school district, and other categories identified by the City for priority treatment. Rental Rate Limits for Affordable Homes The 3 Very Low Income units shall be rented at an affordable rent calculated in accordance with the provisions of Section 50053 of the Health and Safety Code. Section 50053 of the Health and Safety Code limits affordable rent to 30% of total income for a Very Low Income household, as calculated in Table 5 below. That section also requires that the rent for a studio unit assumes a one-person household for rent calculation purposes and a one-bedroom unit assumes a two-person household. The rents calculated are then adjusted by a utility allowance as determined annually by the County of Orange Housing & Community Services Department. As of October 1, 2019, the reduction for the utility allowance is $119.00 per month for a studio unit and $132.00 per month for a one-bedroom unit. The utility allowance utilized assumes gas cooking, space heating, and water heating, as well as electricity, water, and sewer, and trash fees which will be paid by the tenant. The maximum rent levels for 2020 are shown in Table 5 below: Table 5 Maximum Rents by Bedroom Count The Developer will enter into an affordable housing agreement, in recordable form, with the City prior to obtaining the first building permit for any residential unit. That agreement will ensure that the maximum rents for the affordable apartment homes will be calculated using the methodologies as utilized in Table 5. The rental rates shown will be updated prior to the Bedrooms Maximum Annual Rent Maximum Monthly Rent Utility Allowance Affordable Rent Studio $10,815 $901 $119 $782 1 Bedroom 12,360 1,030 132 898 534 2510 West Coast Highway Affordable Housing Plan July 9, 2020 6 commencement of rental activities and on an ongoing basis to reflect then current income limits, utility allowances, and any changes in applicable regulations and statutes. Unit Mix, Design, and Location of Affordable Homes While the exact location of each of the affordable homes within the 2510 W. Coast Highway development has not yet been determined, the affordable homes will be spread throughout the development to avoid concentration of affordable homes in any area. As required by Section 20.32.070 of the City’s Zoning Code, the affordable homes shall be comparable in the facilities provided and in the quality of construction and exterior design to the market rate homes. Requested City of Newport Beach Assistance Financial Assistance Developer is not requesting any direct financial assistance from the City of Newport Beach for this project. 535 From:Anita Rovsek To:Planning Commissioners Subject:2510 PCH Date:Saturday, January 16, 2021 7:48:23 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am respectfully asking you to postpone any decision making on this project until community outreach has been done. The community deserves to know the scope and full details of any project being considered. The views from park are a community asset. In the sake of transparency the community needs to be apprised of the project. Kindest Regards, Anita Rovsek Newport Beach Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Elaine Linhoff To:Planning Commissioners Subject:2510 PCH Date:Sunday, January 17, 2021 3:35:35 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please postpone the hearing on the project known as 2510 PCH. The public HAS NOT HAD TIME TO REVIEW IT. WITH COVID 19 VACCINE BECOMING AVAILABLE IT SEEMS LIKE A RUSH TO APPROVE BEFORE THE P[IBLIC HAS A CHANCE TO REACT. Elaine Linhoff 1760 E. OCEAN BLVD/ Newport Beach Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Liz Barman To:Planning Commissioners Subject:35 luxury apartments and car show room Date:Sunday, January 17, 2021 3:39:59 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please postpone the proposed 35 luxury apartments and car showroom meeting that will block views of the charming Newport Beach bay. I believe it is important for the planning commission & residents of Newport Beach to have a better understanding on how such a project ( if true) could impact our charming Newport Beach resort community. Sincerely, Liz Barman Sent from my iPhone Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:John Carlos Rowe To:Planning Commissioners Subject:2510 PCH Project Date:Sunday, January 17, 2021 3:41:13 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We ask that you request public comment on this project, which is scheduled for January 21, 2021. No one in the neighborhood has heard of it before. It impacts the view from John Wayne Park and the quality of life of those living above PCH on Kings Rd and Cliff Dr. This should not be approved without public comment. Thank you, John Rowe (700 Kings Rd/ Newport Beach 92663) Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Lynn Lorenz To:Planning Commissioners Cc:Avery, Brad; Brenner, Joy Subject:Transparency Date:Sunday, January 17, 2021 3:43:54 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. It is rumored that the city is planning a 35 unit luxury apartment complex near Tustinand PCH although important informationabout this project has not been shared with the community. This shows a total lack of respect for the residents of theHeights and Cliffhaven. There is an auto showroom planned as well, once again without residents’ input. These projects will impact views and traffic. For those reasons we ask that you postpone action on this complexuntilneighbors have hada chance to weigh in on it. Thank you,Respectfully yours,Lynn Lorenz434 Redlands AveNewport Beach Sent from my iPhone Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Jeanne Fobes To:Planning Commissioners Cc:NewportHeightsCliffhaven Subject:2510 West Coast Highway Mixed Use Project et al Date:Sunday, January 17, 2021 4:45:14 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Mr. Chairman and Planning Commissioners: Please do not approve this egregious development---a building with 35 apartments; a luxurycar showroom!!!! And all this immediately below our neighborhood's dear little John Wayne Park and our much-loved Newport Theater Arts Center. We have lived here in Newport Heights for fifty years! That little park is part of our lives. Countless are the times that we have sat on one of the benches there and enjoyed the exquisiteviews, LOVING where we live!! Until this pandemic hit, we never missed a performance at the theater. Three days' notice we have!! During the Time of Covid!! Please reject this proposaloutright!! If that is not feasible, at least postpone the upcoming hearing until residents have been apprised by the developer of the necessary details of this huge development that willimpinge on the beauty of our neighborhood. Thank you. Jeanne and Stephen Fobes    Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Gregory Cox To:Planning Commissioners Subject:2510 West Coast Highway Mixed Use Project (PA2019-249), Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, Tentative Parcel Map No.NP2020-013 Date:Sunday, January 17, 2021 4:51:36 PM Attachments:image001.png [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Mr. Chairman, I request a continuance of this Agenda Item given the inadequate period for public review (3 work days), combined with the impact of the COVID -19 virus and security threats surrounding the Presidential inauguration which have severely limited my ability to participate in these proceedings. I request this hearing be conducted as a Study Session providing the opportunity for 1) the Applicant to explain his goals and objectives and how he sees this project satisfying our City General Plan, Municipal Code, Local Coastal Program and integrating into the community; and 2) for Staff to provide a detailed analysis to support statements made in the Staff Report and its recommendations to this Commission that I do not understand. The City’s guiding light is identified by the intent of the certified Local Coastal Program. “To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views …” and to “Protect and encourage facilities that serve marine-related businesses and industries”. I disagree with staff’s conclusions and recommendations. I believe this project is inconsistent with the General Plan, Municipal Code, Local Coastal Program does not qualify for a Class 32 Categorical Exemption. Please deny the project. Thank you Best, Grégory  Grégory Pierre Cox Vice President of Development and External Relations | Pacific Symphonyt: (714) 876-2398 | m: (310) 882-8259 | e: GCox@PacificSymphony.org Charlie and Ling Zhang Center for Musical Arts and Education 17620 Fitch, Suite 100 | Irvine, CA 92614Reception: (714) 755-5788 | Tickets: (714) 755-5799 PacificSymphony.org | facebook | instagram | twitter | youtube Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Janet To:Planning Commissioners Subject:2510 pch Date:Sunday, January 17, 2021 5:05:52 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. As a concerned resident I would like notice and an opportunity to be heard regarding the above project. Janet Stemler 212 kings pl Sent from my iPhone Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:NewportHeightsCliffhaven To:Planning Commissioners Subject:Fwd: 2510 West Coast Highway Mixed Use Project et al Date:Sunday, January 17, 2021 5:23:28 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. ---------- Forwarded message --------- From: Jeanne Fobes <jeannefobes@gmail.com>Date: Sun, Jan 17, 2021 at 4:45 PM Subject: 2510 West Coast Highway Mixed Use Project et alTo: <planningcommissioners@newportbeachca.gov> CC: NewportHeightsCliffhaven <NewportHeightsCliffhaven@gmail.com> Mr. Chairman and Planning Commissioners: Please do not approve this egregious development---a building with 35 apartments; a luxury car showroom!!!! And all this immediately below our neighborhood's dear little John WaynePark and our much-loved Newport Theater Arts Center. We have lived here in Newport Heights for fifty years! That little park is part of our lives.Countless are the times that we have sat on one of the benches there and enjoyed the exquisite views, LOVING where we live!! Until this pandemic hit, we never missed a performance atthe theater. Three days' notice we have!! During the Time of Covid!! Please reject this proposal outright!! If that is not feasible, at least postpone the upcoming hearing until residents havebeen apprised by the developer of the necessary details of this huge development that will impinge on the beauty of our neighborhood. Thank you. Jeanne and Stephen Fobes    Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Judy Weightman To:Planning Commissioners Subject:Public Comment Form v2.docx Date:Sunday, January 17, 2021 5:33:49 PM Attachments:Public Comment Form v2.docx [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender andknow the content is safe. I regret I did not have the time to draft a letter of my own. My concerns and feelings are statedsuccinctly in the document attached. Please allow those of us who live near this item to be betterinformed and to understand the implications. Please let us see the drawings please let us in on this.Sincerely, Judy Weightman Sent from my Smart –iPhone– But spoken rather than keyboarded so miss spellings and miss speaks are my bad! Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) January 20, 2021 Mr. Chairman, Members of the Commission Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249), Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, Tentative Parcel Map No. NP2020-013 Mr. Chairman, I request a continuance of this Agenda Item given the inadequate period for public review (3 work days), combined with the impact of the COVID -19 virus and security threats surrounding the Presidential inauguration which have severely limited my ability to participate in these proceedings. I request this hearing be conducted as a Study Session providing the opportunity for 1) the Applicant to explain his goals and objectives and how he sees this project satisfying our City General Plan, Municipal Code, Local Coastal Program and integrating into the community; and 2) for Staff to provide a detailed analysis to support statements made in the Staff Report and its recommendations to this Commission that I do not understand. The City’s guiding light is identified by the intent of the certified Local Coastal Program. “To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views …” and to “Protect and encourage facilities that serve marine-related businesses and industries”. I disagree with staff’s conclusions and recommendations. I believe this project is inconsistent with the General Plan, Municipal Code, Local Coastal Program does not qualify for a Class 32 Categorical Exemption. Please deny the project. Thank you Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Robert Haaga To:Planning Commissioners Subject:2510 PCH Date:Sunday, January 17, 2021 5:35:08 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.  January 20, 2021 Mr. Chairman, Members of the Commission Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249), Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019- 054, Site Development Review No. SD2019-003, Tentative Parcel Map No.NP2020-013Mr. Chairman, I request a continuance of this Agenda Item given theinadequate period for public review (3 work days), combined with the impact of the COVID -19 virus and security threats surrounding the Presidential inauguration which have severely limited my ability to participate in these proceedings. I request this hearing be conducted as a Study Session providing the opportunity for 1) the Applicant to explain his goals and objectives and how he sees this project satisfying our City General Plan, Municipal Code, Local Coastal Program and integrating into the community; and 2) for Staff to provide a detailed analysis to support statements made in the Staff Report and its recommendations tothis Commission that I do not understand. The City’s guiding light is identified by the intent of the certified Local Coastal Program. “To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views …” and to “Protect and encourage facilities that serve marine-related businesses and industries”. I disagree with staff’s conclusions and recommendations. I believe this project is inconsistent with the General Plan, Municipal Code, Local Coastal Program does not qualify for a Class 32 Categorical Exemption. Please deny the project. Thank you Robert J. Haaga Realtor Pacific Sotheby’s International Realty m (562)-439-0111 Over 28 years of experience DRE# 00993744 Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Peggy Palmer To:Planning Commissioners Cc:Dept - City Council; Nancy Barfield; Patrick Gormley; Charles Klobe; Jim Mosher; marcDido@aol.com; Margo O"Connor; Marjaneh Afkhami Subject:2510 PCH Project Date:Sunday, January 17, 2021 6:39:45 PM Attachments:Responsible Develooper .docx95B77C49-60AF-445E-8CFC-99580BD09318.png96F9CA81-2F9F-4AA1-B511-10DB441913CB.pngA827664F-3606-4259-8D33-EEBE0A4F98DA.png [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Honorable Chair Weigand and Planning Commissioners, On behalf of our neighbors and residents, we ask that the 2510 PCH project be postponed. The public has not had the opportunity to review the project and the developer has continued to act in bad faith and appears to be taking advantage of the current pandemic; this is an inappropriate opportunity. On behalf of our neighbors and concerned citizen, I ask that that the 2510 PCH project be postponed, until further analysis, EIR and a community outreach meeting be conducted. Thank you for your consideration, Peggy V. Palmer Looking at the bay view now for the public to enjoy views Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) Irresponsible Owner’s Vision An oxymoron moron to have luxury showroom below three "low-income” apartments. Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) Being a responsible developer also means being a good neighbor to the surrounding communities, along the1.3 mile scenic corridor known as Mariner’s Mile. This area is surrounded by the neighborhoods of Bayshores, Lido Isle, Newport Heights and Cliff Haven. Mariner’s Mile is the main street that connects all of these special villages. To ensure transparency and to build relationships with community members, an open an honest dialogue needs to take place. Developers should start a conversation and strengthen community relations early in the process by integrating themselves into the neighborhood and seeking input from residents and community associations, community leaders, and municipal government officials. Developers can leave a positive mark on the community. It involves connecting with local people, municipalities, and neighboring businesses to add value to the area. The newly proposed 2510 PCH Development and its developer are proceeding in a haphazard manner with disarray of apartments, car showroom, requesting height variances that will impact significant views from a public park, as well as, giving less than a seven day notification to the surrounding neighbors. It appears that City Staff has grossly been an enabler, as the 2510 PCH plans were not on the City’s website, eventually the project plans were obtained by a concerned citizen. The Planning Commission Meeting notification was electronically emailed out Saturday at 6:30 AM on January 16, 2021 and with Monday being a holiday in honor of Martin Luther King, means that concerned citizens have less than 48 hours to repudiate this project, which will be heard this Thursday on January 21, 2021 at 6:30 PM. 32 apartments, (three low-income), for a total of 35 apartments and one expensive car showroom whilst violating priceless public views, what could any responsible resident possibly wish for along this scenic corridor along Mariner’s Mile? If this is a preview of how this particular developer and City Staff will covertly move forward with the upcoming Newport Village project, we as citizens must continue to be vigilant. These nonsensical projects will have the potential to alter our neighborhoods forever; it is obvious that we need to be very concerned about the process and further demand transparency from our elected officials. Peggy V. Palmer Newport Beach Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:michael steel To:Planning Commissioners Subject:Continuance of Development Permit No. CD2019-062 Date:Sunday, January 17, 2021 6:43:36 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. January 20, 2021 Mr. Chairman, Members of the Commission Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249), Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019- 054, Site Development Review No. SD2019-003, Tentative Parcel Map No.NP2020-013 Mr. Chairman, I request a continuance of this Agenda Item given theinadequate period forpublic review (3 work days), combined with the impact of the COVID -19 virus and security threats surrounding the Presidential inauguration which have severely limited my ability to participate in these proceedings. I request this hearing be conducted as a Study Session providing the opportunity for 1) the Applicant to explain his goals and objectives and how he sees this project satisfying our City General Plan, Municipal Code, Local Coastal Program and integrating into the community; and 2) for Staff to provide a detailed analysis tosupport statements made in the Staff Report and its recommendations to this Commission that I do not understand. The City’s guiding light is identified by the intent of the certified Local CoastalProgram. “To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views …” and to “Protect and encourage facilities that serve marine-related businesses and industries”. I disagree with staff’s conclusions and recommendations. I believe this project is inconsistent with the General Plan, Municipal Code, Local Coastal Program does not qualify for a Class 32 Categorical Exemption. Please deny the project. Thank you Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Lynn Swain To:Planning Commissioners Subject:2519 West Coast Highway project Date:Sunday, January 17, 2021 8:05:04 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. January 20, 2021 Mr. Chairman, Members of the Commission Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249), Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019- 054, Site Development Review No. SD2019-003, Tentative Parcel Map No.NP2020-013 Mr. Chairman, We request a continuance of this Agenda Item given the inadequate period forpublic review (3 work days), combined with the impact of the COVID -19 virus and security threats surrounding the Presidential inauguration which have severely limited our ability to participate in these proceedings. We request this hearing be conducted as a Study Session providing the opportunity for 1) the Applicant to explain his goals and objectives and how he sees this project satisfying our City Municipal Code, Local Coastal Program and integrating into the community; and 2) for Staff to provide a detailed analysis to support statementsmade in the Staff Report and its recommendations to this Commission that we do not understand. Hopefully, you will listen to what the residents want, better than you did with theShell Car Wash on the corner of Jamboree and San Joaquin Hills Road, where you approved a project that would change the general plan and give away 15 more feet of our land, to build a Car Wash in our backyards! This Planning Commission seems to be uninterested in what their constituents needs and wants are. Please deny the project for the sake of our City! Thank you, Carl and Lynn Swain 7 Rue Marseille Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Russell Symonds To:Planning Commissioners Subject:2510 PCH apartment and showroom project Date:Sunday, January 17, 2021 8:50:13 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To whom this may concern, Please postpone the Thursday, 21st of January hearing for the 2510 PCH apartment and showroomproject until the residents have more information. Sincerely, Russell Symonds Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Gene Brooks To:Planning Commissioners Subject:2510 PCH Project Hearing Date:Sunday, January 17, 2021 9:12:12 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. As a long time resident of Newport Beach , I urge you to postpone the upcoming Jan 21, 2021 hearing on the proposed 2510 PCH Project to a later date so all Newport Beach residents can learn more about this proposed project . I have discussed this with most of my neighbors and they ,too, would like to learn more about this project before any hearing on the matter is scheduled . Thank you for your considering the welfare of the residents of Newport Beach . Brian Brooks Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Denys Oberman To:Planning Commissioners Cc:pvpalmer@icloud.com; dho@obermanassociates.com Subject:FW: Proposed Project ref 2510/2530 West Pacific Coast Hwy-COMMENTS FOR THE PUB LIC RECORD Date:Monday, January 18, 2021 10:29:09 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.     Regards, Denys H. Oberman, CEO OBERMAN Strategy and Financial Advisors 2600 Michelson Drive, Suite 1700Irvine, CA 92612Tel (949) 476-0790Cell (949) 230-5868 Fax (949) 752-8935 Email: dho@obermanassociates.com CONFIDENTIALITY NOTICE: The documents accompanying this transmission contain confidential information belonging to the sender which is legally privileged. The information is intended only for the use of the individual or entity named above. If you arenot the intended recipient, you are hereby notified that any disclosure, copying, distribution or the taking of any action in relianceon the contents of this telecopied information is strictly prohibited. If you have received this transmission in error, please notify usimmediately at 949/476-0790 or the electronic address above, to arrange for the return of the document(s) to us.   From: Denys Oberman <dho@obermanassociates.com>  Sent: Monday, January 18, 2021 10:27 AM To: planningcommission@newportbeachca.gov Cc: dho@obermanassociates.com Subject: Proposed Project ref 2510/2530 West Pacific Coast Hwy-COMMENTS FOR THE PUB LIC RECORD   Members of the Planning Commission:   We understand that you will be reviewing a project proposed for a Mixed Use Development, known as 2510 at this week’s Planning Commission meeting.   The project is stated to include: An Auto Showroom; Residential Units; and a small Office use.   Our Comments follow:   1. The specific project comes as a surprise to the Community. There has been no public outreach Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) by the Developer or the City. A reasonable opportunity to interact with the Developer, and also make thoughtful review and comment is needed . This is particularly important the ongoing issue with spot zoning- like approvals, Along Mariners Mile and the entire Coastal zone. Citizens have asked for years for diligent development of a Specific Plan to address development along Mariners Mile.   Mariners Mile area is severely constrained in terms of its infrastructure, and ability to accommodate significant intensification. In addition to ingress/egress from current uses and planned development, there is a significant safety concern along this stretch of PCH involving both autos and bicycles.   We ask that the Commission take a leadership role and direct staff to provide Refresh so the Commission and all stakeholders can clearly see what development plans are already in process along Mariners Mile, evaluate what their benefits and impacts are, providing the City and constituents with an updated profile for intelligent review and decision-making. This should be completed and available to al before ANY further developments are reviewed and approved.   2. The proposed project includes Residential units, including 3 affordable units, which we commend given the City’s stated need to plan for additional housing stock . This area already has a concentration of Auto showrooms. We question if it is appropriate to add yet one more----overconcentration without clear benefit? We question the merits of 750 sq ft of Office space. What does this lend to a project of this type and scale. It would be helpful to know what the Developer has in mind.   3. The proposed project includes a Height variance. The proposed Height would block the views, and is not consistent with the intent of Coastal parameters. Any variance should be subject to careful study and public process.   4. Lastly, where is the Developer? There has been no Community outreach.     Deferring further consideration of this proposed project is only fair and reasonable. Thank you.   Denys H. Oberman Resident and Community Stakeholder ………………………………………………………….. ( NOTE THE ABOVE COMMENTS DO NOT REFLECT THE POSITION OF THE REFERENCED COMPANY,BELOW.)         Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249)   Regards, Denys H. Oberman, CEO OBERMAN Strategy and Financial Advisors 2600 Michelson Drive, Suite 1700Irvine, CA 92612Tel (949) 476-0790Cell (949) 230-5868 Fax (949) 752-8935 Email: dho@obermanassociates.com CONFIDENTIALITY NOTICE: The documents accompanying this transmission contain confidential information belonging to the sender which is legally privileged. The information is intended only for the use of the individual or entity named above. If you arenot the intended recipient, you are hereby notified that any disclosure, copying, distribution or the taking of any action in relianceon the contents of this telecopied information is strictly prohibited. If you have received this transmission in error, please notify usimmediately at 949/476-0790 or the electronic address above, to arrange for the return of the document(s) to us.   Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Denny To:Planning Commissioners Subject:I URGE YOU TO POSTPONE 2510 PCH Date:Monday, January 18, 2021 10:51:37 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I urge you to put off voting on the project referred to as 2510 PCH until there is more information as to what views it will block from the park. This view is one that is used throughout the year and to block it would be unconscionable. Denise K. Newcomer (Bayshores) Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Claudette Buckley To:Planning Commissioners Subject:New project Date:Monday, January 18, 2021 11:42:56 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please postpone the meeting for the project proposal for PCH and Tustin Ave. Locl residents have had no information on this project that seems to be pushing forward. We live close by and would be truly affected by more dense development! Thank you. Claudette Buckley Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Peggy Palmer To:Planning Commissioners Cc:Dept - City Council Subject:2510 PCH Project Date:Monday, January 18, 2021 12:30:32 PM Attachments:Responsible Developer.docxScreen Shot 2021-01-17 at 2.43.37 PM.pngScreen Shot 2021-01-16 at 3.46.52 PM.png [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender andknow the content is safe. Dear Planning Commissioners, Please see my letter regarding the 2510 PCH project.Below are a picture taken from John Wayne Park and an illustration of the applicant’s project. At this time, I am requesting that the applicant articulate the proposed structure, as to not blockpublic views from John Wayne Park; thus, postponing the upcoming hearing. There was no community outreach to the public and in my opinion, the applicant is moving forwardin "bad faith” with the surrounding community. Peggy V. Palmer Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) Being a responsible developer also means being a good neighbor to the surrounding communities, along the1.3 mile scenic corridor known as Mariner’s Mile. This area is surrounded by the neighborhoods of Bayshores, Lido Isle, Newport Heights and Cliff Haven. Mariner’s Mile is the main street that connects all of these special villages. To ensure transparency and to build relationships with community members, an open an honest dialogue needs to take place. Developers should start a conversation and strengthen community relations early in the process by integrating themselves into the neighborhood and seeking input from residents and community associations, community leaders, and municipal government officials. Developers can leave a positive mark on the community. It involves connecting with local people, municipalities, and neighboring businesses to add value to the area. The newly proposed 2510 PCH Development and its developer are proceeding in a haphazard manner with disarray of apartments, car showroom, requesting height variances that will impact significant views from a public park, as well as, giving less than a seven day notification to the surrounding neighbors. It appears that City Staff has grossly been an enabler, as the 2510 PCH plans were not on the City’s website, eventually the project plans were obtained by a concerned citizen. The Planning Commission Meeting notification was electronically emailed out Saturday at 6:30 AM on January 16, 2021 and with Monday being a holiday in honor of Martin Luther King, means that concerned citizens have less than 48 hours to repudiate this project, which will be heard this Thursday on January 21, 2021 at 6:30 PM. 32 apartments, (three low-income), for a total of 35 apartments and one expensive car showroom whilst violating priceless public views, what could any responsible resident possibly wish for along this scenic corridor along Mariner’s Mile? If this is a preview of how this particular developer and City Staff will covertly move forward with the upcoming Newport Village project, we as citizens must continue to be vigilant. These nonsensical projects will have the potential to alter our neighborhoods forever; it is obvious that we need to be very concerned about the process and further demand transparency from our elected officials. Peggy V. Palmer Newport Beach Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) Attachment available until Feb 17, 2021 From:Peggy Palmer To:Planning Commissioners Cc:Dept - City Council Subject:John Wayne Park Date:Monday, January 18, 2021 12:35:36 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chair Weigand and Honorable Planning Commissioners, The following video was taken last week and illustrates the importance of the views from John Park and should be regarded as precious and take the precedence over three apartment units,slated for low-income. Thank you, Peggy V. Palmer Click to Download IMG_3814.MOV 56 MB Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:browsbyjulie To:Planning Commissioners Subject:cocerned resident and business owner Date:Monday, January 18, 2021 1:13:44 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I'm a native Newport Beach resident and businesses owner at 2400 West Coast hwy. I feel this is sneaky to push your agenda trough without hearing from The resident andbusinesses owners of Mariners Mile. I urge you to give us more time to notify more people of the project you're bringing to theplanning commission. Thank youJulie prouty Brows by Julie Sent from my Verizon, Samsung Galaxy smartphone Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Steven Anenberg To:Planning Commissioners Cc:Protect Mariner"s Mile Subject:2510 PCH Date:Monday, January 18, 2021 1:43:00 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Honorable Commissioners, It has come to my attention that there is a big development on the agenda that is up for approval at 2510 PCH.. Itseems that there has not been very much publicity concerning this and I feel it should be postponed until the residents of Newport Beach know more what this is all about. I am not opposed to development but Newport Residents have to have a say in what we allow in our beautiful city.Development should not be at the expense of losing views and congesting our city more than it is now. Thank you for your consideration, Steven B. Anenberg Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Norm Beres To:Planning Commissioners Subject:Objection to 2510 West Coast Highway Mixed-Use Project Date:Monday, January 18, 2021 2:42:41 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Norman Beres & Colleen Rafferty 5 Park Place Newport Beach, CA 92663 January 18, 2021 Mr. Chairman, Members of the Commission City of Newport Beach Planning Commission SUBJECT: 2510 West Coast Highway Mixed Use Project, Project File #: PA2019-249,Coastal Development Permit #: CD 2019-062, Conditional Use Permit #: UP2010-054, SiteDevelopment Review # SD2019-003 and Tentative Parcel Map # NP2020-013. We are registering our strong objection and our challenge to the above mixed-usedevelopment project, based upon the following and request you deny this project: 1. VIEW OBSTRUCTION: The proposed project is located directly in ourhome’s (5 Park Place) view corridor. At a height of 35 feet, we believe it will limitand/or eliminate our existing extended view of Newport Harbor from our home’sfirst and second floors and potentially our third floor. Newport’s Mixed-UseZoning Code Chap. 20.22 specifically states that the maximum height for a MU-MM development be 26 feet with a flat roof, less than 3/12 pitch. 2. INCREASED TRAFFIC & NOISE: This project will potentially introduce atleast 50 additional parking spaces and automobiles from the 35 residential unitsplus the Auto Showroom as well as increased traffic to both West Coast Highwayand the street in front of our home, Avon Avenue. This increase in traffic andnoise will negatively affect us, as well as the residential properties and communityof Newport Heights. Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) 3. REDUCTION OF PRIVACY & QUIET ENVIRONMENT: The buildingheight may reduce our privacy with the bank of windows for the 35 units looking into our home. With the number of residential units proposed, an increase of lightsand glare would be significant at night, disrupting our quiet evenings and ability to sleep. Our peaceful, private, and exclusive neighborhood that we have lived in for25 years, will be negatively affected. 4. SAFETY CONCERNS: One entrance to John Wayne Park on Cliff Drive isfrom the stairs located on the east side of Avon Avenue. Pedestrians and children walk daily on Avon Avenue and up and down these stairs to use the park. Increased automobile traffic on this short dead-end street of Avon is a safety hazard and concern. 5. REDUCTION OF OUR PROPERTY VALUE: The above items and the proposed project will substantially reduce the value of our home at 5 Park Place,Newport Beach. Will the city of Newport Beach and/or the developer reimburse the lost property value of our home? How will we be compensated? 6. INTEGRITY OF MARINERS MILE: The proposed project will change the integrity of the area from a seaside village feel to a large residential/condominiumcommercial environment. Respectfully, Norman A. Beres & Colleen T. Rafferty Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Brian Alters To:Planning Commissioners Cc:Kim BeDell (cell); Protect Mariner"s Mile Subject:2510 PCH -- Urgent Date:Monday, January 18, 2021 3:33:35 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dr. Brian Alters, Ph.D. & Dr. Kim BeDell, M.D.309 Signal Road, Newport Beach, 92663  January 18, 2021   Dear Planning Commissioners,  Please postpone the hearing concerning 2510 PCH (35 apartments and a luxury car showroom)until we residents have more information. Of particular concern is John Wayne Park view obstruction.   Thank you for your consideration.  Respectfully,  Drs. Alters & BeDell Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Dana Anderson To:Planning Commissioners Subject:2510 PCH Date:Monday, January 18, 2021 3:36:55 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please hold off on voting for this project until the residence can have time to review the impact of the area. Thank you Dana Anderson 340 Catalina Drive Newport Beach , 92663 Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:SANDRA L AYRES To:Planning CommissionersCc:Avery, BradSubject:2510 PCH Date:Monday, January 18, 2021 4:10:47 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.  Dear Honorable Planning Commissioners, I don’t believe it is in the City Staff's report that the 2510 PCH project will also eliminate public views from the Cliff Drive Park.This loss of public right needs to be taken into consideration in the requested approval process, as two parks will be impacted - both John Wayne and Cliff Drive. Property rights in our City are important and supported. Loss of citizens' quality of life while asking for Variances and Conditions is not a right or good trade off for our future. There has been no public outreach or education about this project - not to mention required development studies. Approving this project on Jan 21 will create much public outcry during an already contentious time in our politics.  Where has the planning and community input for the entirety of Mariners Mile gone?? Thank you,Sandra Ayres  Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:charlene murphy To:Planning Commissioners Subject:2510 PCH Date:Monday, January 18, 2021 4:49:13 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We have just learned that the Planning Commission will meet the 21st to vote on the 2510 project. There has not been any community outreach and it appears to be secretly being "pushed" through this week's Planning Commission Meeting on Thursday. This project will have such a negative impact on our city and forever change Mariners Mile. This project will also eclipse public views from John Wayne Park, a special park, where friends and families meet for picnics and a special place to watch both the Christmas Parade and the Old Glory Boat Parade. Please postpone the upcoming hearing - at least until the developer can provide the necessary details to the residents. Residents need more information. We are for private property rights, but altering priceless views from public parks, should be protected. Rick & Charlene Murphy 2552 Vista Dr Dan & Sarah Good 2841 Bayshore Dr Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Adam Miller To:Planning Commissioners Subject:2510 West Coast Highway Mixed Use Project (PA2019-249) Date:Monday, January 18, 2021 5:21:20 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. January 20, 2021 Mr. Chairman, Members of the Commission Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249), Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, Tentative Parcel Map No. NP2020-013 Mr. Chairman and Commissioners, I request a continuance of this Agenda Item given the inadequate period for public review (3 work days), combined with the impact of the COVID -19 virus and security threats surrounding the Presidential inauguration which have severely limited my ability to participate in these proceedings. I request this hearing be conducted as a Study Session providing the opportunity for 1) the Applicant to explain his goals and objectives and how he sees this project satisfying our City General Plan, Municipal Code, Local Coastal Program and integrating into the community; and 2) for Staff to provide a detailed analysis to support statements made in the Staff Report and its recommendations to this Commission that I do not understand. The City’s guiding light is identified by the intent of the certified Local Coastal Program. “To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views …” and to “Protect and encourage facilities that serve marine-related businesses and industries”. Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) I disagree with Staff’s conclusions and recommendations. I believe this project is inconsistent with the General Plan, Municipal Code, Local Coastal Program and does not qualify for a Class 32 Categorical Exemption. Please continue or deny the project. Thank you, Adam Miller 610 Tustin Ave Newport Beach, CA 92663 Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:dudjan@pacbell.net To:Planning Commissioners Subject:2510 PCH Proposed Project Date:Monday, January 18, 2021 6:14:23 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. An email alert is being passed around the neighborhoods of Newport Heights and Cliffhaven regarding this project. I would be one of those potentially impacted in that I regularly enjoy both John Wayne Park and the Kings Road Park and their wonderful views of the bay and ocean. I can’t tell if this project would impact the view from the Park, other than PCH itself, which is not a problem, might even block out some of the noise. But it’s difficult to tell without knowing the height of the project or if it’s higher back away from the street and lower towards the front of the street, which also would not be a problem. But the main point of my letter is that the views from those parks of both bay and ocean must be protected, they are precious and very popular with locals and other inland residents that come for the sunsets and views of Catalina. Dudley Johnson 801 Cliff Drive Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Aspasia Zouras To:Planning Commissioners Subject:2510 and 2530 West Coast Highway, Newport Beach development/construction project - PLEASE REJECT PLANS/PROPOSAL Date:Tuesday, January 19, 2021 7:14:29 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Newport Beach Planning Commissioners, I understand that you are considering approving the construction and development of a large apartment building and car show room on PCH at 2510 and 2530 West Coast Highway,Newport Beach, CA. I implore you to consider the ramifications of approving this build/construction/plan. While I appreciate and understand the need to develop and update communities, this particular area ofNewport Beach has charm and is unique from other areas because planning has been relational with the activities of the local community and visitors and the buildings are low-profile. I oppose building tall buildings (such as what you are planning) in this area because I believeNewport Beach leadership needs to preserve the views of the harbor from both John Wayne Park and Cliff Drive Park and to ensure that a larger variety of people can enjoy theunobstructed views (sunsets, Catalina Island, and harbor). Many families, friends, and folks from a variety of communities (local and surrounding) visit these parks so that they can gettogether safely and build relationships with each other. It is not fair to have a tall building that will block those views and only provide the views to those living in the proposed apartments. I believe that the planning commission needs to consider how we can help multiplecommunities enjoy the area and how many residents will be affected by this tall building. In our day and age, we need to think more about where people can gather to build a sense ofcommunity and enjoy nature and the outdoors. It is imperative for our long-term mental and physical health. Especially now with Covid19, a global pandemic, you should be safeguarding open areas withviews and ambience so that people can be outside and communicating in a safe, relaxing, beautiful environment. Please use your wisdom and appreciation for Newport Beach’s charm and community healthand do NOT approve this tall apartment building that will block the views for many residents and visitors. It will change the feeling of this waterfront area forever and we will never get itback. Sincerely, Aspasia Zouras Residing at 2812 Broad Street, Newport Beach, CA. Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Dennis Bress To:Planning Commissioners; Dept - City Council Subject:City of Newport Beach :: 2510 PCH Project :: Please we need more transparency and community input on this project Date:Tuesday, January 19, 2021 9:32:07 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Hello Planning commission and City of Newport Beach Council, I have been following this project and I am asking you give the community more time and more input to review all aspects of this project. In order to meet RHNA numbers we will have to think outside the box for sure and this project with its density and 35 units could play a role, but we need more time to review. I request a continuance of this Agenda Item given the inadequate period for public review and input. Can you please postpone the process / approval and let us engage with you on this important project. Working together we can come up with a plan. #TeamWork Thank you. Best Regards, Dennis Bress Jr.Resident Newport Beach Mobile : 714-878-1276 Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Carol Martini To:Planning Commissioners Subject:25110 PCH Project Date:Tuesday, January 19, 2021 10:31:47 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Newport Beach Planning Commission, I am very concerned that this 35 apartments and luxury car showroom is secretly being pushed through this week's planning commission meeting. I am asking that this hearing being postponed until the developer can provide necessary details to the residents. We don't need nor want a big project on PCH in Newport Beach. Thank you. Carol Martini 1815 Highland Drive Newport Beach, CA 92660 Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Ned McCune To:Planning Commissioners Subject:2510 West Coast Highway Date:Tuesday, January 19, 2021 10:34:15 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Commissioners, Allow me to add my voice to the sentiments and reasons set forth below by Patrick Gormley. The proposal needs more time for study. Ned McCune, owner, 2700 WCH (Mariners Mile Square) Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Sharon To:Planning Commissioners Subject:2510 PCH Date:Tuesday, January 19, 2021 11:05:38 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. This project does not appear to have had community input. Since will effect Newport Beach residents, views from public parks as well as homes, the community should be included in the planning process. Is the opportunity for input planned before final approvals are granted? Sent from Mail for Windows 10 Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:tony@seasiderealtyandinvestments.com To:Planning Commissioners Subject:Objection to 2510 West Coast Highway Mixed-Use Project Date:Tuesday, January 19, 2021 11:20:34 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.     Antony and Kathleen Shaw 204 Tustin Ave(home) and 124 Tustin Ave(adjacent commercial building) Newport Beach, CA 92663   January 19, 2021   Mr. Chairman, Members of the Commission City of Newport Beach Planning Commission   SUBJECT: 2510 West Coast Highway Mixed Use Project, Project File #: PA2019-249, Coastal Development Permit #: CD 2019-062, Conditional Use Permit #: UP2010-054, Site Development Review # SD2019-003 and Tentative Parcel Map # NP2020-013.   We are registering our strong objection and our challenge to the above mixed-use development project, based upon the following and request you deny this project:   1.  VIEW OBSTRUCTION:  The proposed project is located in our home’s (204 Tustin Ave) view corridor.  At a height of 35 feet, we believe it will limit and/or eliminate our existing extended view of Newport Harbor from our home’s second and third floors.  Newport’s Mixed-Use Zoning Code Chap. 20.22 specifically states that the maximum height for a MU-MM development be 26 feet with a flat roof, less than 3/12 pitch. 2. INCREASED TRAFFIC & NOISE:  This project will potentially introduce at least 50 additional parking spaces and automobiles from the 35 residential units plus the Auto Showroom as well as increased traffic to both West Coast Highway and the street adjacent to our home and commercial building, Avon(that is currently not a 2 lane road).  This increase in traffic and noise will negatively affect us, as well as the residential properties and community of Newport Heights.  Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) 3. REDUCTION OF PRIVACY & QUIET ENVIRONMENT:  The building height may reduce our privacy with the bank of windows for the 35 units looking into our home.  With the number of residential units proposed, an increase of lights and glare would be significant at night, disrupting our quiet evenings and ability to sleep. Our peaceful, private, and exclusive neighborhood that we have lived in for 25 years, will be negatively affected. 4. SAFETY CONCERNS:  One entrance to John Wayne Park on Cliff Drive is from the stairs located on the east side of Avon Avenue.  Pedestrians and children walk daily on Avon Avenue and up and down these stairs to use the park.  Increased automobile traffic on this short dead-end street of Avon is a safety hazard and concern. 5. REDUCTION OF OUR PROPERTY VALUE:  The above items and the proposed project will substantially reduce the value of our home at 204 Tustin Ave, Newport Beach.  Will the city of Newport Beach and/or the developer reimburse the lost property value of our home?  How will we be compensated? 6. INTEGRITY OF MARINERS MILE: The proposed project and architecture, will change the integrity of the area from a seaside village feel to a large residential/condominium boxy commercial environment.    Respectfully, Antony and Kathleen Shaw         Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Carol Anne Dru To:Planning Commissioners Subject:Hello Date:Monday, January 18, 2021 1:41:06 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Can you please hold off on making any decisions until we can get all the information???? Carol Anne Dru 420 Kings Road Newport Beach, CA 92663 Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Linda Helfrich To:Planning Commissioners Subject:Objection to 2510 W.Coast Highway Date:Tuesday, January 19, 2021 12:25:03 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Mr. Chairman, Members of the Commission City of Newport Beach Planning Commission We are writing to express our grave concern regarding the 2510 PCH project and the overall Newport Village development. We are shocked that a project of this size has gotten this far in the planning and approval process without public awareness and input. Mariners Mile is an integral asset to Newport Beach and a defining representation of our city. It is imperative that the community have complete transparency of this project because of the substantial impact it will have on the community. Here are just a few of the many concerns that need to be addressed and presented to the community before moving forward. 1. INCREASED TRAFFIC AND PUBLIC SAFETY-Living in the neighborhood I have witnessed the great increase in traffic. In particularly, Tustin avenue is a narrow street which is two way and impossible to drive up with cars parked. The development will greatly impact this street which will lead to car and pedestrian accidents. Also, the stop light on Tustin and PCH is extremely short and I have viewed numerous cars run the red light and almost hit pedestrians. This project will create a very dangerous environment and these issues must be addressed before moving forward. 2. REDUCTION OF PRIVACY AND QUIET ENVIRONMENT. During the Covid time, people have really enjoyed the park and the beautiful views provided to the whole community. This development will effect these views that have been enjoyed by so many for years. In addition, the increased traffic will contribute to noise pollution. PCH is extremely busy and becoming a very dangerous street. People who live here enjoy walking and biking to the beach and this increase in traffic will have grave consequences to the safety of citizens. 3. TRANSPARENCY- We just became aware of the extensiveness of this development. Many people have no idea this project even exists! We believe it is just getting pushed through the planning process without proper evaluation. This is tragic for our community. Do we want Mariners Mile to become a high end car dealership? Is that what the community wants for the general plan and our beautiful community? We do not believe so. For these reasons and many more, I am requesting that the approval of this project be postponed until all these vital issues have been addressed and made public to the community. We must not let one developer dictate and define what is Newport Beach and Mariners Mile. Regards from lifelong residents, Peter and Linda Helfrich 212 Tustin Avenue Newport Beach Sent from my iPad Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Russell Cook To:Planning Commissioners Subject:Proposed project at 2510 PCH Date:Tuesday, January 19, 2021 1:41:46 PM Attachments:Public Comment Form v2.docx [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To whom it may concern, Please postpone the hearing on the proposed project on 2510 PCH until there is further transparency. Thank you. Newport Heights resident since 2007 Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) January 20, 2021 Mr. Chairman, Members of the Commission Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249), Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, Tentative Parcel Map No. NP2020-013 Mr. Chairman, I request a continuance of this Agenda Item given the inadequate period for public review (3 work days), combined with the impact of the COVID -19 virus and security threats surrounding the Presidential inauguration which have severely limited my ability to participate in these proceedings. I request this hearing be conducted as a Study Session providing the opportunity for 1) the Applicant to explain his goals and objectives and how he sees this project satisfying our City General Plan, Municipal Code, Local Coastal Program and integrating into the community; and 2) for Staff to provide a detailed analysis to support statements made in the Staff Report and its recommendations to this Commission that I do not understand. The City’s guiding light is identified by the intent of the certified Local Coastal Program. “To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views …” and to “Protect and encourage facilities that serve marine-related businesses and industries”. I disagree with staff’s conclusions and recommendations. I believe this project is inconsistent with the General Plan, Municipal Code, Local Coastal Program does not qualify for a Class 32 Categorical Exemption. Please deny the project. Thank you Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Bob Richey To:Planning Commissioners Cc:Tina Baker (tinabaker02@gmail.com) Subject:Project Date:Tuesday, January 19, 2021 2:03:03 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. January 20, 2021 Mr. Chairman, Members of the Commission Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249), Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, Tentative Parcel Map No. NP2020-013 Mr. Chairman, I request a continuance of this Agenda Item given the inadequate period for public review (3 work days), combined with the impact of the COVID -19 virus and security threats surrounding the Presidential inauguration which have severely limited my ability to participate in these proceedings. I request this hearing be conducted as a Study Session providing the opportunity for 1) the Applicant to explain his goals and objectives and how he sees this project satisfying our City General Plan, Municipal Code, Local Coastal Program and integrating into the community; and 2) for Staff to provide a detailed analysis to support statements made in the Staff Report and its recommendations to this Commission that I do not understand. The City’s guiding light is identified by the intent of the certified Local Coastal Program. “To ensure that any development in the coastal zone preserves and enhances coastal resources; protects and enhances coastal views …” and to “Protect and encourage facilities that serve marine-related businesses and industries”. I disagree with staff’s conclusions and recommendations. I believe this project is inconsistent with the General Plan, Municipal Code, Local Coastal Program does not qualify for a Class 32 Categorical Exemption. Please deny the project. Thank you Bob & Tina Richey 2331 Cliff Drive, N.B. Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) Bob Richey RCR Enterprises, LP 17450 Mt. Herrmann Street, Suite D Fountain Valley, Ca. 92708 Bob.richey@rcrcompanies.com Cell # 951 288 8555 Planning Commission - January 21, 2021 Item No. 3a Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Dorothy Kraus To:Planning Commissioners Subject:Agenda Item No. 3, 2510 West Coast Highway Mixed Use Project (PA2019-249) Date:Tuesday, January 19, 2021 3:20:28 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Chair Weigand and Commissioners, When I saw this item on the PC agenda and realized it was on Mariner’sMile, I assumed it was the inland portion of the Newport Village project. I’m pretty good at monitoring what’s going on in our fair city but this one caught me completely off guard. It really came out of nowhere! I’m unaware of any outreach to the community by the applicant or staff. On top of that, the staff report is over 500 pages and it’s a holiday on Monday, and I asked myself why a separate study session wasn’t scheduled. Wouldn’t that be much more efficient, allowing the public tograsp all that this project represents, ask questions, get answers, and hopefully then garner public support that is critical for anything having to do with Mariner’s Mile? It also appears to me that there is a severe lack of conclusive analyses. For example, specifically how is the project “compliant” with the “Mariner’s Mile Strategic Framework and Design”? That is a fairly bold statement to advance. What are the public open space requirements for this Mixed-Useproject? Where are the amenities that one usually sees in a Mixed-Use project? “Complete Streets” is a concept that is mentioned in this report somewhere, but haven’t seen any mention as to how the “complete streets” concept is addressed? What was the criteria for determining thatan 8,000+ sq ft luxury car showroom is compatible with the surroundingcommunity? Can these luxury cars be test driven on PCH and/or Avon? They’ll be a driveway into the residential portion of the project from PCH and Avon. Why isn’t the PCH two-way driveway sufficient to avoid trafficnoise and fumes within close proximity to residences on Avon? I assumedelivery trucks, trash trucks, and service vehicles will also be using Avon. The concept that views are protected is controversial. I’ve seen pictures that are contrary to the applicant’s claims. These are only a fraction ofitems that need further explanation and detail. Therefore, I respectively request that this item be pulled from the January 21, 2021 Planning Commission agenda and that a separate study sessionbe scheduled. The staff report is 535 pages long and I feel it isunreasonable to expect the public to digest all of this material without more explanation by staff and the applicants starting with defining the goals and objectives of the project. Planning Commission - January 21, 2021 Item No. 3b Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) A separate study session gives the public a fair shake at understanding the degree to which “2510 W PCH” integrates with the community and its compatibility with the historical gateway to Newport Beach, Mariner’s Mile. Please pull this item from the current agenda and move it to a separateStudy Session at a future date. Thank you for your time and consideration. Sincerely, Dorothy Kraus   Scanned by McAfee and confirmed virus-free. Planning Commission - January 21, 2021 Item No. 3b Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Lauren Harvey To:Planning Commissioners Subject:Objection to 2510 W.Coast Highway Date:Tuesday, January 19, 2021 5:28:24 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I am writing with concern in regards to the 2510 PCH project and the overall Newport Village development. My concerns are that it will cause increased traffic, be a hindrance to publicsafety, it will cause a great deal of noise pollution, and I feel like this has been pushed through reviews and not brought to the public's attention in a proper manner. PCH is becoming acomplete traffic jam and I feel like we are losing the uniqueness and beauty of Newport that I grew up with. I have been a resident my entire life and now I am raising my children here andI am very concerned with the increased development. Thank you, Lauren Harvey Planning Commission - January 21, 2021 Item No. 3b Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Linda Heller To:Planning Commissioners Subject:2510 PCH Date:Tuesday, January 19, 2021 7:30:37 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Please postpone the upcoming hearing until the developer can provide the necessary details to the residents. Linds Heller 506 Aliso Ave.Newport Beach, CA Planning Commission - January 21, 2021 Item No. 3b Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Christopher MacDuff To:Planning Commissioners Subject:2510 & 2530 East Coast Highway Date:Tuesday, January 19, 2021 8:10:59 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. To whom it may concern, I am writing to voice my concern over the requested height variance. I am opposed to this request for an additional 25-36’+ foot height variance and want to urge the planning commission to not let our beautiful bay front turn in to the “next Miami”. I am all for thoughtful and tasteful renovations to older bay front buildings to continue to keep our city beautiful and owners/developers should have the ability to do renovations within reason. To double the height variance and block tax payers views is not what our city should be approving. The tax payers are what pay the city’s bills, not the developers. I am not in favor of developers maximizing their profits and doing what is best for them. Thanks for your consideration. Sincerely, Chris MacDuff 2812 Broad Street Planning Commission - January 21, 2021 Item No. 3b Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Nancy Barfield To:Planning Commissioners Cc:Brenner, Joy; Avery, Brad; Duffield, Duffy; Dixon, Diane Subject:2510 PCH project Date:Wednesday, January 20, 2021 7:54:47 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. I was not noticed on this build out at 2510 PCH. We live right on the Cliff in the corner . I oppose the project, as incase, what is low income mean? $1500 a month for 3 apartments?You don’t have enough property to cram more people and cars in a very bad congested corner already. The McClaren neighbors are not good for our neighborhood as they have test drives on Cliff Dr.. Yes, they are stilldriving there cars in our neighborhood. The other day someone went up Tustin Ave full speed ahead then turnedaround and came back down Tustin full speed. I watched the car as I was on a walk. WE have enough congestion in our neighborhood. Ensign is proof of what they did to get the teachers cars andstudents on campus for drop off because of the congestion on Cliff Dr and Irvine Ave.. The same owner that is trying to buildout 2510 just painted and entire office building and fence OBNOXIOUSBLUE. The entire roof and window trims are all blue. It looks like the Mariners Mile Blue Elephant. Lots of classfor Newport Beach. How embarrassing for our Mariners Mile that we are trying to preserve and supposedlybeautify. WE need your help immediately. Has Coastal Commission approved this project? STOP THIS PROJECT AND REGROUP THE BUILDER TO BE A FRIENDLY NEIGHBOR AND TO BEMORE CONSIDERATE OF MARINERS MILE. Nancy BarfieldVilla Real EstateMobile 714.271.0789 Planning Commission - January 21, 2021 Item No. 3b Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Judy Elmore To:Planning Commissioners Subject:2510 West Coast Hwy Mixed Use Project Date:Wednesday, January 20, 2021 10:55:41 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Mr. Chairman and Members of the Commission I would like to see a continuance of this agenda for more public input. There was very little notice and it seems to contain a lot of important property decisions which should allow for public input. Once variances are granted especially regarding height restrictions it can be hind sight that there will be an affect on public views. Please reconsider this for the present so the Heights residents can be aware of what is going to be going on along the coast. Judy Elmore Planning Commission - January 21, 2021 Item No. 3b Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:dave@earsi.com To:Planning Commissioners; Weigand, Erik Cc:Avery, Brad; mschneider@newportbeachca.gov. Subject:2510 WCH Mixed use Project (PA2019-249) Date:Wednesday, January 20, 2021 11:28:17 AM Attachments:2510 WCH Tanner 1-20-21 PC Comments.pdf [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chairman Weigand, I received word this item will be continued from tomorrows Planning Commission hearing to a future date. On that basis, I offer the following comments on the project. Thanks, Dave David J. Tanner 223 62nd Street Newport Beach, CA 92663 949 646-8958 home 949 233-0895 cell Notice of Confidentiality: This e-mail and any attachments thereto, is intended only for use by the address(s) named herein and may contain legally privileged and/or confidential information. If you are not the intended recipient of this e-mail, you are hereby notified that any dissemination, distribution or copying of this email, and any attachments thereto, is strictly prohibited. If you have received this e-mail in error, please notify me by e-mail by replying to this message and permanently delete the original and any copy of any email and any printout thereof. Planning Commission - January 21, 2021 Item No. 3b Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) January 20, 2021 Mr. Chairman, Members of the Commission Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249), Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, Tentative Parcel Map No. NP2020-013 Mr. Chairman, Thank you for this opportunity to provide comments on the project. My fellow residents and I don’t know much about the project, having only learned generally about the project 10 days ago and the details less than a week ago. We would like to learn more. I request the Planning Commission consider coordinating a study session(s) with the community to allow the applicant the opportunity to explain his goals, objectives and vision and how he sees this project integrating into the community; and I request a study session with Staff and the community to explain the intent of the City General Plan, Municipal Code, Local Coastal Program as it applies to the Mariners Mile and if requested, respond to questions about statements in the Staff Report we do not understand; Following the Study Session this project be brought back to the Commission for public comment and deliberation. I request Staff do the following:  Require the applicant to provide “worst case” visual simulations taken from Newport Bay and West Coast Highway looking inland; and from John Wayne Park/the Newport Theater Arts Center and Cliff Drive Park looking over the project site.  Explain what constitutes a significant visual impact.  The City Traffic Engineer explain the project’s effects combined with the effects of other projects on West Coast High and surrounding streets, businesses, pedestrian and cyclists; and to explain why the WCH roadway dedication is being required, the role of Caltrans and the City’s future plans for WCH.  Explain the status of the City’s marine industry and what impact this project and other proposed projects will have on the industry.  Explain how this and other proposed projects will change the character of the Mariners Mile. I believe this information and answers to these questions will prove beneficial to the public and helpful to this Commission. Thank you, David Tanner 223 62nd Street Newport Beach, CA 92663 Planning Commission - January 21, 2021 Item No. 3b Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) 1 Rodriguez, Clarivel Subject:FW: Newport Village's 2510 PCH Project From: Patrick Gormley <pfg1941@gmail.com>  Sent: Sunday, January 17, 2021 2:02:43 PM  To: Dept ‐ City Council <CityCouncil@newportbeachca.gov>; Brenner Joy <joybrenner@me.com>; Avery, Brad  <bavery@newportbeachca.gov>; O'Neill, William <woneill@newportbeachca.gov>; Dixon, Diane  <ddixon@newportbeachca.gov>; Duffield, Duffy <dduffield@newportbeachca.gov>; Blom, Noah  <NBlom@newportbeachca.gov>; Muldoon, Kevin <kmuldoon@newportbeachca.gov>; Weigand, Erik  <eweigand@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Lowrey, Lee  <llowrey@newportbeachca.gov>; Ellmore, Curtis <CEllmore@newportbeachca.gov>; Klaustermeier, Sarah  <sklaustermeier@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Rosene, Mark  <mrosene@newportbeachca.gov>  Cc: Jurjis, Seimone <sjurjis@newportbeachca.gov>; Campbell, Jim <JCampbell@newportbeachca.gov>; Nova, Makana  <MNova@newportbeachca.gov>; Leung, Grace <gleung@newportbeachca.gov>  Subject: Newport Village's 2510 PCH Project   [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.  Good Afternoon City Council and Planning Commission,   Working together, let’s imagine the possibilities to build a coastal city  for people to   enjoy now and in the future.  What’s the Hurry?   Not withstanding the Pandemic, why are Public Notice requirements not being properly followed prior to the January  21, 2021, Planning Commission Public Hearing for 2510 PCH Project?  Timeline:  Limited Public Notice sent out on January 16, 2021.  Monday, January 18 is Martin Luther King,  Jr. Holiday, Wednesday, January 20 is the Presidential Inauguration, Thursday is the Planning Commission hearing.  The  City Council and the Planning Commission must postpone the public hearing for 2510 PCH Project!  Mariner’s Mile is an indispensable seaside center linking the Peninsula, Lido Island, Lido Marine Village, Mariners Mile,  Balboa Island and Corona Del Mar villages and neighborhoods.  Its significance and impact must not  be undervalued.  The full scope of the Newport Village Development Proposal, including the 2510 PCH Project,  must meet community expectations and environmental requirements before approval.  Working together, let’s get it  right.  The full scope of the Newport Village Project's land use represents about one‐third of Mariner’s Mile and will  forever determine the future destiny of Mariner’s Mile.  The full size and significance of the Newport Village  Development, including the 2510 PCH Project, demands a thorough evaluation and must follow the normal process with  all the checks, balances, and safeguards, not be rushed through on a piecemeal basis.  Planning Commission - January 21, 2021 Item No. 3c Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) 2   Let’s slow down and do it right by allowing all Stakeholders to provide their perspectives.  This will assure that  the  City’s General Plan  vision, goals, and objectives will be achieved and will prevent a long lasting adverse  impact.  What is now occurring is clearly unacceptable and inconsistent with the intent of General Plan and the  Newport Beach Community’s expectations.  Let’s work together to optimize the outcome and maximize the benefits.    Before such significant investments, the City’s stewardship must build a community consensus among stakeholders and  a clear vision of what Mariner’s Mile can become to guide the transformation.  For such a substantial and consequential  development project, a wide and comprehensive public notice is the first step for developing a community consensus.  The General Plan process is intended to facilitate and shape the future of Newport Beach and Mariner’s Mile.     Patrick Gormley ઃ઄અ  Former President  Bayshores Community Association  Planning Commission - January 21, 2021 Item No. 3c Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:Campbell, Jim Subject:FW: Continuance Request - PA2019-249 (2510 W. Coast Hwy) Date:Wednesday, January 20, 2021 1:15:51 PM Attachments:image002.png Commissioners I wanted to let you know of the request for a continuance for Item No. 3 on this week’s agenda (below). JIM CAMPBELL Community Development Department Deputy Community Development Director jcampbell@newportbeachca.gov 949-644-3210 From: Matsler, Sean <SMatsler@coxcastle.com> Sent: Tuesday, January 19, 2021 5:39 PM To: Schneider, Matthew <MSchneider@newportbeachca.gov> Cc: Campbell, Jim <JCampbell@newportbeachca.gov>; Jurjis, Seimone <sjurjis@newportbeachca.gov> Subject: Continuance Request - PA2019-249 (2510 W. Coast Hwy) [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Matt, The applicant for Agenda Item #3 on the January 21, 2021 Planning Commission agenda (2510 W. Coast Hwy LLC and 2510 W. Coast Hwy Eat LLC) respectfully requests a continuance of that hearing to a date certain of February 4, 2021. In the interim, our hope is to work with City staff to coordinate a virtual community meeting with the neighbors. Thank you, Sean Sean Matsler Cox, Castle & Nicholson LLP 3121 Michelson Drive | Ste 200 | Irvine, CA 92612 direct: 949.260.4652 main: 949.260.4600 | fax: 949.260.4699 smatsler@coxcastle.com | vcard | bio | website This communication is intended only for the exclusive use of the addressee and may contain information that is privileged or confidential. If you are not the addressee, or someone responsible for delivering this document to the addressee, you may not read, copy or distribute it. Any unauthorized dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please call us promptly and securely dispose of it. Thank you. Planning Commission - January 21, 2021 Item No. 3c Additional Materials Received 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249) From:James & Nancy Turner To:Planning Commissioners Subject:please postpone the hearing. Date:Friday, January 22, 2021 6:09:15 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. We do not need any more building in this area- we residence need peace and quiet- and NO MORE BUILDING FOR BUSINESS. Thank you Nancy and james Turner Planning Commission - January 21, 2021 Item No. 3d Additional Materials Received After the Meeting 2510 & 2530 West Coast Highway Mixed Use Project (PA2019-249)